2021 Huntcliff Dr · Lawrenceville, GA 30043

$299,900

3 bd · 2.5 ba · 2,032 sqft · SingleFamily public records · 250 Days on market

Built 1988 0.53 ac lot $148/sqft · 26% below area Est $406k · 26% 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 +8.1/30.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Information is based on public records, a 3-bedroom 2-bath single-story home with 2 car garage. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at www. servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply). Occupied property. Inspections/appraisals not available. Sold as-is, where-is, sight unseen. No for sale sign. Contact with occupants is prohibited.

Key facts

• 0.53 acre lot
• Listed 250 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-299 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (17.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (21.1% below list).
• Recommended offer: $237k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.8% in Lawrenceville — 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 85/100 on livability (#3 in GA, #473 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: schools C-, crime C-, employment 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.
• Market conditions: Rents soft (-1.8%/yr); 593 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• This rent runs 30% of the median local income ($94k/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 $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 250 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $170k; list at $300k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,623 (21.1% 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. It's been on market 250 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.09%
• Cash-on-cash: -4.28%
• DSCR: 0.81
• GRM: 10.6

CMA / ARV

• ARV (median comp): $405,800
• List price: $299,900
• Delta: -26.10%
• 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
810 Hounds Ridge Ct	0.20mi	3/2.5	2,035 (+0%)	3mo	$405,000	$199	88
2230 Ashley Crossing Ct	0.44mi	3/2.0	2,012 (-1%)	1mo	$413,000	$205	75
500 Clear Lake Ln	0.62mi	3/2.5	2,067 (+2%)	1mo	$329,000	$159	67
964 Pointers Way	0.44mi	3/2.5	2,223 (+9%)	2mo	$399,000	$179	62
2272 Stag Run	0.62mi	3/2.5	2,124 (+4%)	3mo	$325,000	$153	61
710 Suwanee Lakes Cir	0.68mi	3/2.5	2,100 (+3%)	3mo	$360,000	$171	60
2140 Deer Trl	0.70mi	3/2.0	2,125 (+5%)	5mo	$325,000	$153	54
550 Swan Creek Ct	0.71mi	4/2.5 (+1)	1,922 (-5%)	2mo	$395,000	$206	51
1798 Lawrenceville Suwanee Rd	0.71mi	4/2.0 (+1)	1,878 (-8%)	4mo	$440,000	$234	44
466 Suwanee East Dr	0.65mi	3/2.0	2,320 (+14%)	1mo	$455,000	$196	43
499 Hearth Pl	0.74mi	3/2.0	1,775 (-13%)	1mo	$369,990	$208	42
2305 Compton Pl	0.69mi	4/2.5 (+1)	2,318 (+14%)	5mo	$465,000	$201	35

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: -27.1%
• Equity multiple: 0.11×
• Total profit: $-74,505
• Equity at exit: $44,716

10-year hold

• IRR: -41.3%
• Equity multiple: -0.38×
• Total profit: $-115,846
• Equity at exit: $25,930

Cash invested: $83,972 (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 30043

• Home prices YoY: -34.9%
• Rents YoY: -1.8%
• Active inventory: 593
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$471 /mo · $5,653/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-299

Break-even live

Break-even rent $2,745

Max offer price $247,010

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1988 Wisteria Park Ln Lawrenceville, GA	3.0	2.5	2900	$2,995	$1.03	4d	1	0.24mi
577 Woodland Park Ter Lawrenceville, GA	3.0	2.5	1940	$2,000	$1.03	19d	1	0.43mi
1909 Suwanee Valley Rd Lawrenceville, GA	4.0	2.5	1824	$2,295	$1.26	44d	1	0.46mi
969 Light House Way Lawrenceville, GA	4.0	2.5	2706	$2,700	$1.00	10d	1	0.51mi
619 Kenridge Way Suwanee, GA	3.0	2.5	1466	$2,200	$1.50	22d	1	0.58mi
605 Suwanee Lakes Cir Suwanee, GA	3.0	2.5	2100	$2,350	$1.12	24d	1	0.61mi
673 Kenridge Dr Suwanee, GA	3.0	2.5	1506	$1,950	$1.29	24d	1	0.61mi
2395 Sailor Ln Suwanee, GA	4.0	2.5	1939	$2,279	$1.18	5d	1	0.63mi
640 Suwanee Lakes Cir Suwanee, GA	3.0	2.5	2455	$2,725	$1.11	19d	1	0.67mi
2790 Suwanee Lakes Trl Suwanee, GA	3.0	2.5	2074	$2,490	$1.20	17d	1	0.76mi
345 Deerwood Dr Suwanee, GA	3.0	2.5	2300	$2,500	$1.09	13d	1	0.76mi
345 Deerwood Dr Suwanee, GA	3.0	2.5	2300	$2,500	$1.09	17d	1	0.76mi
1570 Swan Valley Ct Lawrenceville, GA	4.0	2.5	2380	$2,600	$1.09	19d	1	0.82mi
487 Arbour Run Suwanee, GA	3.0	2.5	1515	$2,245	$1.48	24d	1	0.87mi
555 Fosters Mill Ln Suwanee, GA	3.0	3.5	2180	$1,400	$0.64	13d	1	0.92mi
2482 Birkhall Way Lawrenceville, GA	3.0	2.5	1736	$2,200	$1.27	44d	1	1.09mi
649 Isom Walk Suwanee, GA	3.0	2.5	1802	$2,750	$1.53	24d	1	1.13mi
377 Arbour Way Suwanee, GA	3.0	2.0	1585	$2,185	$1.38	24d	1	1.14mi
801 Old Peachtree Rd NW Lawrenceville, GA	2.0–3.0	2.5	1412	$2,000	$1.42	44d	2	1.16mi
801 Old Peachtree Rd NW Lawrenceville, GA	3.0	2.5	1436	$2,000	$1.39	24d	1	1.22mi
725 Manor Glen Dr Suwanee, GA	4.0	2.5	1887	$2,300	$1.22	19d	1	1.29mi
370 Manor Glen Dr Suwanee, GA	3.0	2.5	1951	$2,300	$1.18	44d	1	1.36mi
370 Manor Glen Dr Suwanee, GA	3.0	2.5	1951	$2,400	$1.23	5d	1	1.36mi
2699 Richmond Row Dr Suwanee, GA	4.0	3.5	2316	$2,600	$1.12	21d	1	1.37mi
450 Manor Glen Dr Suwanee, GA	3.0	2.5	1955	$2,400	$1.23	44d	1	1.40mi
2809 White Blossom Ct Suwanee, GA	3.0	2.5	1722	$2,200	$1.28	3d	1	1.40mi
2318 Brynfield Cv Suwanee, GA	4.0	2.5	2135	$2,500	$1.17	17d	1	1.42mi
1444 Riverwood Ct Lawrenceville, GA	3.0	2.0	1436	$1,799	$1.25	44d	1	1.43mi

