6222 Overlook Rd · Peachtree Corners, GA 30092

$175,000

2 bd · 1.5 ba · 1,190 sqft · Condo public records · 5 Days on market

Built 1974 $147/sqft · 16% below area Est $210k · 16% under $356/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 +14.9/15.0
• Cash flow +7.3/30.0
• 1% rule +4.4/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Location Location Location!!! Move in ready condo close to major interstates minutes from I85/285 and 400. Condo features LVP flooring through out, fresh paint, modern light fixtures, stainless steel appliances. Quiet neighborhood Rental are not allowed in the community. Seller will pay special assessments at time of closing.

Key facts

• Move in ready
• Quiet neighborhood
• $356 HOA

Tags

• MOVE IN READY
• QUIET NEIGHBORHOOD
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Condominium ownership; Located in the Woodlands section
• HOA & community: Monthly association fee of $356; HOA covers grounds and structure maintenance, reserve fund, pool, tennis, trash and water; Association in community

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; 110-volt and 220-volt electric
• Home design: Two-story condominium; Resale property
• Construction: Wood siding; Composition roof; Slab foundation; Built with energy-efficient HVAC, lighting and thermostat
• Exterior features: Rear porch; Underground utilities; Paved private road access; Community amenities: clubhouse, playground, pool, tennis courts

Interior

• Kitchen: White cabinets; Stone countertops; Dishwasher; Disposal; Electric range; Refrigerator
• Bedrooms: Two upper-level bedrooms; Roommate floor plan
• Flooring: Luxury vinyl
• Bathrooms: One full bathroom on upper level; One half bathroom on main level; Master bath with additional features
• Heating & cooling: Natural gas heating; Electric cooling
• Interior features: 9-foot ceilings on main level; Double-pane windows; 2+ common walls; Open concept dining area
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (23.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (6.3% below list).
• Recommended offer: $134k (23.3% below list) — sets the bar for cash-flow.
• Cap rate 4.7% 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+, housing A-, amenities B+; 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.
• Zoned schools: Peachtree Elementary School (math 30% / reading 26%, grade F, #673 of 1,228 statewide, top 55%, 696 students, 73% FRL); Pinckneyville Middle School (math 34% / reading 46%, grade F, #144 of 470 statewide, top 31%, 1,206 students, 53% FRL); Norcross High School (math 21% / reading 22%, grade F, #218 of 424 statewide, top 53%, 2,608 students, 64% FRL) — zoned schools average 63% FRL vs 47% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 243 active listings in the ZIP; 38 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 2y ago 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 $45k; list at $175k implies a 289% 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 $134,296 (23.3% 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. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 4.71%
• Cash-on-cash: -5.64%
• DSCR: 0.75
• GRM: 8.9

CMA / ARV

• ARV (median comp): $209,557
• List price: $175,000
• Delta: -16.49%
• 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: -30.0%
• Equity multiple: 0.03×
• Total profit: $-47,371
• Equity at exit: $26,093

10-year hold

• IRR: -57.1%
• Equity multiple: -0.57×
• Total profit: $-76,923
• Equity at exit: $15,131

Cash invested: $49,000 (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: 243
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$918
• Tax from tax record: −$179 /mo · $2,153/yr
• Insurance: −$73
• HOA: −$356
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $-230

Break-even live

Break-even rent $1,932

Max offer price $134,296

Occupancy floor —

Sensitivity live

Price	-10% $-131	-5% $-181	+0% $-230	+5% $-280	+10% $-329
Rent	-10% $-360	-5% $-295	+0% $-230	+5% $-166	+10% $-101
Rate	-1.0pp $-142	-0.5pp $-186	base $-230	+0.5pp $-276	+1.0pp $-322

