3292 Mixon Way · Mountain Park, GA 30087

$211,000

3 bd · 2.0 ba · 1,680 sqft · SingleFamily public records · 63 Days on market

Built 1982 0.42 ac lot $126/sqft · 24% below area Est $276k · 24% 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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• 1% rule +4.4/10.0
• DSCR +4.2/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Split-level home located in the Stone Mountain area of Gwinnett County offering a spacious and functional layout. The main level features a large living room that flows into the dining area and kitchen. The upper level includes three bedrooms and two full bathrooms, including a spacious primary bedroom with a walk-in closet. The lower level offers additional living space with a large recreation room, an additional bedroom, and a utility/laundry area with interior access to the two-car garage. Outside, the home features a rear deck overlooking a private backyard with mature trees and plenty of space for outdoor activities. Conveniently located near shopping, dining, parks, and major roadways with easy access to the surrounding metro Atlanta area.

Key facts

• Kitchen
• Walk-in closet
• Dining area

Tags

• SPLIT-LEVEL HOME
• LARGE LIVING ROOM
• DINING AREA
• KITCHEN
• WALK-IN CLOSET
• LARGE RECREATION ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k.

Deal economics

• At list price, monthly cash flow is $22 ($264/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 $199k (5.8% below list).
• Recommended offer: $198k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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: schools D, 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.
• Market conditions: Rents rising (+1.3%/yr); 246 active listings in the ZIP; 18 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).

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 63 days — a 6% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 6 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.

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 $198,340 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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 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. 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: 0.94% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 8.9

CMA / ARV

• ARV (median comp): $276,201
• List price: $211,000
• Delta: -23.61%
• 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
3292 Mixon Way	0.00mi	3/2.0	1,680 (0%)	1mo	$205,000	$122	99
5065 Carole Pl	0.12mi	3/2.0	1,653 (-2%)	8mo	$285,000	$172	85
3216 Deshong Dr	0.15mi	3/2.0	1,575 (-6%)	3mo	$253,150	$161	80
3396 Deshong Dr	0.23mi	3/2.0	1,575 (-6%)	1mo	$260,000	$165	78
3346 Deshong Dr	0.15mi	3/2.0	1,577 (-6%)	6mo	$275,000	$174	78
5115 Carole Pl	0.21mi	3/2.0	1,575 (-6%)	3mo	$280,000	$178	77
3364 Sheree Trl	0.22mi	4/2.0 (+1)	1,666 (-1%)	9mo	$297,500	$179	76
3415 Sheree Trl	0.32mi	4/2.0 (+1)	1,724 (+3%)	2mo	$202,000	$117	74
3406 Deshong Dr	0.25mi	3/2.0	1,488 (-11%)	7mo	$232,000	$156	64
5167 Dekalb Way	0.35mi	3/2.0	1,437 (-14%)	2mo	$279,900	$195	58
5226 Cumberland Way	0.66mi	3/2.0	1,599 (-5%)	8mo	$292,650	$183	55
3123 Deshong Dr	0.37mi	4/2.0 (+1)	1,450 (-14%)	10mo	$299,900	$207	47

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.39×
• Total profit: $-36,049
• Equity at exit: $31,461

10-year hold

• IRR: -13.4%
• Equity multiple: 0.28×
• Total profit: $-42,496
• Equity at exit: $18,243

Cash invested: $59,080 (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 30087

• Rents YoY: 1.3%
• Active inventory: 246
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$1,107
• Tax from tax record: −$353 /mo · $4,237/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $22

