1252 Sheppard Dr SW · Mountain Park, GA 30047

$355,000

3 bd · 2.5 ba · 1,900 sqft · SingleFamily public records · 26 Days on market

Built 1972 0.48 ac lot $187/sqft · 7% below area Est $383k · 7% under

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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 +10.8/15.0
• Cash flow +9.1/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautifully maintained and thoughtfully updated split-level, lovingly cared for by the same owner for 24 years. From the moment you arrive, you'll appreciate the pride of ownership and the many recent improvements that make this home truly move-in ready. Major updates include a recently replaced architectural roof (2023) and fresh interior paint (2026) offering both peace of mind and a clean, updated feel throughout. The kitchen has been refreshed with granite countertops, a new cooktop, stainless steel sink and faucet, and a stylish tile backsplash, along with a bright eat-in area that's perfect for everyday meals and casual gatherings. The popular split-level floor plan provides an ideal blend of space and flexibility, featuring a family room, formal living room, and formal dining room, giving you multiple options for relaxing, entertaining, or working from home. Upstairs, you'll find four generously sized bedrooms and two full baths, along with a convenient half bath for guests on the lower level. LVP flooring on the main levels adds both durability and modern appeal. Step outside and enjoy one of the home's standout features-a large, level, fenced .48-acre backyard that offers privacy and plenty of room for outdoor living, gardening, pets, or play. Whether you're hosting friends or simply enjoying a quiet evening, this backyard is a rare find. A n exterior entry walk-in basement room creates an ideal setting for a workshop, hobby space, or flexible storage area. Location is another major highlight. Just three blocks from Mountain Park, you'll have easy access to multiple playgrounds, tennis and pickleball courts, and a variety of sports fields. The home is also conveniently located near shopping, restaurants, parks, and major roadways, making everyday errands and commuting simple and convenient. Additional features include a two-car garage and a one-year home warranty offered by the seller, adding extra value and confidence for the next owner. If you've been looking for a well-cared-for home with space, updates, and a fantastic location, this one is a must-see. Contact your agent or Barbara today to schedule your private showing-this home is ready to welcome its next chapter.

Key facts

• Stainless steel sink
• Lvp flooring
• Granite countertops

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL SINK
• TILE BACKSPLASH
• LVP FLOORING
• FENCED BACKYARD
• WALK-IN BASEMENT ROOM

Property features AI

Finance

• HOA & community: Community amenities include a park and playground

Exterior

• Parking: 2-car garage; Total of 2 parking spaces
• Utilities: Public water; Septic tank sewer; 220-volt electric service; Cable, electricity, natural gas, phone, and water available
• Home design: Multi/split levels; Resale property
• Construction: Wood siding and brick exterior; Composition roof; Block foundation; Other structures on site
• Exterior features: Patio; Chain-link fenced backyard; Other exterior features

Interior

• Kitchen: Solid surface counters; Pantry; Dishwasher
• Bedrooms: Oversized master bedroom; Four upper-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom (main level); Master bath with tub/shower combo
• Heating & cooling: Forced air heating; Central air conditioning; Thermostat and insulation for energy efficiency
• Interior features: One masonry fireplace; Window treatments; Other interior features; No common walls; Dehumidifier; Unfinished basement with exterior entry and crawl space
• Laundry & utility: Washer and dryer included; Laundry located in garage; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $-275 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (35.3% below list).
• Recommended offer: $230k (35.3% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.0% in Mountain Park — 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 (#54 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities D-, commute 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: Trickum Middle School (math 32% / reading 41%, grade F, #167 of 470 statewide, top 38%, 2,148 students, 52% FRL); Parkview High School (math 17% / reading 22%, grade F, #243 of 424 statewide, top 59%, 3,262 students, 45% FRL) — zoned schools at 49% FRL track the district average.
• Zoned-school proficiency averages 28% at this address vs 41% district-wide (-13 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 (+1.1%/yr); 347 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 31% of the median local income ($89k/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 $2k of loan paydown is wiped out by about $11k 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 26 days — a 2% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• 2 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 $134k; list at $355k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $229,691 (35.3% 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.65% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.32%
• DSCR: 0.85
• GRM: 12.9

