818 Bradford Ct · Lilburn, GA 30047

$399,000

3 bd · 2.0 ba · 1,950 sqft · SingleFamily public records · 9 Days on market

Built 1970 0.56 ac lot $205/sqft · 30% above area Est $500k · 20% 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 +15.0/15.0
• Cash flow +7.3/30.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0
• 1% rule +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fixer-Upper Sold As-Is – Priced to Sell! Calling All Investors! Rare opportunity in the sought-after Parkview school district. 4-sided brick home with finished space plus unfinished basement for future expansion, situated on a 0.56-acre lot with 2-car garage. Quiet community with voluntary swim and tennis club, active neighborhood swim team, and no mandatory HOA. Close to Gwinnett County parks, soccer fields, baseball diamonds, and just minutes to Downtown Lilburn with restaurants, wine bar, bodega, salons, and year-round events. Zoned for Camp Creek Elementary, Trickum Middle, and award-winning Parkview High School. This is a true fixer-upper being sold as-is and priced to sell. Great opportunity for investors, flippers, or buyers looking to add value with updates and renovations. Bring your vision and schedule a showing today!

Key facts

• 0.56 acre lot
• 6 parking spots
• Built 1970

Tags

• NEW LVP AND TILE FLOOR
• BRAND NEW FINISH BASEMENT
• NEW HEAT AC SPLIT UNITS
• QUIET AND SAFE NEIGHBORHOOD

Property features AI

Finance

• Other: Green/energy-efficient features for appliances, water heater, HVAC, and thermostat

Exterior

• Parking: Driveway; Open parking; Total of 6 parking spaces
• Utilities: Public water; Septic sewer (septic tank); Electrical service with 110V and 220V
• Home design: Three or more levels; Updated/remodeled condition; Other body type
• Construction: Wood siding and brick (brick on all sides); Concrete and other roofing materials; Combination foundation; Other on-site structures
• Exterior features: Exterior lighting; Front porch; Covered rear porch/patio; Patio; Wood fencing; Finished, daylight, full basement with bath and walk-out access

Interior

• Kitchen: Breakfast room; Kitchen island; Second kitchen; Solid surface counters; Cabinets (other/unspecified); Eat-in kitchen
• Bedrooms: One main-level bedroom; Three upper-level bedrooms; Two lower-level bedrooms; Bedrooms with other/unspecified features
• Flooring: Vinyl flooring; Luxury vinyl flooring
• Bathrooms: Three full bathrooms; Master bath with tub/shower combo and other features; Two full baths on upper level, one full bath on lower level
• Heating & cooling: Central heating; Hot water heating; Natural gas heating; Electric heating; Central air conditioning; Ceiling fans; Attic fan
• Interior features: Walk-in closets; Shared wall with one adjacent unit
• Laundry & utility: Laundry room; Laundry in hall; Laundry in basement; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-529 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (23.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (42.1% below list).
• Recommended offer: $231k (42.1% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 3.5% in Lilburn — 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 72/100 on livability (#61 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, amenities B; Watch: 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: Camp Creek Elementary School (math 57% / reading 55%, grade C+, #165 of 1,228 statewide, top 14%, 1,338 students, 36% FRL); 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 44% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 347 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).
• 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 $3k of loan paydown is wiped out by about $12k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $231,006 (42.1% 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 1970 — 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. 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?
5. 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.
6. 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.
7. 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: 0.58% ✗
• Cap rate: 4.70%
• Cash-on-cash: -5.68%
• DSCR: 0.75
• GRM: 14.4

