122 Sandalwood Cir · Lawrenceville, GA 30046

$165,000

3 bd · 2.0 ba · 1,082 sqft · Townhouse public records · 14 Days on market

Built 1980 435 sqft lot $250/mo HOA · 13% of rent

---

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 +23.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 1% rule +6.7/10.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 bed, 2 bath townhouse located at 122 Sandalwood Cir in Lawrenceville offering approx. 1,082 sq ft, built in 1980. Functional layout with defined living and dining areas, kitchen with cabinet and counter space, and a private porch for outdoor use. Handyman special with strong potential—property needs updates and repairs and is priced accordingly. Ideal for investor or buyer looking to renovate and add value. Conveniently located near shopping, dining, schools, and major roadways for easy commuting.

Key facts

• Private porch
• Conveniently located
• $250 HOA

Tags

• PRIVATE PORCH
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Property is a single unit in the community
• HOA & community: Monthly association fee of $125; Association covers grounds maintenance, termite, and trash; Community amenities include fishing, lake access, homeowners association, near Beltline, near shopping

Exterior

• Parking: Parking lot with 2 parking spaces
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Sewer available; Water available
• Home design: One level; Fee simple ownership; Resale property
• Construction: Wood siding construction; Composition shingle roof; Slab foundation; Built as part of Sandalwood Townhomes Phase B
• Exterior features: Rear porch; City street frontage; Asphalt road

Interior

• Kitchen: Cabinets (stained); Laminate counters; Dishwasher; Electric range; Range hood
• Bedrooms: Master on main; 2 main-level bedrooms
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms; Master bath with tub/shower combo
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 2+ common walls; Other interior features
• Laundry & utility: Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $165k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Cap rate 8.4% vs local median 3.8% in Lawrenceville — 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 85/100 on livability (#3 in GA, #473 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime C-, employment D+.
• 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: Simonton Elementary School (math 21% / reading 29%, grade F, #745 of 1,228 statewide, top 61%, 749 students, 77% FRL); Central Gwinnett High School (math 12% / reading 22%, grade F, #277 of 424 statewide, top 67%, 2,380 students, 66% FRL) — zoned schools average 71% FRL vs 47% district-wide (24 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 flat; 202 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $51k; list at $165k implies a 221% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $165,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
6. 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.
7. 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.
8. 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: 1.17% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.68%
• DSCR: 1.34
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.71% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.74×
• Total profit: $-12,156
• Equity at exit: $24,602

10-year hold

• IRR: -1.1%
• Equity multiple: 0.94×
• Total profit: $-2,988
• Equity at exit: $14,266

Cash invested: $46,200 (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 30046

• Rents YoY: 0.7%
• Active inventory: 202
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,923 high
• Mortgage (P&I): −$865
• Tax from tax record: −$40 /mo · $475/yr
• Insurance: −$69
• HOA: −$250
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $296

