6170 Woodland Rd · Peachtree Corners, GA 30092

$169,999

2 bd · 1.5 ba · 1,190 sqft · Condo public records · 98 Days on market

Built 1974 $143/sqft · 18% below area Est $208k · 18% under $365/mo HOA · 22% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +15.0/15.0
• Cash flow +7.6/30.0
• 1% rule +4.7/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to The Woodlands, this lovely quiet community is located in the sought-after Peachtree Corners neighborhood. This 2-bedroom, 1.5 bath End Unit townhouse has been freshly painted throughout, including brand new carpet and newer laminate flooring on the main! This community is getting an updated pool and revitalized tennis courts, This property offers a large living/dining room combination, with a quaint kitchen including new appliances, and a half bathroom to complete the main level. There is a large open patio, perfect for outdoor entertaining! Upstairs includes two large bedrooms with good sized closets and a large connected bathroom with spacious vanity. The community is quiet, wooded, and includes a tennis court and pool. Very conveniently located to dozens of shops, restaurants, the Forum, and access to I-85 and I-285, this property provides a great value and convenient lifestyle opportunity! The home is also facing the NE with the rear facing SW.

Key facts

• Large open patio
• Updated pool
• New appliances

Tags

• PEACHTREE CORNERS NEIGHBORHOOD
• UPDATED POOL
• REVITALIZED TENNIS COURTS
• QUAINT KITCHEN
• NEW APPLIANCES
• LARGE OPEN PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $170k.

Deal economics

• At list price, monthly cash flow is $-206 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (21.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (3.1% below list).
• Recommended offer: $134k (21.4% below list) — sets the bar for cash-flow.
• Cap rate 4.8% vs local median 2.5% in Peachtree Corners — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#58 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, schools A-, housing A-; Watch: cost of living D, commute F, health & safety F.
• Gwinnett County (suburban): math 39% / reading 43% proficiency, ranked #32 of 174 in GA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 237 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Gwinnett County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $50k; list at $170k implies a 240% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $133,618 (21.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
11. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.97% ✗
• Cap rate: 4.84%
• Cash-on-cash: -5.19%
• DSCR: 0.77
• GRM: 8.6

CMA / ARV

• ARV (median comp): $208,083
• List price: $169,999
• Delta: -18.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.16% rent growth · sell at horizon

5-year hold

• IRR: -29.3%
• Equity multiple: 0.05×
• Total profit: $-45,010
• Equity at exit: $25,347

10-year hold

• IRR: -54.8%
• Equity multiple: -0.53×
• Total profit: $-72,893
• Equity at exit: $14,698

Cash invested: $47,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30092

• Rents YoY: 0.2%
• Active inventory: 237
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,647 high
• Mortgage (P&I): −$891
• Tax from tax record: −$179 /mo · $2,153/yr
• Insurance: −$71
• HOA: −$365
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $-206