CMA / ARV

• ARV (median comp): $500,275
• List price: $399,000
• Delta: -20.24%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
716 Killian Hill Rd SW	0.21mi	4/2.0 (+1)	2,104 (+8%)	1mo	$351,000	$167	71
4333 Deer Ridge Ct	0.21mi	3/2.5	2,090 (+7%)	12mo	$380,000	$182	66
834 Hickory Ridge Rd SW	0.47mi	3/2.0	1,833 (-6%)	4mo	$345,000	$188	65
4296 Linda Ln SW	0.54mi	3/2.5	2,041 (+5%)	4mo	$350,000	$171	62
558 Dorsey Cir SW	0.58mi	3/2.0	1,866 (-4%)	5mo	$325,000	$174	62
991 Cedar Trce SW	0.37mi	3/2.5	1,733 (-11%)	8mo	$400,000	$231	55
1296 Mandalay Ct SW	0.61mi	3/2.0	2,134 (+9%)	1mo	$410,000	$192	55
763 Brookwood Ter SW	0.41mi	4/2.0 (+1)	2,120 (+9%)	10mo	$342,000	$161	53
551 Killian Hill Rd SW	0.55mi	4/2.5 (+1)	2,066 (+6%)	7mo	$335,000	$162	52
1036 Mandalay Ct SW	0.46mi	3/2.5	1,762 (-10%)	18mo	$350,000	$199	45
4820 Admiral Ridge Way SW	0.70mi	4/2.0 (+1)	2,240 (+15%)	3mo	$420,000	$188	35
1120 Lake Lucerne Rd	0.75mi	4/2.5 (+1)	2,218 (+14%)	11mo	$425,000	$192	26

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: -27.8%
• Equity multiple: 0.08×
• Total profit: $-102,862
• Equity at exit: $59,492

10-year hold

• IRR: -33.7%
• Equity multiple: -0.35×
• Total profit: $-150,784
• Equity at exit: $34,498

Cash invested: $111,720 (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: 14.4×

Monthly cashflow live

• Estimated rent: $2,310 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$95 /mo · $1,146/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-529

Break-even live

Break-even rent $2,980

Max offer price $305,518

Occupancy floor —

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
886 Killian Hill Rd SW Lilburn, GA	4.0	3.5	1767	$2,599	$1.47	22d	1	0.23mi
4566 Town Crier Rd SW Lilburn, GA	4.0	2.0	1276	$1,895	$1.49	43d	1	0.68mi
4412 Bryant Dr SW Lilburn, GA	3.0	2.0	1248	$1,200	$0.96	24d	1	0.99mi
355 Arcadia Pl SW Lilburn, GA	3.0	1.5	1305	$1,855	$1.42	2d	1	1.08mi
4093 Deerbrook Way SW Lilburn, GA	3.0	2.0	1896	$2,675	$1.41	24d	1	1.15mi
327 Cashes Ct Lilburn, GA	3.0	2.5	1790	$2,200	$1.23	43d	1	1.18mi
1129 Chartley Dr SW Lilburn, GA	3.0	2.0	1850	$2,550	$1.38	43d	1	1.18mi
1302 Stephens St SW Lilburn, GA	3.0	2.5	1781	$2,250	$1.26	43d	1	1.24mi
917 Chartley Dr SW Lilburn, GA	3.0	2.0	1750	$1,995	$1.14	10d	1	1.27mi
195 King David Dr SW Lilburn, GA	3.0	2.0	1492	$1,776	$1.19	5d	1	1.40mi
1484 Sugarmaple Ct SW Lilburn, GA	4.0	2.5	2370	$2,246	$0.95	43d	1	1.48mi

Listing history 12 events

1. 2026-05-17
   status Pending 535-char remark
2. 2026-05-08
   listed $399,000 Active 535-char remark
3. 2025-11-17
   soldstatus $290,000
4. 2025-11-12
   soldstatus $290,000 Sold 840-char remark

   Show marketing remark (840 chars)

   Fixer-Upper Sold As-Is - Priced to Sell! Calling All Investors! Rare opportunity in the sought-after Parkview school district. 4-sided brick home with finished space plus unfinished basement for future expansion, situated on a 0.56-acre lot with 2-car garage. Quiet community with voluntary swim and tennis club, active neighborhood swim team, and no mandatory HOA. Close to Gwinnett County parks, soccer fields, baseball diamonds, and just minutes to Downtown Lilburn with restaurants, wine bar, bodega, salons, and year-round events. Zoned for Camp Creek Elementary, Trickum Middle, and award-winning Parkview High School. This is a true fixer-upper being sold as-is and priced to sell. Great opportunity for investors, flippers, or buyers looking to add value with updates and renovations. Bring your vision and schedule a showing today!