Listing history 17 events

1. 2026-06-09
   days on market $299,900 Active 250 DOM
2. 2026-06-08
   days on market $299,900 Active 249 DOM
3. 2026-06-07
   days on market $299,900 Active 248 DOM
4. 2026-06-04
   days on market $299,900 Active 245 DOM
5. 2026-06-03
   days on market $299,900 Active 244 DOM
6. 2026-06-02
   days on market $299,900 Active 243 DOM
7. 2026-06-01
   days on market $299,900 Active 242 DOM
8. 2026-05-31
   days on market $299,900 Active 241 DOM
9. 2025-10-13
   status Active 575-char remark

   Show marketing remark (575 chars)

   Information is based on public records, a 3-bedroom 2-bath single-story home with 2 car garage. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at www. servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply). Occupied property. Inspections/appraisals not available. Sold as-is, where-is, sight unseen. No for sale sign. Contact with occupants is prohibited.

10. 2025-08-01
    historical 575-char remark

    Show marketing remark (575 chars)

    Information is based on public records, a 3-bedroom 2-bath single-story home with 2 car garage. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at www. servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply). Occupied property. Inspections/appraisals not available. Sold as-is, where-is, sight unseen. No for sale sign. Contact with occupants is prohibited.

11. 2025-07-31
    historical
12. 2025-07-21
    listed $299,900 Active 575-char remark

    Show marketing remark (575 chars)

    Information is based on public records, a 3-bedroom 2-bath single-story home with 2 car garage. This property is now under auction terms. All Bids must be submitted during the auction via the property's listing page at www. servicelinkauction.com. This sale is subject to a 5% or $2,500 minimum buyer's premium pursuant to the auction Terms & Conditions. All bids will be subject to seller approval (minimums may apply). Occupied property. Inspections/appraisals not available. Sold as-is, where-is, sight unseen. No for sale sign. Contact with occupants is prohibited.

13. 2025-07-19
    listed $299,900 New
14. 2006-03-15
    soldstatus $169,900
15. 2003-10-16
    soldstatus $146,800
16. 2001-10-03
    soldstatus $153,000
17. 1991-06-10
    soldstatus $118,000

ⓘ 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: $5,653 · $471/mo
• Projected year-2 tax: $5,653 · $471/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 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: $28,395
• − Mortgage interest: −$16,799
• − Property taxes: −$5,653
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − Depreciation: −$8,724
• Taxable loss: −$8,824
• Est. tax savings @ 24.0%: +$2,118
• After-tax cash flow: $-1,475/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 — Lawrenceville

• Score: 85/100
• State rank: #3
• US rank: #473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 276,247
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 87,929
• Household income: $94,096
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 3172.0

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: White 33% Black 24% Hispanic / Latino 22% Asian 16% Two or more races 14%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 2% Italian 1% Slovak 1%
• Foreign-born: 28% · Canada, South Korea, Jamaica
• Languages at home: 63% English-only · Spanish 19% Other Indo-European 5% Korean 3%

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: ▼ -128.80%
• Current HPI: 240.231
• Rent YoY: ▼ -1.84%
• 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

+154.2% since first listed

9 events — show timeline

• 2025-10-13 Relisted — CBOR
• 2025-08-01 Delisted — CBOR
• 2025-07-31 Listing Removed — GAMLS
• 2025-07-21 Listed $299,900 CBOR
• 2025-07-19 Listed $299,900 GAMLS
• 2006-03-15 Sold (Public Records) $169,900 Public Records
• 2003-10-16 Sold (Public Records) $146,800 Public Records
• 2001-10-03 Sold (Public Records) $153,000 Public Records
• 1991-06-10 Sold (Public Records) $118,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $5,653 · +43.7% YoY. Source: county tax records.