Break-even live

Break-even rent $1,907

Max offer price $133,618

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6216 Overlook Rd NW Unit 6216 Norcross, GA	2.0	1.5	1350	$1,750	$1.30	44d	1	0.05mi
3680 Corners Mill Dr Norcross, GA	1.0–3.0	1.0–2.0	1216	$1,588	$1.31	1d	37	0.39mi
100 Wynfield Trce Peachtree Corners, GA	1.0–2.0	1.0–2.0	1075	$1,895	$1.76	2d	11	0.50mi
3383 Holcomb Bridge Rd Peachtree Corners, GA	2.0	2.0	1456	$1,700	$1.17	44d	1	0.51mi
3383 Holcomb Bridge Rd Peachtree Corners, GA	1.0	1.0	1063	$1,400	$1.32	44d	1	0.51mi
3383 Holcomb Bridge Rd Peachtree Corners, GA	2.0	2.0	1456	$1,650	$1.13	24d	1	0.51mi
3547 Peachtree Corners Cir Unit C Norcross, GA	2.0	2.5	1152	$1,500	$1.30	22d	1	0.56mi
6463 Klinect Ct Norcross, GA	2.0	2.5	1200	$1,900	$1.58	24d	1	0.61mi
6473 Klinect Ct Unit A Norcross, GA	2.0	2.5	1300	$1,600	$1.23	44d	1	0.61mi
6418 Meadow Rue Dr Peachtree Corners, GA	2.0	2.5	1240	$1,950	$1.57	4d	1	0.61mi
3325 Holcomb Bridge Rd Peachtree Corners, GA	2.0	2.0	1065	$1,360	$1.28	2d	1	0.61mi
3325 Holcomb Bridge Rd Peachtree Corners, GA	2.0	2.0	1065	$1,930	$1.81	13d	1	0.61mi
3325 Holcomb Bridge Rd Peachtree Corners, GA	1.0	1.0	748	$1,255	$1.68	44d	1	0.61mi
3600 Park Lake Ln Peachtree Corners, GA	1.0–2.0	1.0–2.0	993	$1,526	$1.54	1d	26	0.66mi
6348 Baker Ct Unit A Norcross, GA	2.0	2.5	1200	$1,595	$1.33	44d	1	0.66mi
6495 Bannor Ln Norcross, GA	2.0	2.5	1152	$1,580	$1.37	44d	1	0.69mi
3655 Westchase Village Ln Peachtree Corners, GA	1.0–3.0	1.0–2.0	1039	$1,496	$1.44	3d	20	0.71mi
3847 Moran Way Peachtree Corners, GA	2.0	2.5	1195	$1,399	$1.17	44d	1	0.72mi
3837 Moran Way Unit C Peachtree Corners, GA	2.0	2.5	1150	$1,750	$1.52	44d	1	0.72mi
3300 Hidden Cove Cir Peachtree Corners, GA	2.0	2.5	1296	$2,100	$1.62	19d	1	0.75mi
3500 Peachtree Corners Cir Peachtree Corners, GA	1.0–3.0	1.0–2.0	1034	$1,630	$1.58	2d	79	0.76mi
3369 Hidden Cove Cir Peachtree Corners, GA	2.0	2.5	1296	$2,000	$1.54	19d	1	0.79mi
3381 Hidden Cove Cir Peachtree Corners, GA	2.0	2.5	1296	$1,850	$1.43	4d	1	0.81mi
3341 Peachtree Corners Cir Peachtree Corners, GA	2.0	1.0–2.0	877	$1,783	$2.03	2d	36	0.86mi
3757 Meadow Creek Dr Peachtree Corners, GA	2.0	2.5	1400	$1,595	$1.14	44d	1	0.88mi
6520 Hillandale Dr Peachtree Corners, GA	1.0–3.0	1.0–2.5	1299	$1,428	$1.10	3d	42	0.92mi
3400 Peachtree Corners Cir Peachtree Corners, GA	3.0	1.0–2.0	975	$1,553	$1.59	2d	45	0.93mi
3876 Meadow Creek Dr Peachtree Corners, GA	3.0	3.0	1408	$2,150	$1.53	3d	1	0.97mi
3876 Meadow Creek Dr Peachtree Corners, GA	3.0	2.5	1408	$2,150	$1.53	24d	1	0.97mi
6520 Hillandale Dr Norcross, GA	1.0–3.0	1.0–2.5	1080	$1,563	$1.45	44d	29	0.97mi
6885 Jimmy Carter Blvd Norcross, GA	3.0	1.0–2.0	943	$2,053	$2.18	5d	15	1.03mi
1700 Hunter Ridge Ln Norcross, GA	1.0–3.0	1.0–2.0	942	$1,216	$1.29	2d	28	1.05mi
1 Ashley Lakes Dr Peachtree Corners, GA	2.0	1.0–2.0	1070	$1,310	$1.22	3d	14	1.11mi
3352 Chelsea Park Ln Norcross, GA	1.0–3.0	1.0–2.0	879	$1,366	$1.55	2d	32	1.15mi
5672 Peachtree Pkwy Peachtree Corners, GA	2.0	1.0–2.0	817	$2,650	$3.24	2d	16	1.18mi
3450 Jones Mill Rd Peachtree Corners, GA	3.0	1.0–2.0	884	$1,576	$1.78	2d	16	1.30mi
510 Guthridge Ct NW Norcross, GA	1.0–2.0	1.0–2.5	1140	$2,387	$2.09	2d	34	1.34mi