Break-even live

Break-even rent $1,959

Max offer price $211,000

Occupancy floor 94%

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: $52,750
• Closing costs: $6,330
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5033 Mixon Pl Stone Mountain, GA	3.0	2.0	1575	$1,950	$1.24	22d	1	0.06mi
3253 Deshong Dr Stone Mountain, GA	3.0	2.0	1431	$1,499	$1.05	44d	1	0.09mi
5017 DeKalb Way Stone Mountain, GA	4.0	3.0	2050	$1,986	$0.97	24d	1	0.10mi
3208 Berrong Way Stone Mountain, GA	3.0	2.0	1580	$1,725	$1.09	44d	1	0.22mi
5088 Phillip Ct Stone Mountain, GA	3.0	2.0	1624	$1,845	$1.14	15d	1	0.27mi
5162 Manitou Way Stone Mountain, GA	3.0	2.0	1728	$1,530	$0.89	15d	1	0.30mi
3494 Sheree Trl Stone Mountain, GA	3.0	2.5	1911	$1,800	$0.94	44d	1	0.34mi
3495 Sheree Trl Stone Mountain, GA	3.0	2.0	2118	$2,500	$1.18	44d	1	0.38mi
2959 Tiller Trl Stone Mountain, GA	3.0	2.0	1152	$1,695	$1.47	2d	1	0.63mi
4828 Annistown Rd Stone Mountain, GA	3.0	2.0	1264	$1,799	$1.42	22d	1	0.81mi
2906 Deshong Dr Stone Mountain, GA	3.0	2.0	1152	$1,719	$1.49	24d	1	0.83mi
100 Castle Club Dr Stone Mountain, GA	1.0–4.0	1.0–2.0	1036	$1,783	$1.72	3d	1	0.89mi
7156 Lone Oak Way Lithonia, GA	3.0	2.0	1884	$1,895	$1.01	44d	1	1.26mi
738 Stonebridge Way Lithonia, GA	3.0	2.0	1352	$1,880	$1.39	24d	1	1.33mi
606 Woodstone Rd Lithonia, GA	3.0	3.0	2173	$1,910	$0.88	24d	1	1.33mi
7179 Fair Harbor Way Lithonia, GA	4.0	2.5	2110	$2,350	$1.11	21d	1	1.35mi
4445 Scotland Ct Snellville, GA	3.0	2.0	1606	$2,095	$1.30	44d	1	1.39mi
712 Pembelton Ct Lithonia, GA	3.0	2.0	1200	$1,665	$1.39	44d	1	1.43mi

Listing history 25 events

1. 2026-05-16
   status Under Contract 755-char remark

   Show marketing remark (755 chars)

   Split-level home located in the Stone Mountain area of Gwinnett County offering a spacious and functional layout. The main level features a large living room that flows into the dining area and kitchen. The upper level includes three bedrooms and two full bathrooms, including a spacious primary bedroom with a walk-in closet. The lower level offers additional living space with a large recreation room, an additional bedroom, and a utility/laundry area with interior access to the two-car garage. Outside, the home features a rear deck overlooking a private backyard with mature trees and plenty of space for outdoor activities. Conveniently located near shopping, dining, parks, and major roadways with easy access to the surrounding metro Atlanta area.

2. 2026-05-16
   status Pending 755-char remark

   Show marketing remark (755 chars)

   Split-level home located in the Stone Mountain area of Gwinnett County offering a spacious and functional layout. The main level features a large living room that flows into the dining area and kitchen. The upper level includes three bedrooms and two full bathrooms, including a spacious primary bedroom with a walk-in closet. The lower level offers additional living space with a large recreation room, an additional bedroom, and a utility/laundry area with interior access to the two-car garage. Outside, the home features a rear deck overlooking a private backyard with mature trees and plenty of space for outdoor activities. Conveniently located near shopping, dining, parks, and major roadways with easy access to the surrounding metro Atlanta area.

3. 2026-04-10
   price $211,000 755-char remark

   Show marketing remark (755 chars)

   Split-level home located in the Stone Mountain area of Gwinnett County offering a spacious and functional layout. The main level features a large living room that flows into the dining area and kitchen. The upper level includes three bedrooms and two full bathrooms, including a spacious primary bedroom with a walk-in closet. The lower level offers additional living space with a large recreation room, an additional bedroom, and a utility/laundry area with interior access to the two-car garage. Outside, the home features a rear deck overlooking a private backyard with mature trees and plenty of space for outdoor activities. Conveniently located near shopping, dining, parks, and major roadways with easy access to the surrounding metro Atlanta area.

4. 2026-04-10
   price $211,000 755-char remark

   Show marketing remark (755 chars)

   Split-level home located in the Stone Mountain area of Gwinnett County offering a spacious and functional layout. The main level features a large living room that flows into the dining area and kitchen. The upper level includes three bedrooms and two full bathrooms, including a spacious primary bedroom with a walk-in closet. The lower level offers additional living space with a large recreation room, an additional bedroom, and a utility/laundry area with interior access to the two-car garage. Outside, the home features a rear deck overlooking a private backyard with mature trees and plenty of space for outdoor activities. Conveniently located near shopping, dining, parks, and major roadways with easy access to the surrounding metro Atlanta area.

