3399 Mansfield Ln · Snellville, GA 30039

$200,000

3 bd · 2.0 ba · 1,104 sqft · SingleFamily public records · 36 Days on market

Built 1983 0.46 ac lot Est $284k · 30% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.8/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting home located in the Snellville area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to Stone Mountain, Conyers, and surrounding areas while maintaining the charm of a residential neighborhood.

Key facts

• 0.46 acre lot
• Built 1983
• Listed 36 days

Property features AI

Exterior

• Parking: Driveway with open parking
• Utilities: Water: Other; Electric: Other; Sewer: Other; Other utilities listed
• Home design: One-story property; Frame construction; Composition roof; Property listed as fixer
• Construction: Frame construction; Composition roof; Slab foundation; Built with crawl space
• Exterior features: Deck; Asphalt road frontage on a city street

Interior

• Kitchen: White cabinets; Eat-in kitchen; Countertops listed as other surface materials; Kitchen open to family room; Dishwasher; Gas range; Refrigerator
• Bedrooms: Three main-level bedrooms (main level)
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; Master bathroom with separate tub and shower
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: One gas-started fireplace in the family room; Split bedroom plan; Crawl space foundation
• Laundry & utility: Hall laundry; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Centerville Elementary School (math 22% / reading 22%, grade F, #810 of 1,228 statewide, top 69%, 672 students, 73% FRL); Shiloh Middle School (math 16% / reading 24%, grade F, #349 of 470 statewide, top 75%, 1,738 students, 75% FRL); Shiloh High School (math 22% / reading 8%, grade F, #297 of 424 statewide, top 74%, 2,203 students, 65% FRL) — zoned schools average 71% FRL vs 47% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 19% at this address vs 41% district-wide (-22 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 (+2.3%/yr); 357 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 36 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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: moderate wind risk, 25% 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 $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.08% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.95%
• DSCR: 1.31
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $283,728
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3399 Mansfield Ln	0.00mi	3/2.0	1,104 (0%)	1mo	$195,000	$177	99
3595 Royal Ct	0.20mi	3/2.0	1,204 (+9%)	19mo	$310,000	$257	60

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-13,209
• Equity at exit: $29,821

10-year hold

• IRR: 2.4%
• Equity multiple: 1.16×
• Total profit: $9,205
• Equity at exit: $17,292

Cash invested: $56,000 (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 30039

• Rents YoY: 2.3%
• Active inventory: 357
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,153 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$245 /mo · $2,936/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $324

Break-even live

Break-even rent $1,743

Max offer price $200,000

Occupancy floor 80%

Sensitivity live

Price	-10% $438	-5% $381	+0% $324	+5% $268	+10% $211
Rent	-10% $154	-5% $239	+0% $324	+5% $409	+10% $494
Rate	-1.0pp $425	-0.5pp $375	base $324	+0.5pp $272	+1.0pp $220

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3608 Mansfield Ln Snellville, GA	3.0	2.0	1176	$1,770	$1.51	45d	1	0.27mi
3111 Fife Way Snellville, GA	3.0	2.0	1392	$2,300	$1.65	19d	1	0.67mi
2979 Trotters Crest Dr Snellville, GA	3.0	2.0	1456	$1,945	$1.34	19d	1	0.93mi
3974 Annistown Rd Snellville, GA	1.0–3.0	1.0–2.0	1119	$1,950	$1.74	0d	11	1.06mi
2928 Ashly Brooke Ct Snellville, GA	4.0	2.5	1416	$1,895	$1.34	45d	1	1.45mi
3321 Summer Wood Cir Snellville, GA	3.0	2.0	1290	$1,841	$1.43	45d	1	1.46mi
3580 Traddsprings Way Snellville, GA	3.0	2.0	1432	$2,000	$1.40	19d	1	1.47mi

Listing history 29 events

1. 2026-05-04
   historical Active Under Contract 762-char remark

   Show marketing remark (762 chars)

   Welcome to this inviting home located in the Snellville area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to Stone Mountain, Conyers, and surrounding areas while maintaining the charm of a residential neighborhood.

2. 2026-05-01
   status Pending
3. 2026-03-26
   listed $200,000 New 762-char remark

   Show marketing remark (762 chars)

   Welcome to this inviting home located in the Snellville area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to Stone Mountain, Conyers, and surrounding areas while maintaining the charm of a residential neighborhood.

4. 2026-03-26
   listed $200,000 Active

   Show marketing remark (762 chars)

   Welcome to this inviting home located in the Snellville area, offering a comfortable and functional layout designed for both everyday living and entertaining. The interior features a welcoming living space that flows naturally into the dining and kitchen areas, creating an ideal setting for gatherings and daily routines. The bedrooms provide relaxing retreats, while the layout offers flexibility for guests, a home office, or additional living needs. The outdoor space provides room to enjoy fresh air, gardening, or hosting weekend get-togethers. Conveniently situated near shopping, dining, parks, and major roadways, this home provides easy access to Stone Mountain, Conyers, and surrounding areas while maintaining the charm of a residential neighborhood.

5. 2026-02-02
   historical $1,901
6. 2026-01-31
   price $1,901
7. 2026-01-29
   listed $2,026
8. 2021-06-16
   soldstatus $578,569
9. 2016-05-24
   price $80,000 204-char remark

   Show marketing remark (204 chars)

   Come see this charming Ranch just listed in a sought after school district! Large fenced yard! Nice quiet neighborhood! The owner is also offering a home warranty! Move right in! Better hurry on this one!