HOA detail condo

• Monthly dues: $365 · $4,380/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-18
   days on market $169,999 Active 98 DOM
2. 2026-06-18
   price $169,999 Active 97 DOM
3. 2026-06-17
   status $174,999 Active 97 DOM
4. 2026-06-17
   days on market $174,999 Active Under Contract 97 DOM
5. 2026-06-16
   days on market $174,999 Active Under Contract 96 DOM
6. 2026-06-15
   days on market $174,999 Active Under Contract 95 DOM
7. 2026-06-13
   statusdays on market $174,999 Active Under Contract 93 DOM
8. 2026-06-09
   days on market $174,999 Active 89 DOM
9. 2026-06-08
   days on market $174,999 Active 88 DOM
10. 2026-06-07
    days on market $174,999 Active 87 DOM
11. 2026-06-04
    days on market $174,999 Active 84 DOM
12. 2026-06-03
    days on market $174,999 Active 83 DOM
13. 2026-06-02
    days on market $174,999 Active 82 DOM
14. 2026-06-01
    days on market $174,999 Active 81 DOM
15. 2026-05-31
    days on market $174,999 Active 80 DOM
16. 2026-03-12
    listed $174,999 New 975-char remark

    Show marketing remark (975 chars)

    Welcome to The Woodlands, this lovely quiet community is located in the sought-after Peachtree Corners neighborhood. This 2-bedroom, 1.5 bath End Unit townhouse has been freshly painted throughout, including brand new carpet and newer laminate flooring on the main! This community is getting an updated pool and revitalized tennis courts, This property offers a large living/dining room combination, with a quaint kitchen including new appliances, and a half bathroom to complete the main level. There is a large open patio, perfect for outdoor entertaining! Upstairs includes two large bedrooms with good sized closets and a large connected bathroom with spacious vanity. The community is quiet, wooded, and includes a tennis court and pool. Very conveniently located to dozens of shops, restaurants, the Forum, and access to I-85 and I-285, this property provides a great value and convenient lifestyle opportunity! The home is also facing the NE with the rear facing SW.

17. 2026-03-12
    listed $174,999 Active 975-char remark

    Show marketing remark (975 chars)

    Welcome to The Woodlands, this lovely quiet community is located in the sought-after Peachtree Corners neighborhood. This 2-bedroom, 1.5 bath End Unit townhouse has been freshly painted throughout, including brand new carpet and newer laminate flooring on the main! This community is getting an updated pool and revitalized tennis courts, This property offers a large living/dining room combination, with a quaint kitchen including new appliances, and a half bathroom to complete the main level. There is a large open patio, perfect for outdoor entertaining! Upstairs includes two large bedrooms with good sized closets and a large connected bathroom with spacious vanity. The community is quiet, wooded, and includes a tennis court and pool. Very conveniently located to dozens of shops, restaurants, the Forum, and access to I-85 and I-285, this property provides a great value and convenient lifestyle opportunity! The home is also facing the NE with the rear facing SW.