5. 2025-11-12
   soldstatus $290,000 Closed

   Show marketing remark (840 chars)

   Fixer-Upper Sold As-Is - Priced to Sell! Calling All Investors! Rare opportunity in the sought-after Parkview school district. 4-sided brick home with finished space plus unfinished basement for future expansion, situated on a 0.56-acre lot with 2-car garage. Quiet community with voluntary swim and tennis club, active neighborhood swim team, and no mandatory HOA. Close to Gwinnett County parks, soccer fields, baseball diamonds, and just minutes to Downtown Lilburn with restaurants, wine bar, bodega, salons, and year-round events. Zoned for Camp Creek Elementary, Trickum Middle, and award-winning Parkview High School. This is a true fixer-upper being sold as-is and priced to sell. Great opportunity for investors, flippers, or buyers looking to add value with updates and renovations. Bring your vision and schedule a showing today!

6. 2025-09-18
   status Pending

   Show marketing remark (846 chars)

   Fixer-Upper Sold As-Is – Priced to Sell! Calling All Investors! Rare opportunity in the sought-after Parkview school district. 4-sided brick home with finished space plus unfinished basement for future expansion, situated on a 0.56-acre lot with 2-car garage. Quiet community with voluntary swim and tennis club, active neighborhood swim team, and no mandatory HOA. Close to Gwinnett County parks, soccer fields, baseball diamonds, and just minutes to Downtown Lilburn with restaurants, wine bar, bodega, salons, and year-round events. Zoned for Camp Creek Elementary, Trickum Middle, and award-winning Parkview High School. This is a true fixer-upper being sold as-is and priced to sell. Great opportunity for investors, flippers, or buyers looking to add value with updates and renovations. Bring your vision and schedule a showing today!

7. 2025-09-05
   status Under Contract 840-char remark

   Show marketing remark (846 chars)

   Fixer-Upper Sold As-Is – Priced to Sell! Calling All Investors! Rare opportunity in the sought-after Parkview school district. 4-sided brick home with finished space plus unfinished basement for future expansion, situated on a 0.56-acre lot with 2-car garage. Quiet community with voluntary swim and tennis club, active neighborhood swim team, and no mandatory HOA. Close to Gwinnett County parks, soccer fields, baseball diamonds, and just minutes to Downtown Lilburn with restaurants, wine bar, bodega, salons, and year-round events. Zoned for Camp Creek Elementary, Trickum Middle, and award-winning Parkview High School. This is a true fixer-upper being sold as-is and priced to sell. Great opportunity for investors, flippers, or buyers looking to add value with updates and renovations. Bring your vision and schedule a showing today!

8. 2025-09-05
   historical Active Under Contract

   Show marketing remark (846 chars)

   Fixer-Upper Sold As-Is – Priced to Sell! Calling All Investors! Rare opportunity in the sought-after Parkview school district. 4-sided brick home with finished space plus unfinished basement for future expansion, situated on a 0.56-acre lot with 2-car garage. Quiet community with voluntary swim and tennis club, active neighborhood swim team, and no mandatory HOA. Close to Gwinnett County parks, soccer fields, baseball diamonds, and just minutes to Downtown Lilburn with restaurants, wine bar, bodega, salons, and year-round events. Zoned for Camp Creek Elementary, Trickum Middle, and award-winning Parkview High School. This is a true fixer-upper being sold as-is and priced to sell. Great opportunity for investors, flippers, or buyers looking to add value with updates and renovations. Bring your vision and schedule a showing today!

