4249 Buford Valley Way · Sugar Hill, GA 30518

$231,315

3 bd · 2.5 ba · 1,739 sqft · Townhouse public records · 20 Days on market

Built 2005 3,049 sqft lot Est $365k · 37% under

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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 +17.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.4/10.0
• 1% rule +5.1/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

The list price is not indicative of seller's final reserve amount. This property is part of an online bidding event; please visit Auction.com to place bids. Inspections of this property and contact with occupants are strictly prohibited. Property is sold "as is" and no for sale sign allowed.

Key facts

• Built 2005
• Listed 20 days

Property features AI

Finance

• Other: Listing is offered As Is; Financing options include assumable, cash, conventional, FHA, and VA
• HOA & community: Homeowners association present; Association fee covers other items

Exterior

• Parking: More than one parking space per unit
• Utilities: Public water; Public sewer; Other utilities
• Home design: Residential townhouse; Resale property; Built in 2005
• Construction: Brick and vinyl siding exterior; Composition roof; Built 2005
• Exterior features: Level lot; Street lights in the community

Interior

• Kitchen: Other appliances
• Bedrooms: 3 bedrooms total; 1 bedroom on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms and 1 half bathroom; 1 bathroom on the main level
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Two-level interior; Living area about 1979 (public records); No basement; Other interior features
• Laundry & utility: Other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $231k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $231k).
• Recommended offer: $228k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 2.6% in Sugar Hill — 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 (#53 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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: Sugar Hill Elementary School (math 55% / reading 56%, grade C, #173 of 1,228 statewide, top 14%, 1,107 students, 44% FRL); Lanier Middle School (math 52% / reading 56%, grade B-, #53 of 470 statewide, top 12%, 1,349 students, 46% FRL); Lanier High School (math 22% / reading 35%, grade F, #149 of 424 statewide, top 35%, 1,853 students, 37% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 590 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $7k 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 20 days — a 2% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,845 (1.5% below list)

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. Schools are B-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?
3. 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.
4. 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.
5. 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: 1.01% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.05%
• DSCR: 1.14
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $365,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4236 Chatham Ridge Dr	0.08mi	3/2.5	1,739 (0%)	21mo	$335,000	$193	78
4288 Buford Valley Way	0.06mi	4/3.5 (+1)	1,784 (+3%)	12mo	$345,000	$193	74
4360 Lanier Park Dr	0.24mi	3/2.5	1,881 (+8%)	8mo	$395,000	$210	68
4321 Lanier Park	0.21mi	3/2.5	1,836 (+6%)	18mo	$415,000	$226	66
1417 Lanier Vista Dr	0.31mi	3/2.5	1,903 (+9%)	8mo	$405,000	$213	63
1427 Lanier Vista Dr	0.30mi	3/2.5	1,881 (+8%)	13mo	$399,000	$212	61
1327 Lanier Vista Dr	0.32mi	3/2.5	1,891 (+9%)	14mo	$395,000	$209	59
1286 Lanier Vista Dr	0.36mi	3/2.5	1,971 (+13%)	8mo	$395,000	$200	55
1436 Lanier Vista Dr	0.32mi	3/2.5	1,886 (+8%)	21mo	$415,000	$220	53
1356 Lanier Vista Dr	0.34mi	3/2.5	1,886 (+8%)	22mo	$422,500	$224	52
4328 Buford Valley Way	0.06mi	3/3.5	1,989 (+14%)	23mo	$383,500	$193	50
4392 Park Vista Ln	0.30mi	3/2.5	1,988 (+14%)	21mo	$418,000	$210	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.48×
• Total profit: $-33,748
• Equity at exit: $34,490

10-year hold

• IRR: -12.9%
• Equity multiple: 0.35×
• Total profit: $-41,955
• Equity at exit: $20,000

Cash invested: $64,768 (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 30518

• Home prices YoY: -34.7%
• Rents YoY: -2.0%
• Active inventory: 590
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,332 high
• Mortgage (P&I): −$1,213
• Tax from tax record: −$368 /mo · $4,416/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $165