5. 2026-03-12
   listed $215,000 New 755-char remark

   Show marketing remark (755 chars)

   Split-level home located in the Stone Mountain area of Gwinnett County offering a spacious and functional layout. The main level features a large living room that flows into the dining area and kitchen. The upper level includes three bedrooms and two full bathrooms, including a spacious primary bedroom with a walk-in closet. The lower level offers additional living space with a large recreation room, an additional bedroom, and a utility/laundry area with interior access to the two-car garage. Outside, the home features a rear deck overlooking a private backyard with mature trees and plenty of space for outdoor activities. Conveniently located near shopping, dining, parks, and major roadways with easy access to the surrounding metro Atlanta area.

6. 2026-03-12
   listed $215,000 Active 755-char remark

   Show marketing remark (755 chars)

   Split-level home located in the Stone Mountain area of Gwinnett County offering a spacious and functional layout. The main level features a large living room that flows into the dining area and kitchen. The upper level includes three bedrooms and two full bathrooms, including a spacious primary bedroom with a walk-in closet. The lower level offers additional living space with a large recreation room, an additional bedroom, and a utility/laundry area with interior access to the two-car garage. Outside, the home features a rear deck overlooking a private backyard with mature trees and plenty of space for outdoor activities. Conveniently located near shopping, dining, parks, and major roadways with easy access to the surrounding metro Atlanta area.

7. 2025-12-06
   historical $1,735
8. 2025-12-02
   listed $1,735
9. 2025-12-02
   historical $1,735
10. 2025-11-28
    price $1,735
11. 2025-11-22
    price $1,825
12. 2025-11-15
    listed $1,920
13. 2025-11-14
    historical $1,950
14. 2025-11-14
    listed $1,950
15. 2017-12-19
    soldstatus $21,942,300
16. 2014-05-09
    soldstatus $60,000
17. 2014-05-09
    soldstatus $70,000
18. 2014-04-28
    soldstatus $60,000 Sold
19. 2014-02-03
    status Under Contract
20. 2014-01-23
    historical Pending Approval
21. 2014-01-09
    listed $60,000 New
22. 1999-07-20
    soldstatus $96,900
23. 1993-07-14
    soldstatus $82,000
24. 1987-03-27
    soldstatus $67,500
25. 1983-03-15
    soldstatus $56,500

ⓘ 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: $4,237 · $353/mo
• Projected year-2 tax: $4,237 · $353/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 ≥105°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 · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,841
• − Mortgage interest: −$11,819
• − Property taxes: −$4,237
• − Insurance: −$1,055
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$6,138
• Taxable loss: −$3,224
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $1,037/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

• County: Dekalb County · 782,738 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,977
• Household income: $96,491
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 780.0

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 0.56)
• Race & ethnicity: Black 62% White 22% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -228.39%
• Current HPI: 204.2122
• Rent YoY: ▲ 1.30%
• 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

+273.5% since first listed

25 events — show timeline

• 2026-05-16 Pending — GAMLS
• 2026-05-16 Pending — FMLS
• 2026-04-10 Price Changed $211,000 GAMLS
• 2026-04-10 Price Changed $211,000 FMLS
• 2026-03-12 Listed $215,000 FMLS
• 2026-03-12 Listed $215,000 GAMLS
• 2025-12-06 Rental Removed $1,735 RENTLY
• 2025-12-02 Listed for Rent $1,735 RENTLY
• 2025-12-02 Rental Removed $1,735 ZUMPER1
• 2025-11-28 Price Changed $1,735 ZUMPER1
• 2025-11-22 Price Changed $1,825 ZUMPER1
• 2025-11-15 Listed for Rent $1,920 ZUMPER1
• 2025-11-14 Rental Removed $1,950 RENTLY
• 2025-11-14 Listed for Rent $1,950 RENTLY
• 2017-12-19 Sold (Public Records) $21,942,300 Public Records
• 2014-05-09 Sold (Public Records) $70,000 Public Records
• 2014-05-09 Sold (Public Records) $60,000 Public Records
• 2014-04-28 Sold (MLS) $60,000 GAMLS
• 2014-02-03 Pending — GAMLS
• 2014-01-23 Contingent — GAMLS
• 2014-01-09 Listed $60,000 GAMLS
• 1999-07-20 Sold (Public Records) $96,900 Public Records
• 1993-07-14 Sold (Public Records) $82,000 Public Records
• 1987-03-27 Sold (Public Records) $67,500 Public Records
• 1983-03-15 Sold (Public Records) $56,500 Public Records

Property tax history

+7.1%/yr

Latest (2025): $4,237 · +14.6% YoY. Source: county tax records.