10. 2016-05-17
    soldstatus $80,000
11. 2016-05-17
    price $80,000
12. 2016-05-12
    soldstatus $80,000 Sold 204-char remark

    Show marketing remark (204 chars)

    Come see this charming Ranch just listed in a sought after school district! Large fenced yard! Nice quiet neighborhood! The owner is also offering a home warranty! Move right in! Better hurry on this one!

13. 2016-05-12
    price $90,000 204-char remark

    Show marketing remark (204 chars)

    Come see this charming Ranch just listed in a sought after school district! Large fenced yard! Nice quiet neighborhood! The owner is also offering a home warranty! Move right in! Better hurry on this one!

14. 2016-05-12
    soldstatus $80,000 Sold

    Show marketing remark (204 chars)

    Come see this charming Ranch just listed in a sought after school district! Large fenced yard! Nice quiet neighborhood! The owner is also offering a home warranty! Move right in! Better hurry on this one!

15. 2016-04-19
    status Under Contract

    Show marketing remark (204 chars)

    Come see this charming Ranch just listed in a sought after school district! Large fenced yard! Nice quiet neighborhood! The owner is also offering a home warranty! Move right in! Better hurry on this one!

16. 2016-04-19
    historical Pending 204-char remark

    Show marketing remark (204 chars)

    Come see this charming Ranch just listed in a sought after school district! Large fenced yard! Nice quiet neighborhood! The owner is also offering a home warranty! Move right in! Better hurry on this one!

17. 2016-04-15
    price $90,000
18. 2016-04-01
    listed $90,000 New

    Show marketing remark (204 chars)

    Come see this charming Ranch just listed in a sought after school district! Large fenced yard! Nice quiet neighborhood! The owner is also offering a home warranty! Move right in! Better hurry on this one!

19. 2016-04-01
    listed $90,000 Active 204-char remark

    Show marketing remark (204 chars)

    Come see this charming Ranch just listed in a sought after school district! Large fenced yard! Nice quiet neighborhood! The owner is also offering a home warranty! Move right in! Better hurry on this one!

20. 2011-06-29
    historical
21. 2011-06-24
    status Pending
22. 2011-06-21
    soldstatus $29,900 Sold
23. 2011-05-24
    price $29,900
24. 2011-05-23
    price $29,900
25. 2011-04-19
    listed $33,900 Active
26. 2004-09-21
    soldstatus $103,000
27. 1989-03-28
    soldstatus $50,200
28. 1986-12-22
    soldstatus $51,600
29. 1983-10-28
    soldstatus $50,100

ⓘ 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: $2,936 · $245/mo
• Projected year-2 tax: $2,936 · $245/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $25,840
• − Mortgage interest: −$11,203
• − Property taxes: −$2,936
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,067
• − Management: −$2,067
• − Depreciation: −$5,818
• Taxable income: $748
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $3,712/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): 52,783
• Household income: $93,701
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 906.0

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 0.60)
• Race & ethnicity: Black 58% White 21% Hispanic / Latino 14% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 1%
• Common ancestry: Hispanic 1% American 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 79% English-only · Spanish 10% Russian/Polish/Slavic 2% 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: ▼ -165.06%
• Current HPI: 233.5335
• Rent YoY: ▲ 2.31%
• 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

+299.2% since first listed

29 events — show timeline

• 2026-05-04 Contingent — GAMLS
• 2026-05-01 Pending — FMLS
• 2026-03-26 Listed $200,000 FMLS
• 2026-03-26 Listed $200,000 GAMLS
• 2026-02-02 Rental Removed $1,901 RENTLY
• 2026-01-31 Price Changed $1,901 RENTLY
• 2026-01-29 Listed for Rent $2,026 RENTLY
• 2021-06-16 Sold (Public Records) $578,569 Public Records
• 2016-05-24 Price Changed $80,000 FMLS
• 2016-05-17 Sold (Public Records) $80,000 Public Records
• 2016-05-17 Price Changed $80,000 GAMLS
• 2016-05-12 Sold (MLS) $80,000 GAMLS
• 2016-05-12 Price Changed $90,000 FMLS
• 2016-05-12 Sold (MLS) $80,000 FMLS
• 2016-04-19 Pending — GAMLS
• 2016-04-19 Contingent — FMLS
• 2016-04-15 Price Changed $90,000 GAMLS
• 2016-04-01 Listed $90,000 GAMLS
• 2016-04-01 Listed $90,000 FMLS
• 2011-06-29 Listing Removed — FMLS
• 2011-06-24 Pending — FMLS
• 2011-06-21 Sold (MLS) $29,900 FMLS
• 2011-05-24 Price Changed $29,900 GAMLS
• 2011-05-23 Price Changed $29,900 FMLS
• 2011-04-19 Listed $33,900 FMLS
• 2004-09-21 Sold (Public Records) $103,000 Public Records
• 1989-03-28 Sold (Public Records) $50,200 Public Records
• 1986-12-22 Sold (Public Records) $51,600 Public Records
• 1983-10-28 Sold (Public Records) $50,100 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,936 · -0.9% YoY. Source: county tax records.