CMA / ARV

• ARV (median comp): $383,468
• List price: $355,000
• Delta: -7.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5162 Irwin Ct SW	0.28mi	4/2.0 (+1)	2,039 (+7%)	2mo	$365,000	$179	66
5036 Fox Forest Dr SW	0.48mi	4/3.0 (+1)	1,841 (-3%)	2mo	$330,000	$179	64
6007 Timber Ridge Ct	0.68mi	3/2.5	1,883 (-1%)	6mo	$316,000	$168	62
1325 Maple Dr SW	0.64mi	3/2.0	1,968 (+4%)	2mo	$351,000	$178	61
1469 Cheyenne Ct	0.45mi	4/2.5 (+1)	2,014 (+6%)	8mo	$200,000	$99	58
1348 Ridgewood Dr SW	0.70mi	3/2.0	1,822 (-4%)	1mo	$368,500	$202	58
5113 Brownlee Rd	0.57mi	3/2.0	1,720 (-10%)	4mo	$358,000	$208	53
5002 Abbey Ln SW	0.64mi	4/2.5 (+1)	1,818 (-4%)	6mo	$343,000	$189	53
1027 Spring Mill Dr SW	0.48mi	4/2.5 (+1)	2,106 (+11%)	8mo	$385,000	$183	48
1075 Westchester Dr SW	0.62mi	4/3.0 (+1)	2,092 (+10%)	4mo	$329,000	$157	44
5098 Brownlee Rd SW	0.64mi	3/2.0	1,683 (-11%)	8mo	$356,000	$212	43
1407 Ridgewood Dr SW	0.74mi	3/2.0	1,631 (-14%)	1mo	$315,000	$193	39

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -23.7%
• Equity multiple: 0.20×
• Total profit: $-79,520
• Equity at exit: $52,932

10-year hold

• IRR: -23.8%
• Equity multiple: -0.10×
• Total profit: $-109,450
• Equity at exit: $30,694

Cash invested: $99,400 (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 30047

• Rents YoY: 1.1%
• Active inventory: 347
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,297 high
• Mortgage (P&I): −$1,862
• Tax from tax record: −$80 /mo · $965/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-275

Break-even live

Break-even rent $2,646

Max offer price $306,348

Occupancy floor —

Sensitivity live

Price	-10% $-74	-5% $-175	+0% $-275	+5% $-376	+10% $-476
Rent	-10% $-457	-5% $-366	+0% $-275	+5% $-185	+10% $-94
Rate	-1.0pp $-97	-0.5pp $-185	base $-275	+0.5pp $-367	+1.0pp $-461

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1432 Spring Valley Ln Stone Mountain, GA	2.0	2.0	1650	$1,900	$1.15	5d	1	0.49mi
1348 Ridgewood Dr SW Lilburn, GA	4.0	2.0	1822	$2,500	$1.37	5d	1	0.72mi
1408 Ridgewood Dr SW Lilburn, GA	3.0	2.0	2228	$2,095	$0.94	44d	1	0.80mi
1129 Chartley Dr SW Lilburn, GA	3.0	2.0	1850	$2,550	$1.38	44d	1	0.87mi
1382 Mary Dale Dr SW Lilburn, GA	4.0	2.5	2540	$1,995	$0.79	13d	1	0.89mi
917 Chartley Dr SW Lilburn, GA	3.0	2.0	1750	$1,995	$1.14	10d	1	0.91mi
5621 Shadow View Dr Stone Mountain, GA	4.0	2.5	2612	$3,200	$1.23	24d	1	1.07mi
1302 Stephens St SW Lilburn, GA	3.0	2.5	1781	$2,250	$1.26	44d	1	1.13mi
4741 Nutmeg Way SW Lilburn, GA	3.0	2.0	1785	$2,045	$1.15	24d	1	1.22mi
5141 Stone Mountain Hwy Stone Mountain, GA	1.0–3.0	1.0–2.0	1026	$2,555	$2.49	2d	16	1.44mi
5100 Denali Dr Stone Mountain, GA	3.0–4.0	2.0–3.5	2420	$2,510	$1.04	2d	13	1.46mi
1484 Sugarmaple Ct SW Lilburn, GA	4.0	2.5	2370	$2,246	$0.95	44d	1	1.46mi

Listing history 5 events

1. 2026-05-01
   listed $355,000 New 2246-char remark

   Show marketing remark (2246 chars)

