804 Bankshire Dr · Suwanee, GA 30024

$300,000

4 bd · 2.5 ba · 1,998 sqft · SingleFamily public records · 72 Days on market

Built 1983 4.44 ac lot Est $396k · 24% 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).

• Cash flow +15.0/30.0
• ARV discount +15.0/15.0
• DSCR +4.6/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Rent growth +1.9/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Family Home located in a cul-de-sac with both a family room and separate living room. Kitchen and dining room combined, with half bath and laundry on main floor. Second floor has a large master bedroom with full bath, and 3 additional bedrooms and full bathroom. The home needs a complete rehab.

Key facts

• 4.44 acre lot
• 2 parking spots
• Built 1983

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (21.4% below list).
• Recommended offer: $236k (21.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.7% in Suwanee — 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 74/100 on livability (#35 in GA, #4,463 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living 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: Jackson Elementary School (math 39% / reading 37%, grade F, #469 of 1,228 statewide, top 38%, 1,491 students, 62% FRL); Northbrook Middle School (math 44% / reading 45%, grade D, #109 of 470 statewide, top 24%, 921 students, 59% FRL); Peachtree Ridge High School (math 31% / reading 50%, grade F, #55 of 424 statewide, top 13%, 3,300 students, 37% FRL).
• Market conditions: Rents soft (-2.5%/yr); 625 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $9k 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 72 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $75k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $235,821 (21.4% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
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: 0.79% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $395,604
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2230 Ashley Crossing Ct	0.18mi	3/2.0 (-1)	2,012 (+1%)	1mo	$413,000	$205	83
2141 Tropicana Dr	0.12mi	4/3.0	2,112 (+6%)	7mo	$375,000	$178	77
810 Hounds Ridge Ct	0.34mi	3/2.5 (-1)	2,035 (+2%)	3mo	$405,000	$199	74
798 Bankshire Dr	0.02mi	3/2.0 (-1)	1,830 (-8%)	8mo	$395,000	$216	71
1019 Wolf Springs Ct	0.61mi	4/2.5	2,068 (+4%)	7mo	$425,000	$206	60
550 Swan Creek Ct	0.70mi	4/2.5	1,922 (-4%)	2mo	$395,000	$206	59
964 Pointers Way	0.34mi	3/2.5 (-1)	2,223 (+11%)	2mo	$399,000	$179	59
2404 Rhine Ct	0.66mi	4/3.0	1,916 (-4%)	2mo	$377,500	$197	59
500 Clear Lake Ln	0.68mi	3/2.5 (-1)	2,067 (+4%)	1mo	$329,000	$159	57
318 Lee Miller Dr	0.65mi	4/2.5	1,872 (-6%)	6mo	$370,000	$198	54
710 Suwanee Lakes Cir	0.64mi	3/2.5 (-1)	2,100 (+5%)	3mo	$360,000	$171	54
905 Ahearn Ct	0.73mi	3/2.5 (-1)	2,207 (+10%)	2mo	$335,000	$152	42

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: -17.2%
• Equity multiple: 0.41×
• Total profit: $-49,858
• Equity at exit: $44,731

10-year hold

• IRR: -15.0%
• Equity multiple: 0.25×
• Total profit: $-63,244
• Equity at exit: $25,939

Cash invested: $84,000 (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 30024

• Home prices YoY: -29.2%
• Rents YoY: -2.5%
• Active inventory: 625
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,358 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $91

Break-even live

Break-even rent $2,243

Max offer price $300,000

Occupancy floor 91%

Sensitivity live

Price	-10% $261	-5% $176	+0% $91	+5% $6	+10% $-79
Rent	-10% $-95	-5% $-2	+0% $91	+5% $184	+10% $278
Rate	-1.0pp $242	-0.5pp $168	base $91	+0.5pp $14	+1.0pp $-66

