3123 Destin Cir · Snellville, GA 30078

$889,000

8 bd · 6.0 ba · 4,608 sqft · MultiFamily public records · 56 Days on market

Built 1984 0.54 ac lot

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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 +14.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.5/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

FANTASTIC rental property with tons of updates and upgrades!! New windows installed in 2014! Roof is only 5 years old! Updated flooring in all units! Kitchens updated with black appliances, newer cabinets in 3 units, & granite counters in all 4 kitchens! Updated light fixtures & bathroom vanities! Ceiling fans in upstairs bedrooms! Huge storage rooms in each unit! Cozy fireplaces and custom shelving in living rooms! Excellent tenants! Units rent extremely fast!! HOA community with $40/month dues.

Key facts

• Dedicated kitchens
• Consistent demand
• Multi-unit property

Tags

• MULTI-UNIT PROPERTY
• IMMEDIATE INCOME POTENTIAL
• STRONG RENTAL APPEAL
• CONSISTENT DEMAND
• FUNCTIONAL FLOOR PLANS
• DEDICATED KITCHENS

Property features AI

Finance

• Financial info: 4 total rental units; Unit rents reported: $1,450; $1,450; $1,375; $1,450; Deposits reported: $2,900; $1,400; $875; $1,325; Tenants occupy all units; Maintenance is included for each unit; utilities (electric, gas, water, garbage) are not included

Exterior

• Parking: Paved parking lot
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Water available
• Home design: Two-story building; Resale condition
• Construction: Vinyl siding exterior; Composition roof
• Exterior features: Street lights in the community

Interior

• Kitchen: Each unit equipped with range/oven; Each unit includes refrigerator; Each unit includes dishwasher
• Bedrooms: Four separate 3-bedroom units (each unit has 3 bedrooms)
• Flooring: Carpeting in units
• Bathrooms: Each unit: 2 full baths and 1 half bath
• Heating & cooling: Central heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Insulated windows; Deck; Patio; Fireplace; Carpeting; Central air; Ceiling fan(s)
• Laundry & utility: Each unit has washer/dryer connection

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/2.5-bath units multifamily listed at $889k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive. Per door: $62/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $714k (19.7% below list).
• Recommended offer: $714k (19.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.9% in Snellville — 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 67/100 on livability (#169 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; Watch: amenities F, 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: Britt Elementary School (math 29% / reading 36%, grade F, #575 of 1,228 statewide, top 47%, 599 students, 76% FRL); Snellville Middle School (math 19% / reading 29%, grade F, #311 of 470 statewide, top 68%, 882 students, 75% FRL); South Gwinnett High School (math 14% / reading 8%, grade F, #347 of 424 statewide, top 82%, 2,677 students, 58% FRL) — zoned schools average 70% FRL vs 47% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 41% district-wide (-19 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; 299 active listings in the ZIP; solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• At $7,140/mo this rent would consume 87% of the median local household income ($98k/yr) (locally 537% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $27k 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 56 days — a 3% lower offer ($862k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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.
• Current owner paid $355k; list at $889k implies a 150% gain — meaningful room to come down on a strong offer.

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 $714,000 (19.7% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.80% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.19%
• DSCR: 1.05
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-144,673
• Equity at exit: $132,553

10-year hold

• IRR: -12.8%
• Equity multiple: 0.32×
• Total profit: $-169,742
• Equity at exit: $76,864

Cash invested: $248,920 (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 30078

• Rents YoY: 0.7%
• Active inventory: 299
• Price-to-rent: 41.5×

Monthly cashflow live

• Estimated rent: $7,140 high
• Mortgage (P&I): −$4,662
• Tax from tax record: −$362 /mo · $4,343/yr
• Insurance: −$370
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,499
• Net cashflow: $246

Break-even live

Break-even rent $6,828

Max offer price $889,000

Occupancy floor 92%

Sensitivity live

Price	-10% $749	-5% $498	+0% $246	+5% $-5	+10% $-257
Rent	-10% $-318	-5% $-36	+0% $246	+5% $528	+10% $810
Rate	-1.0pp $694	-0.5pp $472	base $246	+0.5pp $16	+1.0pp $-218

