4255 Smoke Creek 37b Pkwy · Stonecrest, GA 30039

$125,000

3 bd · 4.0 ba · 1,710 sqft · Manufactured public records · 8 Days on market

Manufactured home Built 2015 4,356 sqft lot

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Why this score? — see what drove the C+ 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).

• Cash flow +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +3.7/10.0
• Rent growth +3.1/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you’re looking for more home for your buck, this home is for you! Don’t miss this opportunity! Freshly painted, 3-bedroom, 2-bath residence features approximately 1,487 square feet of living space, plus two detached bonus rooms, each with its own private bathroom. These bonus spaces provide exceptional flexibility for guest suites, a home office, fitness room, art studio, game room, hobby space, or additional sleeping accommodations. Whether for work, recreation, or hosting visitors, this property adapts effortlessly to your lifestyle and evolving needs. Inside, you’ll find a functional floor plan, inviting living areas, and a screened-in porch perfect for year-round re

Key facts

• Screened-in porch
• Community amenities
• Fishing pond

Tags

• DETACHED BONUS ROOMS
• PRIVATE BATHROOM
• SCREENED-IN PORCH
• COMMUNITY AMENITIES
• SWIMMING POOL
• FISHING POND

Property features AI

Finance

• HOA & community: Clubhouse in the community

Exterior

• Parking: Attached parking
• Utilities: Public water; Septic tank sewer; 220V electric; Cable available; Electricity available; Phone available; Water available
• Home design: Single-wide mobile home; One level; Resale
• Construction: Vinyl siding; Shingle roof; Block, combination, and pillar/post/pier foundation; Built 2015 (manufacturer: SCHULT 16X76 ROC729106NC)
• Exterior features: Lighting; Rain gutters; Breezeway; Covered porch; Enclosed porch; Screened porch; Guest house; Shed(s); Storage

Interior

• Kitchen: Breakfast bar; Eat-in kitchen; Dishwasher; Electric oven
• Bedrooms: Three main-level bedrooms; In-law floorplan
• Flooring: Luxury vinyl
• Bathrooms: Four full bathrooms; Master bathroom with separate tub and shower and soaking tub
• Heating & cooling: Electric heating; Ceiling fans for cooling
• Interior features: Accessible approach with ramp; Double pane windows; Window treatments; No common walls; Other interior features
• Laundry & utility: Laundry located in kitchen on main level; Electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $334 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 9.5% vs local median 5.1% in Stonecrest — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: Anderson-Livsey Elementary School (math 23% / reading 28%, grade F, #736 of 1,228 statewide, top 61%, 648 students, 80% FRL); Snellville Middle School (math 19% / reading 29%, grade F, #311 of 470 statewide, top 68%, 882 students, 75% FRL); Shiloh High School (math 22% / reading 8%, grade F, #297 of 424 statewide, top 74%, 2,203 students, 65% FRL) — zoned schools average 73% FRL vs 47% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 41% district-wide (-20 pts) — the specific schools serving this property underperform the Gwinnett County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.3%/yr); 358 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $864 of loan paydown is wiped out by about $4k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.21% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.46%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.31% rent growth · sell at horizon

5-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $19
• Equity at exit: $18,638

10-year hold

• IRR: 9.0%
• Equity multiple: 1.67×
• Total profit: $23,301
• Equity at exit: $10,808

Cash invested: $35,000 (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 30039

• Rents YoY: 2.3%
• Active inventory: 358
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,517 high
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $334

Break-even live

Break-even rent $1,093

Max offer price $125,000

Occupancy floor 73%

Sensitivity live

Price	-10% $421	-5% $378	+0% $334	+5% $291	+10% $248
Rent	-10% $215	-5% $274	+0% $334	+5% $394	+10% $454
Rate	-1.0pp $397	-0.5pp $366	base $334	+0.5pp $302	+1.0pp $269