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 38 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	0.01mi
3680 Corners Mill Dr Norcross, GA	1.0–3.0	1.0–2.0	1216	$1,612	$1.33	0d	36	0.33mi
3383 Holcomb Bridge Rd Peachtree Corners, GA	1.0	1.0	1063	$1,400	$1.32	45d	1	0.49mi
3383 Holcomb Bridge Rd Peachtree Corners, GA	2.0	2.0	1456	$1,700	$1.17	44d	1	0.49mi
3383 Holcomb Bridge Rd Peachtree Corners, GA	2.0	2.0	1456	$1,650	$1.13	25d	1	0.49mi
100 Wynfield Trce Peachtree Corners, GA	1.0–2.0	1.0–2.0	1075	$1,925	$1.79	0d	8	0.52mi
3547 Peachtree Corners Cir Unit C Norcross, GA	2.0	2.5	1152	$1,500	$1.30	23d	1	0.52mi
6418 Meadow Rue Dr Peachtree Corners, GA	2.0	2.5	1240	$1,950	$1.57	5d	1	0.55mi
6473 Klinect Ct Unit A Norcross, GA	2.0	2.5	1300	$1,600	$1.23	44d	1	0.57mi
6463 Klinect Ct Norcross, GA	2.0	2.5	1200	$1,900	$1.58	25d	1	0.57mi
3600 Park Lake Ln Peachtree Corners, GA	1.0–2.0	1.0–2.0	993	$1,519	$1.53	0d	25	0.60mi
6348 Baker Ct Unit A Norcross, GA	2.0	2.5	1200	$1,595	$1.33	44d	1	0.61mi
3325 Holcomb Bridge Rd Peachtree Corners, GA	1.0	1.0	748	$1,255	$1.68	44d	1	0.64mi
3325 Holcomb Bridge Rd Peachtree Corners, GA	2.0	2.0	1065	$1,930	$1.81	14d	1	0.64mi
3325 Holcomb Bridge Rd Peachtree Corners, GA	2.0	2.0	1065	$1,360	$1.28	3d	1	0.64mi
3655 Westchase Village Ln Peachtree Corners, GA	1.0–3.0	1.0–2.0	1039	$1,480	$1.42	0d	21	0.65mi
6495 Bannor Ln Norcross, GA	2.0	2.5	1152	$1,580	$1.37	44d	1	0.65mi
3847 Moran Way Peachtree Corners, GA	2.0	2.5	1195	$1,399	$1.17	44d	1	0.66mi
3837 Moran Way Unit C Peachtree Corners, GA	2.0	2.5	1150	$1,750	$1.52	44d	1	0.67mi
3500 Peachtree Corners Cir Peachtree Corners, GA	1.0–3.0	1.0–2.0	1034	$1,630	$1.58	0d	81	0.72mi
3300 Hidden Cove Cir Peachtree Corners, GA	2.0	2.5	1296	$2,100	$1.62	19d	1	0.75mi
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	5d	1	0.81mi
3757 Meadow Creek Dr Peachtree Corners, GA	2.0	2.5	1400	$1,595	$1.14	44d	1	0.82mi
3341 Peachtree Corners Cir Peachtree Corners, GA	2.0	1.0–2.0	877	$1,787	$2.04	0d	41	0.83mi
3400 Peachtree Corners Cir Peachtree Corners, GA	3.0	1.0–2.0	975	$1,488	$1.53	0d	47	0.89mi
3876 Meadow Creek Dr Peachtree Corners, GA	3.0	2.5	1408	$2,150	$1.53	25d	1	0.91mi
3876 Meadow Creek Dr Peachtree Corners, GA	3.0	3.0	1408	$2,150	$1.53	4d	1	0.91mi
6520 Hillandale Dr Peachtree Corners, GA	1.0–3.0	1.0–2.5	1299	$1,448	$1.11	0d	41	0.91mi
6520 Hillandale Dr Norcross, GA	1.0–3.0	1.0–2.5	1080	$1,563	$1.45	44d	29	0.97mi
1700 Hunter Ridge Ln Norcross, GA	1.0–3.0	1.0–2.0	942	$1,210	$1.28	0d	26	1.04mi
6885 Jimmy Carter Blvd Norcross, GA	3.0	1.0–2.0	943	$2,053	$2.18	0d	13	1.05mi
1 Ashley Lakes Dr Peachtree Corners, GA	2.0–3.0	1.0–2.0	1170	$1,185	$1.01	0d	17	1.07mi
3352 Chelsea Park Ln Norcross, GA	1.0–3.0	1.0–2.0	879	$1,366	$1.55	0d	31	1.11mi
3495 Jones Mill Rd Peachtree Corners, GA	1.0–3.0	1.0–2.0	1104	$1,377	$1.25	0d	29	1.19mi
5672 Peachtree Pkwy Peachtree Corners, GA	2.0	1.0–2.0	817	$2,650	$3.24	0d	15	1.23mi
3450 Jones Mill Rd Peachtree Corners, GA	3.0	1.0–2.0	884	$1,576	$1.78	3d	16	1.26mi
510 Guthridge Ct NW Norcross, GA	1.0–2.0	1.0–2.5	1140	$2,387	$2.09	3d	34	1.40mi