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	3	2.5	$7,140
Total (4 units)			$7,140

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: $222,250
• Closing costs: $26,670
• Reserves months: —
• Total cash needed: —

Listing history 46 events

1. 2026-06-18
   status $889,000 Pending 56 DOM
2. 2026-06-17
   days on market $889,000 Active Under Contract 56 DOM
3. 2026-06-16
   days on market $889,000 Active Under Contract 55 DOM
4. 2026-06-15
   days on market $889,000 Active Under Contract 54 DOM
5. 2026-06-13
   days on market $889,000 Active Under Contract 52 DOM
6. 2026-06-09
   days on market $889,000 Active Under Contract 48 DOM
7. 2026-06-08
   days on market $889,000 Active Under Contract 47 DOM
8. 2026-06-07
   days on market $889,000 Active Under Contract 46 DOM
9. 2026-06-04
   days on market $889,000 Active Under Contract 43 DOM
10. 2026-06-03
    days on market $889,000 Active Under Contract 42 DOM
11. 2026-06-02
    days on market $889,000 Active Under Contract 41 DOM
12. 2026-06-01
    days on market $889,000 Active Under Contract 40 DOM
13. 2026-05-31
    days on market $889,000 Active Under Contract 39 DOM
14. 2026-05-18
    historical Active Under Contract 631-char remark
15. 2026-05-15
    status Active 631-char remark
16. 2026-05-15
    price $889,000 631-char remark
17. 2026-05-04
    historical Active Under Contract 631-char remark
18. 2026-04-17
    listed $885,000 Active 631-char remark
19. 2025-01-20
    historical $1,325
20. 2025-01-19
    historical $1,325
21. 2025-01-05
    listed $1,325
22. 2025-01-04
    listed $1,325
23. 2023-10-05
    historical $1,450
24. 2023-09-06
    listed $1,450
25. 2017-07-12
    soldstatus $355,000
26. 2017-06-30
    soldstatus $355,000 Sold 511-char remark

    Show marketing remark (511 chars)

    FANTASTIC rental property with tons of updates and upgrades!! New windows installed in 2014! Roof is only 5 years old! Updated flooring in all units! Kitchens updated with black appliances, newer cabinets in 3 units, & granite counters in all 4 kitchens! Updated light fixtures & bathroom vanities! Ceiling fans in upstairs bedrooms! Huge storage rooms in each unit! Cozy fireplaces and custom shelving in living rooms! Excellent tenants! Units rent extremely fast!! HOA community with $40/month dues.

27. 2017-05-22
    historical Pending 511-char remark

    Show marketing remark (511 chars)

    FANTASTIC rental property with tons of updates and upgrades!! New windows installed in 2014! Roof is only 5 years old! Updated flooring in all units! Kitchens updated with black appliances, newer cabinets in 3 units, & granite counters in all 4 kitchens! Updated light fixtures & bathroom vanities! Ceiling fans in upstairs bedrooms! Huge storage rooms in each unit! Cozy fireplaces and custom shelving in living rooms! Excellent tenants! Units rent extremely fast!! HOA community with $40/month dues.

28. 2017-05-19
    listed $359,900 Active 511-char remark

    Show marketing remark (511 chars)

    FANTASTIC rental property with tons of updates and upgrades!! New windows installed in 2014! Roof is only 5 years old! Updated flooring in all units! Kitchens updated with black appliances, newer cabinets in 3 units, & granite counters in all 4 kitchens! Updated light fixtures & bathroom vanities! Ceiling fans in upstairs bedrooms! Huge storage rooms in each unit! Cozy fireplaces and custom shelving in living rooms! Excellent tenants! Units rent extremely fast!! HOA community with $40/month dues.