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
673 Kenridge Dr Suwanee, GA	3.0	2.5	1506	$1,950	$1.29	26d	1	0.48mi
646 Kenridge Dr Suwanee, GA	3.0	2.5	1386	$1,750	$1.26	26d	1	0.50mi
619 Kenridge Way Suwanee, GA	3.0	2.5	1466	$2,200	$1.50	23d	1	0.50mi
2395 Sailor Ln Suwanee, GA	4.0	2.5	1939	$2,279	$1.18	7d	1	0.56mi
605 Suwanee Lakes Cir Suwanee, GA	3.0	2.5	2100	$2,350	$1.12	26d	1	0.59mi
605 Suwanee Lakes Cir Suwanee, GA	3.0	2.5	2100	$2,350	$1.12	0d	1	0.59mi
1909 Suwanee Valley Rd Lawrenceville, GA	4.0	2.5	1824	$2,295	$1.26	45d	1	0.64mi
640 Suwanee Lakes Cir Suwanee, GA	3.0	2.5	2455	$2,695	$1.10	0d	1	0.64mi
1860 Suwanee Ridge Ct Lawrenceville, GA	3.0	2.0	1312	$1,890	$1.44	26d	1	0.65mi
2790 Suwanee Lakes Trl Suwanee, GA	3.0	2.5	2074	$2,490	$1.20	18d	1	0.70mi
577 Woodland Park Ter Lawrenceville, GA	3.0	2.5	1940	$2,000	$1.03	20d	1	0.72mi
2482 Birkhall Way Lawrenceville, GA	3.0	2.5	1736	$2,200	$1.27	45d	1	0.80mi
555 Fosters Mill Ln Suwanee, GA	3.0	3.5	2180	$1,400	$0.64	14d	1	0.85mi
801 Old Peachtree Rd NW Lawrenceville, GA	2.0–3.0	2.5	1412	$2,000	$1.42	45d	2	0.86mi
487 Arbour Run Suwanee, GA	3.0	2.5	1515	$2,245	$1.48	26d	1	0.89mi
801 Old Peachtree Rd NW Lawrenceville, GA	3.0	2.5	1436	$2,000	$1.39	26d	1	0.92mi
1570 Swan Valley Ct Lawrenceville, GA	4.0	2.5	2380	$2,600	$1.09	20d	1	0.93mi
345 Deerwood Dr Suwanee, GA	3.0	2.5	2300	$2,500	$1.09	14d	1	0.94mi
345 Deerwood Dr Suwanee, GA	3.0	2.5	2300	$2,500	$1.09	18d	1	0.94mi
649 Isom Walk Suwanee, GA	3.0	2.5	1802	$2,750	$1.53	26d	1	1.08mi
725 Manor Glen Dr Suwanee, GA	4.0	2.5	1887	$2,300	$1.22	20d	1	1.11mi
377 Arbour Way Suwanee, GA	3.0	2.0	1585	$2,185	$1.38	26d	1	1.17mi
377 Arbour Way Suwanee, GA	3.0	2.0	1585	$2,185	$1.38	0d	1	1.17mi
1045 Old Peachtree Rd NW Suwanee, GA	1.0–3.0	1.0–2.0	1149	$2,490	$2.17	0d	31	1.23mi
370 Manor Glen Dr Suwanee, GA	3.0	2.5	1951	$2,400	$1.23	7d	1	1.25mi
370 Manor Glen Dr Suwanee, GA	3.0	2.5	1951	$2,300	$1.18	45d	1	1.25mi
2950 Richmond Row Dr Suwanee, GA	1.0–3.0	1.0–2.0	1038	$2,150	$2.07	0d	21	1.26mi
450 Manor Glen Dr Suwanee, GA	3.0	2.5	1955	$2,400	$1.23	45d	1	1.27mi
2809 White Blossom Ct Suwanee, GA	3.0	2.5	1722	$2,200	$1.28	4d	1	1.28mi
2699 Richmond Row Dr Suwanee, GA	4.0	3.5	2316	$2,600	$1.12	22d	1	1.31mi
1520 Bouvier Pl #3 Lawrenceville, GA	3.0	2.5	2024	$2,450	$1.21	4d	1	1.36mi
2686 Lawrenceville Suwanee Rd Suwanee, GA	3.0	1.0	1356	$1,650	$1.22	20d	1	1.37mi
2735 McGinnis Ferry Rd Suwanee, GA	1.0–3.0	1.0–2.0	1080	$2,640	$2.44	0d	209	1.41mi
2318 Brynfield Cv Suwanee, GA	4.0	2.5	2135	$2,500	$1.17	18d	1	1.45mi
993 Nightfall Ct NW Suwanee, GA	3.0	2.5	1764	$2,100	$1.19	45d	1	1.49mi
909 Michael Lee Way Lawrenceville, GA	3.0	2.0	2000	$2,325	$1.16	0d	1	1.49mi

Listing history 12 events

1. 2025-08-27
   soldstatus $315,000
2. 2025-08-26
   soldstatus $275,000
3. 2025-08-22
   soldstatus $275,000 Sold 295-char remark

   Show marketing remark (295 chars)

   Family Home located in a cul-de-sac with both a family room and separate living room. Kitchen and dining room combined, with half bath and laundry on main floor. Second floor has a large master bedroom with full bath, and 3 additional bedrooms and full bathroom. The home needs a complete rehab.