9. 2025-08-27
   listed $300,000 Active

   Show marketing remark (846 chars)

   Fixer-Upper Sold As-Is – Priced to Sell! Calling All Investors! Rare opportunity in the sought-after Parkview school district. 4-sided brick home with finished space plus unfinished basement for future expansion, situated on a 0.56-acre lot with 2-car garage. Quiet community with voluntary swim and tennis club, active neighborhood swim team, and no mandatory HOA. Close to Gwinnett County parks, soccer fields, baseball diamonds, and just minutes to Downtown Lilburn with restaurants, wine bar, bodega, salons, and year-round events. Zoned for Camp Creek Elementary, Trickum Middle, and award-winning Parkview High School. This is a true fixer-upper being sold as-is and priced to sell. Great opportunity for investors, flippers, or buyers looking to add value with updates and renovations. Bring your vision and schedule a showing today!

10. 2025-08-21
    historical $300,000

    Show marketing remark (840 chars)

    Fixer-Upper Sold As-Is - Priced to Sell! Calling All Investors! Rare opportunity in the sought-after Parkview school district. 4-sided brick home with finished space plus unfinished basement for future expansion, situated on a 0.56-acre lot with 2-car garage. Quiet community with voluntary swim and tennis club, active neighborhood swim team, and no mandatory HOA. Close to Gwinnett County parks, soccer fields, baseball diamonds, and just minutes to Downtown Lilburn with restaurants, wine bar, bodega, salons, and year-round events. Zoned for Camp Creek Elementary, Trickum Middle, and award-winning Parkview High School. This is a true fixer-upper being sold as-is and priced to sell. Great opportunity for investors, flippers, or buyers looking to add value with updates and renovations. Bring your vision and schedule a showing today!

11. 2025-08-21
    listed $300,000 New 840-char remark

    Show marketing remark (840 chars)

    Fixer-Upper Sold As-Is - Priced to Sell! Calling All Investors! Rare opportunity in the sought-after Parkview school district. 4-sided brick home with finished space plus unfinished basement for future expansion, situated on a 0.56-acre lot with 2-car garage. Quiet community with voluntary swim and tennis club, active neighborhood swim team, and no mandatory HOA. Close to Gwinnett County parks, soccer fields, baseball diamonds, and just minutes to Downtown Lilburn with restaurants, wine bar, bodega, salons, and year-round events. Zoned for Camp Creek Elementary, Trickum Middle, and award-winning Parkview High School. This is a true fixer-upper being sold as-is and priced to sell. Great opportunity for investors, flippers, or buyers looking to add value with updates and renovations. Bring your vision and schedule a showing today!

12. 2007-05-14
    soldstatus $160,000

ⓘ 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: $1,146 · $95/mo
• Projected year-2 tax: $3,671 · $306/mo
• Expected delta: +$2,525/yr (+$210/mo · 220.4%)

ⓘ 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 ≥104°F today · 18 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 · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,721
• − Mortgage interest: −$22,350
• − Property taxes: −$1,146
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − Depreciation: −$11,607
• Taxable loss: −$13,813
• Est. tax savings @ 24.0%: +$3,315
• After-tax cash flow: $-3,035/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 — Lilburn

• Score: 72/100
• State rank: #61
• US rank: #5949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 70,121
• 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

+155.6% since first listed

13 events — show timeline

• 2026-06-05 Sold (MLS) $409,000 FMLS
• 2026-05-17 Pending — FMLS
• 2026-05-08 Listed $399,000 FMLS
• 2025-11-17 Sold (Public Records) $290,000 Public Records
• 2025-11-12 Sold (MLS) $290,000 GAMLS
• 2025-11-12 Sold (MLS) $290,000 FMLS
• 2025-09-18 Pending — FMLS
• 2025-09-05 Pending — GAMLS
• 2025-09-05 Contingent — FMLS
• 2025-08-27 Listed $300,000 FMLS
• 2025-08-21 Coming Soon $300,000 FMLS
• 2025-08-21 Listed $300,000 GAMLS
• 2007-05-14 Sold (Public Records) $160,000 Public Records

Property tax history

-3.1%/yr

Latest (2025): $1,146 · -65.9% YoY. Source: county tax records.