Break-even live

Break-even rent $1,549

Max offer price $165,000

Occupancy floor 80%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129 Sandalwood Cir Lawrenceville, GA	3.0	2.0	1288	$2,000	$1.55	24d	1	0.14mi
250 Applewood Dr Lawrenceville, GA	1.0–3.0	1.0–2.0	1061	$2,400	$2.26	43d	9	0.26mi
600 Rubye Neal Ln Lawrenceville, GA	2.0	1.0–2.0	1004	$1,642	$1.64	5d	1	0.58mi
30 S Clayton St Lawrenceville, GA	2.0	1.0–2.0	887	$2,071	$2.33	1d	37	0.62mi
69 Forest Pl Lawrenceville, GA	2.0	1.5	1100	$1,650	$1.50	12d	1	0.63mi
215 Paper Mill Rd Lawrenceville, GA	2.0	1.0–1.5	950	$1,218	$1.28	1d	37	0.70mi
215 Paper Mill Rd Lawrenceville, GA	2.0	1.0–1.5	950	$1,400	$1.47	43d	10	0.70mi
138 Paper Mill Rd Lawrenceville, GA	2.0–3.0	2.5	1373	$2,182	$1.59	3d	2	0.83mi
305 W Oak St Unit B Lawrenceville, GA	3.0	1.0	1100	$1,875	$1.70	24d	1	1.07mi
493 Stone Mountain St Apt R3 Lawrenceville, GA	2.0	2.0	986	$1,425	$1.45	11d	1	1.07mi
164 Maddox St Unit F Lawrenceville, GA	2.0	1.5	962	$1,195	$1.24	43d	1	1.15mi
255 Honeysuckle Cir Lawrenceville, GA	2.0–3.0	2.0	1195	$1,653	$1.38	1d	12	1.24mi
255 Honeysuckle Cir Lawrenceville, GA	2.0–3.0	2.0	1195	$1,653	$1.38	43d	1	1.24mi
508 Crane Dr Lawrenceville, GA	3.0	2.0	1265	$1,800	$1.42	43d	1	1.35mi
499 Oak Way Lawrenceville, GA	3.0	1.5	1100	$1,790	$1.63	18d	1	1.38mi
408 Charleston Ln Lawrenceville, GA	2.0	1.0	1033	$1,399	$1.35	24d	1	1.41mi
406 Charleston Ln #408 Lawrenceville, GA	2.0	1.0	1033	$1,399	$1.35	24d	1	1.42mi
438 Charleston Ln Lawrenceville, GA	3.0	1.0	1400	$1,610	$1.15	43d	1	1.44mi
68 Belmont Ln Lawrenceville, GA	3.0	2.0	1270	$1,829	$1.44	2d	1	1.46mi
282 Scarlet Way Unit 284 Lawrenceville, GA	2.0	1.5	1200	$1,399	$1.17	43d	1	1.48mi
284 Scarlet Way Lawrenceville, GA	2.0	1.5	1200	$1,399	$1.17	43d	1	1.48mi
403 Northdale Ct Lawrenceville, GA	2.0	1.5	1080	$1,625	$1.50	16d	1	1.49mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 10 events

1. 2026-06-18
   status $165,000 Pending 14 DOM
2. 2026-06-17
   days on market $165,000 Active Under Contract 14 DOM
3. 2026-06-16
   days on market $165,000 Active Under Contract 13 DOM
4. 2026-06-15
   days on market $165,000 Active Under Contract 12 DOM
5. 2026-06-13
   statusdays on market $165,000 Active Under Contract 10 DOM
6. 2026-06-09
   days on market $165,000 Active 6 DOM
7. 2026-06-08
   days on market $165,000 Active 5 DOM
8. 2026-06-07
   days on market $165,000 Active 4 DOM
9. 2026-06-04
   remarks 504-char remark
10. 2026-06-04
    listed $165,000 Active 1 DOM

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

Tax reassessment forecast GA · Resets to sale price

• Current annual tax: $475 · $40/mo
• Projected year-2 tax: $1,518 · $126/mo
• Expected delta: +$1,043/yr (+$87/mo · 219.9%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,078
• − Mortgage interest: −$9,243
• − Property taxes: −$475
• − Insurance: −$825
• − Repairs & maintenance: −$1,846
• − Management: −$1,846
• − HOA: −$3,000
• − Depreciation: −$4,800
• Taxable income: $1,043
• Est. tax owed @ 24.0%: −$250
• After-tax cash flow: $3,298/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 — Lawrenceville

• Score: 85/100
• State rank: #3
• US rank: #473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lawrenceville, GA
• County: Gwinnett County · 952,346 people
• City population: 276,247
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,850
• Household income: $67,268
• Rent vs Own: 46.6% rent · 53.4% own
• Severe rent burden: 1627.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Black 31% White 28% Hispanic / Latino 27% Two or more races 13% Asian 9%
• Hispanic origin (detail): Mexican 12% Puerto Rican 2% Cuban 2% Dominican 2%
• Common ancestry: American 2% Romanian 1% Slovak 1%
• Foreign-born: 29% · Canada, Vietnam, China
• Languages at home: 58% English-only · Spanish 23% Vietnamese 3% Other Indo-European 3%

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: ▼ -201.32%
• Current HPI: 254.5731
• Rent YoY: ▲ 0.71%
• 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

+285.5% since first listed

3 events — show timeline

• 2026-06-03 Listed $165,000 FMLS
• 1987-06-08 Sold (Public Records) $51,400 Public Records
• 1986-08-14 Sold (Public Records) $42,800 Public Records

Property tax history

+4.3%/yr

Latest (2025): $475 · +98.3% YoY. Source: county tax records.