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4255 Smokecreek Pkwy Snellville, GA	3.0	2.0	1216	$1,499	$1.23	46d	1	0.02mi
4270 Riverlake Way Snellville, GA	3.0	2.0	2021	$2,099	$1.04	4d	1	0.25mi
4434 Janice Dr Snellville, GA	3.0	2.0	1257	$1,795	$1.43	46d	1	0.44mi
4255 Smoke Creek Pkwy Unit 30A Snellville, GA	3.0	2.0	1198	$1,632	$1.36	46d	1	0.47mi
4382 Raptor Pl Snellville, GA	3.0	2.5	1547	$2,140	$1.38	0d	1	0.82mi
4246 Gray Raptor Ct Snellville, GA	3.0	2.0	1541	$1,875	$1.22	23d	1	0.91mi
4302 Marci St Snellville, GA	3.0	2.0	1290	$1,895	$1.47	0d	1	0.95mi
712 Pembelton Ct Lithonia, GA	3.0	2.0	1200	$1,665	$1.39	46d	1	0.98mi
4091 S Fork Dr Snellville, GA	3.0	2.0	1412	$1,855	$1.31	0d	1	1.05mi
4251 Cary Dr Snellville, GA	3.0	2.0	1780	$1,829	$1.03	1d	1	1.13mi
4284 Wood Cove Dr Snellville, GA	3.0	3.5	2180	$1,499	$0.69	15d	1	1.19mi
4190 Crestside Rdg Snellville, GA	4.0	2.0	1997	$1,989	$1.00	46d	1	1.23mi
4580 Woodcroft Cv Snellville, GA	4.0	2.0	1688	$1,989	$1.18	26d	1	1.29mi
4460 Marjorie Rd Snellville, GA	3.0	2.0	1448	$1,999	$1.38	46d	1	1.34mi
4275 Bradley Dr Snellville, GA	3.0	2.0	1200	$1,595	$1.33	46d	1	1.36mi
4063 Percheron Ln Snellville, GA	3.0	2.5	1768	$2,055	$1.16	4d	1	1.40mi
4445 Scotland Ct Snellville, GA	3.0	2.0	1606	$2,095	$1.30	46d	1	1.45mi
738 Stonebridge Way Lithonia, GA	3.0	2.0	1352	$1,875	$1.39	1d	1	1.47mi

Listing history 7 events

1. 2026-06-22
   days on market $125,000 Active 8 DOM
2. 2026-06-21
   days on market $125,000 Active 7 DOM
3. 2026-06-18
   days on market $125,000 Active 4 DOM
4. 2026-06-17
   days on market $125,000 Active 3 DOM
5. 2026-06-16
   days on market $125,000 Active 2 DOM
6. 2026-06-15
   remarks 681-char remark
7. 2026-06-15
   listed $125,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,201
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,456
• − Management: −$1,456
• − Depreciation: −$3,636
• Taxable income: $2,151
• Est. tax owed @ 24.0%: −$516
• After-tax cash flow: $3,496/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 — Stonecrest

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 106,165
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,783
• Household income: $93,701
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 906.0

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 0.60)
• Race & ethnicity: Black 58% White 21% Hispanic / Latino 14% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 1%
• Common ancestry: Hispanic 1% American 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 79% English-only · Spanish 10% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -165.06%
• Current HPI: 233.5335
• Rent YoY: ▲ 2.31%
• 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

-98.0% since first listed

19 events — show timeline

• 2026-06-14 Listed $125,000 FMLS
• 2025-03-31 Listing Removed — GAMLS
• 2025-02-05 Listed $69,500 GAMLS
• 2024-03-14 Rental Removed $1,930 APPFOLIO
• 2023-12-28 Listed for Rent $1,930 APPFOLIO
• 2022-03-11 Listing Removed — GAMLS
• 2022-03-04 Contingent — GAMLS
• 2022-02-22 Listed $65,000 GAMLS
• 2022-02-02 Listing Removed — GAMLS
• 2022-01-24 Listing Removed — GAMLS
• 2022-01-18 Listed $45,000 GAMLS
• 2022-01-11 Listed $65,000 GAMLS
• 2021-07-06 Listing Removed — GAMLS
• 2021-06-19 Price Changed $47,000 GAMLS
• 2021-06-09 Relisted — GAMLS
• 2021-05-27 Pending — GAMLS
• 2021-05-06 Listed $49,900 GAMLS
• 2013-05-02 Sold (Public Records) $5,245,500 Public Records
• 2001-02-07 Sold (Public Records) $6,231,300 Public Records

Property tax history

+104.8%/yr

Latest (2025): $268,024 · -0.6% YoY. Source: county tax records.