29. 2015-03-19
    historical
30. 2015-03-13
    listed $315,000 New
31. 2014-04-15
    price $220,000
32. 2014-04-02
    price $220,000
33. 2014-04-02
    historical
34. 2014-04-01
    historical
35. 2014-03-31
    soldstatus $220,000 Sold
36. 2014-03-31
    soldstatus $220,000 Sold
37. 2014-03-31
    price $249,900
38. 2014-03-29
    status Under Contract
39. 2014-03-29
    status Pending
40. 2014-03-29
    price $249,900
41. 2014-03-20
    status Active
42. 2014-03-18
    status Pending
43. 2014-03-09
    listed $249,900 New
44. 2014-03-09
    listed $249,900 Active
45. 1995-06-22
    soldstatus $153,100
46. 1984-12-06
    soldstatus $215,000

ⓘ 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: $4,343 · $362/mo
• Projected year-2 tax: $8,179 · $682/mo
• Expected delta: +$3,836/yr (+$320/mo · 88.3%)

ⓘ 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 4/10 Moderate 21% 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: $85,680
• − Mortgage interest: −$49,798
• − Property taxes: −$4,343
• − Insurance: −$4,445
• − Repairs & maintenance: −$6,854
• − Management: −$6,854
• − Depreciation: −$25,862
• Taxable loss: −$12,477
• Est. tax savings @ 24.0%: +$2,994
• After-tax cash flow: $5,949/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 — Snellville

• Score: 67/100
• State rank: #169
• US rank: #10705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 94,380
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,597
• Household income: $98,257
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 537.0

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 0.72)
• Race & ethnicity: Black 35% White 35% Asian 13% Hispanic / Latino 13% Two or more races 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 2%
• Common ancestry: Slovak 1% Hispanic 1% Lithuanian 1%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 68% English-only · Spanish 10% Other Asian/Pacific 4% Other Indo-European 4%

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: ▼ -258.60%
• Current HPI: 222.8989
• Rent YoY: ▲ 0.73%
• 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

+313.5% since first listed

34 events — show timeline

• 2026-06-17 Pending — FMLS
• 2026-05-18 Contingent — FMLS
• 2026-05-15 Relisted — FMLS
• 2026-05-15 Price Changed $889,000 FMLS
• 2026-05-04 Contingent — FMLS
• 2026-04-17 Listed $885,000 FMLS
• 2025-01-20 Rental Removed $1,325 RENTLY
• 2025-01-19 Rental Removed $1,325 APPFOLIO
• 2025-01-05 Listed for Rent $1,325 APPFOLIO
• 2025-01-04 Listed for Rent $1,325 RENTLY
• 2023-10-05 Rental Removed $1,450 RENTLY
• 2023-09-06 Listed for Rent $1,450 RENTLY
• 2017-07-12 Sold (Public Records) $355,000 Public Records
• 2017-06-30 Sold (MLS) $355,000 FMLS
• 2017-05-22 Contingent — FMLS
• 2017-05-19 Listed $359,900 FMLS
• 2015-03-19 Listing Removed — GAMLS
• 2015-03-13 Listed $315,000 GAMLS
• 2014-04-15 Price Changed $220,000 GAMLS
• 2014-04-02 Price Changed $220,000 FMLS
• 2014-04-02 Listing Removed — FMLS
• 2014-04-01 Listing Removed — GAMLS
• 2014-03-31 Sold (MLS) $220,000 GAMLS
• 2014-03-31 Price Changed $249,900 FMLS
• 2014-03-31 Sold (MLS) $220,000 FMLS
• 2014-03-29 Pending — GAMLS
• 2014-03-29 Pending — FMLS
• 2014-03-29 Price Changed $249,900 GAMLS
• 2014-03-20 Relisted — FMLS
• 2014-03-18 Pending — FMLS
• 2014-03-09 Listed $249,900 GAMLS
• 2014-03-09 Listed $249,900 FMLS
• 1995-06-22 Sold (Public Records) $153,100 Public Records
• 1984-12-06 Sold (Public Records) $215,000 Public Records

Property tax history

-0.9%/yr

Latest (2014): $4,343 · +19.9% YoY. Source: county tax records.