Break-even live

Break-even rent $2,123

Max offer price $231,315

Occupancy floor 88%

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: $57,829
• Closing costs: $6,939
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4457 Frontier Way Sugar Hill, GA	4.0	2.5	1590	$2,200	$1.38	24d	1	0.51mi
4531 S Roberts Dr Buford, GA	3.0	2.0	1402	$2,000	$1.43	43d	1	0.80mi
5440 Howington Ct Buford, GA	3.0	4.0	2064	$2,850	$1.38	46d	1	0.84mi
1851 Satellite Blvd Buford, GA	1.0–3.0	1.0–2.0	1116	$2,700	$2.42	1d	13	0.88mi
4802 Larkin Pass Buford, GA	3.0	3.5	2050	$2,600	$1.27	24d	1	0.95mi
1400 Hidden Circle Dr Sugar Hill, GA	3.0	2.0	1224	$2,300	$1.88	24d	1	1.00mi
4271 Woodward Mill Rd Sugar Hill, GA	1.0–2.0	1.0–2.0	1103	$2,478	$2.25	1d	20	1.00mi
917 Crested Hawk Trl Sugar Hill, GA	4.0	2.5	2076	$2,090	$1.01	2d	1	1.06mi
5209 Riden Ct Buford, GA	3.0	3.5	1978	$2,700	$1.37	5d	1	1.08mi
4754 Highland Ave Unit 1 Sugar Hill, GA	3.0	3.0	1954	$2,500	$1.28	43d	1	1.10mi
16 Twin Branch Rd Buford, GA	3.0	2.0	1782	$1,970	$1.11	2d	1	1.13mi
1391 Pine Acre Dr Sugar Hill, GA	3.0	2.5	1874	$2,050	$1.09	24d	1	1.14mi
856 Woods Chapel Rd Buford, GA	4.0	3.5	2092	$2,900	$1.39	3d	1	1.16mi
3700 Ash Dr Buford, GA	3.0	2.0	1250	$1,799	$1.44	43d	1	1.16mi
3700 Ash Dr Buford, GA	3.0	2.0	1250	$1,699	$1.36	24d	1	1.16mi
3700 Ash Dr Buford, GA	3.0	2.0	1250	$1,599	$1.28	1d	1	1.16mi
4551 High Ridge Ct Sugar Hill, GA	2.0–3.0	2.5	1797	$2,850	$1.59	1d	82	1.29mi
4115 S Lee St Buford, GA	2.0	1.0–2.0	997	$1,640	$1.64	43d	5	1.34mi
1100 Peachtree Industrial Blvd Sugar Hill, GA	1.0–2.0	1.0–2.0	1099	$2,050	$1.87	2d	11	1.42mi

Listing history 21 events

1. 2026-06-13
   statusdays on market $231,315 Under Contract 20 DOM
2. 2026-06-09
   days on market $231,315 Active 17 DOM
3. 2026-06-08
   days on market $231,315 Active 16 DOM
4. 2026-06-07
   statusdays on market $231,315 Active 15 DOM
5. 2026-06-04
   days on market $231,315 New 12 DOM
6. 2026-06-03
   days on market $231,315 New 11 DOM
7. 2026-06-02
   days on market $231,315 New 10 DOM
8. 2026-06-01
   days on market $231,315 New 9 DOM
9. 2026-05-31
   days on market $231,315 New 8 DOM
10. 2026-05-23
    listed $231,315 New
11. 2026-03-10
    historical
12. 2026-03-03
    listed $273,525 New
13. 2026-02-25
    historical
14. 2026-02-25
    historical
15. 2026-01-19
    listed $100,000 New
16. 2022-05-25
    soldstatus $340,000
17. 2022-05-20
    soldstatus $340,000 Closed
18. 2022-05-01
    status Pending
19. 2022-04-23
    historical Active Under Contract
20. 2022-04-16
    listed $325,000 Active
21. 2004-08-26
    soldstatus $741,805

ⓘ 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: $4,416 · $368/mo
• Projected year-2 tax: $4,416 · $368/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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,980
• − Mortgage interest: −$12,957
• − Property taxes: −$4,416
• − Insurance: −$1,157
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − Depreciation: −$6,729
• Taxable loss: −$1,756
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $2,397/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 — Sugar Hill

• Score: 73/100
• State rank: #53
• US rank: #5293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 57,912
• Household income: $96,936
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 1302.0

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 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 22% Two or more races 16% Black 13% Asian 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, South Korea, Vietnam
• Languages at home: 69% English-only · Spanish 18% Korean 3% 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: ▼ -133.45%
• Current HPI: 251.5141
• Rent YoY: ▼ -1.98%
• 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

-68.8% since first listed

12 events — show timeline

• 2026-05-23 Listed $231,315 GAMLS
• 2026-03-10 Listing Removed — GAMLS
• 2026-03-03 Listed $273,525 GAMLS
• 2026-02-25 Coming Soon — GAMLS
• 2026-02-25 Listing Removed — GAMLS
• 2026-01-19 Listed $100,000 GAMLS
• 2022-05-25 Sold (Public Records) $340,000 Public Records
• 2022-05-20 Sold (MLS) $340,000 FMLS
• 2022-05-01 Pending — FMLS
• 2022-04-23 Contingent — FMLS
• 2022-04-16 Listed $325,000 FMLS
• 2004-08-26 Sold (Public Records) $741,805 Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,416 · +1.0% YoY. Source: county tax records.