4. 2025-04-10
   status Under Contract 295-char remark

   Show marketing remark (295 chars)

   Family Home located in a cul-de-sac with both a family room and separate living room. Kitchen and dining room combined, with half bath and laundry on main floor. Second floor has a large master bedroom with full bath, and 3 additional bedrooms and full bathroom. The home needs a complete rehab.

5. 2025-04-10
   status Pending

   Show marketing remark (295 chars)

   Family Home located in a cul-de-sac with both a family room and separate living room. Kitchen and dining room combined, with half bath and laundry on main floor. Second floor has a large master bedroom with full bath, and 3 additional bedrooms and full bathroom. The home needs a complete rehab.

6. 2025-04-03
   price $300,000

   Show marketing remark (295 chars)

   Family Home located in a cul-de-sac with both a family room and separate living room. Kitchen and dining room combined, with half bath and laundry on main floor. Second floor has a large master bedroom with full bath, and 3 additional bedrooms and full bathroom. The home needs a complete rehab.

7. 2025-04-03
   price $300,000 295-char remark

   Show marketing remark (295 chars)

   Family Home located in a cul-de-sac with both a family room and separate living room. Kitchen and dining room combined, with half bath and laundry on main floor. Second floor has a large master bedroom with full bath, and 3 additional bedrooms and full bathroom. The home needs a complete rehab.

8. 2025-03-01
   price $350,000 295-char remark

   Show marketing remark (295 chars)

   Family Home located in a cul-de-sac with both a family room and separate living room. Kitchen and dining room combined, with half bath and laundry on main floor. Second floor has a large master bedroom with full bath, and 3 additional bedrooms and full bathroom. The home needs a complete rehab.

9. 2025-03-01
   price $350,000

   Show marketing remark (295 chars)

   Family Home located in a cul-de-sac with both a family room and separate living room. Kitchen and dining room combined, with half bath and laundry on main floor. Second floor has a large master bedroom with full bath, and 3 additional bedrooms and full bathroom. The home needs a complete rehab.

10. 2025-01-27
    listed $375,000 New 295-char remark

    Show marketing remark (295 chars)

    Family Home located in a cul-de-sac with both a family room and separate living room. Kitchen and dining room combined, with half bath and laundry on main floor. Second floor has a large master bedroom with full bath, and 3 additional bedrooms and full bathroom. The home needs a complete rehab.

11. 2025-01-27
    listed $375,000 Active

    Show marketing remark (295 chars)

    Family Home located in a cul-de-sac with both a family room and separate living room. Kitchen and dining room combined, with half bath and laundry on main floor. Second floor has a large master bedroom with full bath, and 3 additional bedrooms and full bathroom. The home needs a complete rehab.

12. 1983-10-11
    soldstatus $65,400

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $2,760 · $230/mo
• Expected delta: +$1,879/yr (+$157/mo · 213.1%)

ⓘ 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 7 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,299
• − Mortgage interest: −$16,805
• − Property taxes: −$881
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − Depreciation: −$8,727
• Taxable loss: −$4,143
• Est. tax savings @ 24.0%: +$994
• After-tax cash flow: $2,090/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 — Suwanee

• Score: 74/100
• State rank: #35
• US rank: #4463

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 88,067
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 88,067
• Household income: $143,879
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 1594.0

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 0.67)
• Race & ethnicity: White 45% Asian 34% Black 11% Two or more races 7% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Italian 2% Lithuanian 2% Slovak 2%
• Foreign-born: 31% · South Korea, Canada, China
• Languages at home: 63% English-only · Korean 9% Other Indo-European 8% Other Asian/Pacific 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: ▼ -107.76%
• Current HPI: 261.5363
• Rent YoY: ▼ -2.50%
• 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

+381.7% since first listed

12 events — show timeline

• 2025-08-27 Sold (Public Records) $315,000 Public Records
• 2025-08-26 Sold (Public Records) $275,000 Public Records
• 2025-08-22 Sold (MLS) $275,000 GAMLS
• 2025-04-10 Pending — GAMLS
• 2025-04-10 Pending — FMLS
• 2025-04-03 Price Changed $300,000 FMLS
• 2025-04-03 Price Changed $300,000 GAMLS
• 2025-03-01 Price Changed $350,000 GAMLS
• 2025-03-01 Price Changed $350,000 FMLS
• 2025-01-27 Listed $375,000 FMLS
• 2025-01-27 Listed $375,000 GAMLS
• 1983-10-11 Sold (Public Records) $65,400 Public Records

Property tax history

-3.5%/yr

Latest (2025): $881 · +0.4% YoY. Source: county tax records.