   Welcome home to this beautifully maintained and thoughtfully updated split-level, lovingly cared for by the same owner for 24 years. From the moment you arrive, you'll appreciate the pride of ownership and the many recent improvements that make this home truly move-in ready. Major updates include a recently replaced architectural roof (2023) and fresh interior paint (2026) offering both peace of mind and a clean, updated feel throughout. The kitchen has been refreshed with granite countertops, a new cooktop, stainless steel sink and faucet, and a stylish tile backsplash, along with a bright eat-in area that's perfect for everyday meals and casual gatherings. The popular split-level floor plan provides an ideal blend of space and flexibility, featuring a family room, formal living room, and formal dining room, giving you multiple options for relaxing, entertaining, or working from home. Upstairs, you'll find four generously sized bedrooms and two full baths, along with a convenient half bath for guests on the lower level. LVP flooring on the main levels adds both durability and modern appeal. Step outside and enjoy one of the home's standout features-a large, level, fenced .48-acre backyard that offers privacy and plenty of room for outdoor living, gardening, pets, or play. Whether you're hosting friends or simply enjoying a quiet evening, this backyard is a rare find. A n exterior entry walk-in basement room creates an ideal setting for a workshop, hobby space, or flexible storage area. Location is another major highlight. Just three blocks from Mountain Park, you'll have easy access to multiple playgrounds, tennis and pickleball courts, and a variety of sports fields. The home is also conveniently located near shopping, restaurants, parks, and major roadways, making everyday errands and commuting simple and convenient. Additional features include a two-car garage and a one-year home warranty offered by the seller, adding extra value and confidence for the next owner. If you've been looking for a well-cared-for home with space, updates, and a fantastic location, this one is a must-see. Contact your agent or Barbara today to schedule your private showing-this home is ready to welcome its next chapter.

2. 2026-05-01
   listed $355,000 Active 2300-char remark

   Show marketing remark (2246 chars)

   Welcome home to this beautifully maintained and thoughtfully updated split-level, lovingly cared for by the same owner for 24 years. From the moment you arrive, you'll appreciate the pride of ownership and the many recent improvements that make this home truly move-in ready. Major updates include a recently replaced architectural roof (2023) and fresh interior paint (2026) offering both peace of mind and a clean, updated feel throughout. The kitchen has been refreshed with granite countertops, a new cooktop, stainless steel sink and faucet, and a stylish tile backsplash, along with a bright eat-in area that's perfect for everyday meals and casual gatherings. The popular split-level floor plan provides an ideal blend of space and flexibility, featuring a family room, formal living room, and formal dining room, giving you multiple options for relaxing, entertaining, or working from home. Upstairs, you'll find four generously sized bedrooms and two full baths, along with a convenient half bath for guests on the lower level. LVP flooring on the main levels adds both durability and modern appeal. Step outside and enjoy one of the home's standout features-a large, level, fenced .48-acre backyard that offers privacy and plenty of room for outdoor living, gardening, pets, or play. Whether you're hosting friends or simply enjoying a quiet evening, this backyard is a rare find. A n exterior entry walk-in basement room creates an ideal setting for a workshop, hobby space, or flexible storage area. Location is another major highlight. Just three blocks from Mountain Park, you'll have easy access to multiple playgrounds, tennis and pickleball courts, and a variety of sports fields. The home is also conveniently located near shopping, restaurants, parks, and major roadways, making everyday errands and commuting simple and convenient. Additional features include a two-car garage and a one-year home warranty offered by the seller, adding extra value and confidence for the next owner. If you've been looking for a well-cared-for home with space, updates, and a fantastic location, this one is a must-see. Contact your agent or Barbara today to schedule your private showing-this home is ready to welcome its next chapter.

3. 2002-06-27
   soldstatus $134,000
4. 1994-09-14
   soldstatus $107,000
5. 1981-05-29
   soldstatus $76,500

ⓘ 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: $965 · $80/mo
• Projected year-2 tax: $3,266 · $272/mo
• Expected delta: +$2,301/yr (+$192/mo · 238.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $27,563
• − Mortgage interest: −$19,886
• − Property taxes: −$965
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,205
• − Management: −$2,205
• − Depreciation: −$10,327
• Taxable loss: −$9,800
• Est. tax savings @ 24.0%: +$2,352
• After-tax cash flow: $-953/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 — Mountain Park

• Score: 73/100
• State rank: #54
• US rank: #5313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mountain Park, GA
• County: Gwinnett County · 952,346 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 70,121
• Household income: $88,652
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 1545.0

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 0.76)
• Race & ethnicity: Hispanic / Latino 30% White 30% Black 19% Two or more races 18% Asian 16%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 52% English-only · Spanish 27% Vietnamese 6% Other Indo-European 5%

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: ▼ -263.06%
• Current HPI: 230.9036
• Rent YoY: ▲ 1.12%
• 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

+364.1% since first listed

8 events — show timeline

• 2026-05-28 Pending — FMLS
• 2026-05-19 Contingent — GAMLS
• 2026-05-19 Contingent — FMLS
• 2026-05-01 Listed $355,000 GAMLS
• 2026-05-01 Listed $355,000 FMLS
• 2002-06-27 Sold (Public Records) $134,000 Public Records
• 1994-09-14 Sold (Public Records) $107,000 Public Records
• 1981-05-29 Sold (Public Records) $76,500 Public Records

Property tax history

-3.4%/yr

Latest (2025): $965 · +0.1% YoY. Source: county tax records.