18. 2026-01-20
    historical
19. 2026-01-20
    historical
20. 2026-01-02
    price $184,400
21. 2026-01-02
    price $184,400
22. 2025-10-12
    status Back On Market
23. 2025-10-12
    status Active
24. 2025-10-08
    historical Active Under Contract
25. 2025-10-08
    historical Active Under Contract
26. 2025-09-29
    status Back On Market
27. 2025-09-29
    status Active
28. 2025-09-17
    status Under Contract
29. 2025-09-08
    historical Active Under Contract
30. 2025-09-08
    historical Active Under Contract
31. 2025-08-19
    price $184,900
32. 2025-08-19
    price $184,900
33. 2025-07-25
    listed $187,500 Active
34. 2025-07-25
    listed $187,500 New
35. 1987-09-01
    soldstatus $50,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $2,153 · $179/mo
• Projected year-2 tax: $2,153 · $179/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,759
• − Mortgage interest: −$9,523
• − Property taxes: −$2,153
• − Insurance: −$850
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − HOA: −$4,380
• − Depreciation: −$4,945
• Taxable loss: −$5,253
• Est. tax savings @ 24.0%: +$1,261
• After-tax cash flow: $-1,211/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Gwinnett County
• NCES district ID: 1302550
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $62,416
• Composite: 36.5/100
• National rank: #4648
• State rank: #32 of 174 in GA

Livability — Peachtree Corners

• Score: 73/100
• State rank: #58
• US rank: #5470

Category grades

Amenities B+ Commute F Cost of living D Crime A+ Employment B+ Housing A- Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peachtree Corners, GA
• County: Gwinnett County · 952,346 people
• City population: 36,992
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 36,992
• Household income: $79,309
• Rent vs Own: 51.0% rent · 49.0% own
• Severe rent burden: 2823.0

Population outlook (Gwinnett County) Hauer SSP2

• Today (2025): 1,106,028 people
• By 2030: 1,211,414 · +9.5%
• By 2040: 1,422,277 · +28.6%
• By 2050: 1,623,204 · +46.8%
• By 2075: 2,105,240 · +90.3%
• By 2100: 2,443,321 · +120.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 46% Black 26% Hispanic / Latino 16% Asian 8% Two or more races 8%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Italian 3% Iranian 3% Slovak 2%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 15% Korean 2% Chinese 2%

Political lean MEDSL · Gwinnett

• 2024 margin: D (+16.5) · D 57.6% · R 41.1% · Other 1.2%
• 2008→2024 swing: +26.8pp toward D · 2008: -10.2pp · 2024: 16.5pp
• All cycles: 2024: D+16.5 2020: D+18.3 2016: D+5.8 2012: R+9.4 2008: R+10.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -187.15%
• Current HPI: 235.0655
• Rent YoY: ▲ 0.16%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

Industry mix (Fortune 500 HQ in GA)

Industry	F500 HQs	Revenue
▸Paper / Packaging	2	$29B
▸Retail	1	$160B
▸Transportation / Logistics	1	$91B
▸Airlines	1	$62B
▸Consumer Goods	1	$47B
▸Utilities	1	$25B

Price history

+250.0% since first listed

20 events — show timeline

• 2026-03-12 Listed $174,999 FMLS
• 2026-03-12 Listed $174,999 GAMLS
• 2026-01-20 Listing Removed — GAMLS
• 2026-01-20 Listing Removed — FMLS
• 2026-01-02 Price Changed $184,400 GAMLS
• 2026-01-02 Price Changed $184,400 FMLS
• 2025-10-12 Relisted — GAMLS
• 2025-10-12 Relisted — FMLS
• 2025-10-08 Contingent — GAMLS
• 2025-10-08 Contingent — FMLS
• 2025-09-29 Relisted — GAMLS
• 2025-09-29 Relisted — FMLS
• 2025-09-17 Pending — GAMLS
• 2025-09-08 Contingent — GAMLS
• 2025-09-08 Contingent — FMLS
• 2025-08-19 Price Changed $184,900 GAMLS
• 2025-08-19 Price Changed $184,900 FMLS
• 2025-07-25 Listed $187,500 GAMLS
• 2025-07-25 Listed $187,500 FMLS
• 1987-09-01 Sold (Public Records) $50,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,153 · -21.1% YoY. Source: county tax records.