HOA detail condo

• Monthly dues: $356 · $4,272/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-21
   days on market $175,000 Active 5 DOM
2. 2026-06-18
   days on market $175,000 Active 2 DOM
3. 2026-06-17
   days on marketlisting id $175,000 Active 1 DOM
4. 2026-06-16
   days on market $175,000 Active 146 DOM
5. 2026-06-15
   days on market $175,000 Active 145 DOM
6. 2026-06-13
   days on market $175,000 Active 143 DOM
7. 2026-06-09
   days on market $175,000 Active 139 DOM
8. 2026-06-08
   days on market $175,000 Active 138 DOM
9. 2026-06-07
   days on market $175,000 Active 137 DOM
10. 2026-06-04
    days on market $175,000 Active 134 DOM
11. 2026-06-03
    days on market $175,000 Active 133 DOM
12. 2026-06-02
    days on market $175,000 Active 132 DOM
13. 2026-06-01
    days on market $175,000 Active 131 DOM
14. 2026-05-31
    days on market $175,000 Active 130 DOM
15. 2026-04-09
    status Back On Market 327-char remark

    Show marketing remark (327 chars)

    Location Location Location!!! Move in ready condo close to major interstates minutes from I85/285 and 400. Condo features LVP flooring through out, fresh paint, modern light fixtures, stainless steel appliances. Quiet neighborhood Rental are not allowed in the community. Seller will pay special assessments at time of closing.

16. 2026-03-31
    historical 327-char remark

    Show marketing remark (327 chars)

    Location Location Location!!! Move in ready condo close to major interstates minutes from I85/285 and 400. Condo features LVP flooring through out, fresh paint, modern light fixtures, stainless steel appliances. Quiet neighborhood Rental are not allowed in the community. Seller will pay special assessments at time of closing.

17. 2026-03-31
    historical

    Show marketing remark (327 chars)

    Location Location Location!!! Move in ready condo close to major interstates minutes from I85/285 and 400. Condo features LVP flooring through out, fresh paint, modern light fixtures, stainless steel appliances. Quiet neighborhood Rental are not allowed in the community. Seller will pay special assessments at time of closing.

18. 2026-02-07
    listed $1,699
19. 2026-01-13
    listed $175,000 New 327-char remark

    Show marketing remark (327 chars)

    Location Location Location!!! Move in ready condo close to major interstates minutes from I85/285 and 400. Condo features LVP flooring through out, fresh paint, modern light fixtures, stainless steel appliances. Quiet neighborhood Rental are not allowed in the community. Seller will pay special assessments at time of closing.

20. 2026-01-13
    listed $175,000 Active

    Show marketing remark (327 chars)

    Location Location Location!!! Move in ready condo close to major interstates minutes from I85/285 and 400. Condo features LVP flooring through out, fresh paint, modern light fixtures, stainless steel appliances. Quiet neighborhood Rental are not allowed in the community. Seller will pay special assessments at time of closing.

21. 2025-12-04
    historical $1,799
22. 2025-09-26
    listed $1,799
23. 2025-04-30
    historical
24. 2025-04-30
    historical
25. 2025-02-10
    listed $199,000 Active
26. 2025-02-10
    listed $199,900 New
27. 2025-01-31
    historical
28. 2025-01-31
    historical
29. 2024-11-22
    listed $199,900 New
30. 2024-11-22
    listed $199,900 Active
31. 1995-06-09
    soldstatus $45,000
32. 1992-07-07
    soldstatus $35,300
33. 1992-05-19
    soldstatus $32,000
34. 1985-03-28
    soldstatus $42,300

ⓘ 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: $19,681
• − Mortgage interest: −$9,803
• − Property taxes: −$2,153
• − Insurance: −$875
• − Repairs & maintenance: −$1,574
• − Management: −$1,574
• − HOA: −$4,272
• − Depreciation: −$5,091
• Taxable loss: −$5,662
• Est. tax savings @ 24.0%: +$1,359
• After-tax cash flow: $-1,406/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

+313.7% since first listed

21 events — show timeline

• 2026-06-16 Listed $175,000 FMLS
• 2026-04-09 Relisted — GAMLS
• 2026-03-31 Listing Removed — FMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-02-07 Listed for Rent $1,699 FMLS
• 2026-01-13 Listed $175,000 FMLS
• 2026-01-13 Listed $175,000 GAMLS
• 2025-12-04 Rental Removed $1,799 FMLS
• 2025-09-26 Listed for Rent $1,799 FMLS
• 2025-04-30 Listing Removed — FMLS
• 2025-04-30 Listing Removed — GAMLS
• 2025-02-10 Listed $199,000 FMLS
• 2025-02-10 Listed $199,900 GAMLS
• 2025-01-31 Listing Removed — GAMLS
• 2025-01-31 Listing Removed — FMLS
• 2024-11-22 Listed $199,900 GAMLS
• 2024-11-22 Listed $199,900 FMLS
• 1995-06-09 Sold (Public Records) $45,000 Public Records
• 1992-07-07 Sold (Public Records) $35,300 Public Records
• 1992-05-19 Sold (Public Records) $32,000 Public Records
• 1985-03-28 Sold (Public Records) $42,300 Public Records

Property tax history

+6.6%/yr

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