3070 Everson Ct · Snellville, GA 30039

$235,000

3 bd · 2.0 ba · 1,280 sqft · SingleFamily public records · 12 Days on market

Built 1986 0.28 ac lot $184/sqft · 21% below area Est $298k · 21% 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 +14.9/30.0
• DSCR +4.6/10.0
• 1% rule +3.8/10.0
• 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

3070 Everson Ct is a 2-bedroom, 2-bathroom, ranch style home conveniently located in Snellville, GA. Inside you'll find a generous living room and well-equipped kitchen with granite countertops, a patterned backsplash, stainless steel appliances, and a large center island. A master bedroom with an en-suite bathroom and an additional bedroom and full bathroom finish out the interior. Outside, enjoy your private backyard oasis complete with a screened-in porch, gazebo, and a lush lawn. The fully fenced yard is perfect for relaxing or hosting. Rounding it out is an attached two-car garage and a location close to shopping, dining, and major routes. Schedule a showing today!

Key facts

• Large center island
• Granite countertops
• 0.28 acre lot

Tags

• WELL-EQUIPPED KITCHEN
• GRANITE COUNTERTOPS
• PATTERNED TILE BACKSPLASH
• STAINLESS STEEL APPLIANCES
• LARGE CENTER ISLAND
• PRIVATE BACKYARD OASIS

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Public sewer; Electricity available; Other electric service
• Home design: Single-story home; Fee simple ownership; Resale property; Raised foundation
• Construction: Vinyl siding; Composition roof; Built with raised foundation
• Exterior features: Front screened porch; Back yard with fencing; Fenced yard; Gazebo and shed(s); Other exterior features

Interior

• Kitchen: Kitchen island; Dishwasher; Microwave; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms (both on main level); Master bathroom with other features
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Shutters on windows; Other interior features; No shared/common walls; Crawl space
• Laundry & utility: Laundry room and hallway laundry access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $69 ($827/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 $206k (12.4% below list).
• Recommended offer: $206k (12.4% 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: 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 70% FRL vs 47% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 17% at this address vs 41% district-wide (-24 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); 352 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $2k of loan paydown is wiped out by about $7k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $96k; list at $235k implies a 144% gain — meaningful room to come down on a strong offer.

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 $205,831 (12.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.88% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (median comp): $298,253
• List price: $235,000
• Delta: -21.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3440 Quinn Ridge Dr	0.10mi	4/3.0 (+1)	1,368 (+7%)	6mo	$275,000	$201	70
3174 Newcastle Way	0.23mi	4/2.0 (+1)	1,428 (+12%)	4mo	$298,300	$209	62
3359 Mansfield Ln	0.67mi	3/2.0	1,271 (-1%)	10mo	$255,000	$201	59
3085 Dove Chase Ct	0.51mi	3/2.0	1,389 (+8%)	18mo	$285,000	$205	47
2938 Parkwood Rd	0.53mi	3/2.0	1,446 (+13%)	12mo	$275,000	$190	44
3399 Mansfield Ln	0.73mi	3/2.0	1,104 (-14%)	1mo	$195,000	$177	42
3576 Shrewsbury Ct	0.49mi	4/2.0 (+1)	1,464 (+14%)	11mo	$255,000	$174	39
3362 Chesterfield Ct	0.67mi	3/2.0	1,383 (+8%)	22mo	$301,000	$218	37
2748 Cordite Loop	0.54mi	4/3.0 (+1)	1,384 (+8%)	20mo	$340,000	$246	36

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: -15.0%
• Equity multiple: 0.47×
• Total profit: $-35,119
• Equity at exit: $35,039

10-year hold

• IRR: -7.6%
• Equity multiple: 0.53×
• Total profit: $-30,713
• Equity at exit: $20,319

Cash invested: $65,800 (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: 352
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,058 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$227 /mo · $2,722/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $69

Break-even live

Break-even rent $1,971

Max offer price $235,000

Occupancy floor 92%

Sensitivity live

Price	-10% $202	-5% $135	+0% $69	+5% $2	+10% $-64
Rent	-10% $-94	-5% $-12	+0% $69	+5% $150	+10% $232
Rate	-1.0pp $187	-0.5pp $129	base $69	+0.5pp $8	+1.0pp $-54

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2979 Trotters Crest Dr Snellville, GA	3.0	2.0	1456	$1,945	$1.34	18d	1	0.20mi
3111 Fife Way Snellville, GA	3.0	2.0	1392	$2,300	$1.65	18d	1	0.32mi
3302 Glynn Mill Dr Snellville, GA	4.0	2.0	1616	$1,100	$0.68	6d	1	0.40mi
3273 Newcastle Way SW Unit 1 Snellville, GA	3.0	2.0	1560	$950	$0.61	25d	1	0.43mi
2868 Rocky Pointe Way Snellville, GA	3.0	2.0	1782	$1,538	$0.86	6d	1	0.84mi
2928 Ashly Brooke Ct Snellville, GA	4.0	2.5	1416	$1,895	$1.34	44d	1	0.94mi
2600 Trotters Walk Trl Snellville, GA	3.0	2.0	1420	$1,955	$1.38	2d	1	1.01mi
3608 Mansfield Ln Snellville, GA	3.0	2.0	1176	$1,770	$1.51	44d	1	1.02mi
2675 Wildflower Ln Snellville, GA	3.0	2.0	1308	$1,899	$1.45	44d	1	1.07mi
3125 Brownwood Dr Snellville, GA	2.0	1.0	1004	$1,350	$1.34	44d	1	1.18mi
3935 Willowmeade Dr Snellville, GA	3.0	2.0	1650	$1,980	$1.20	2d	1	1.24mi
2543 Mistletoe Ln Snellville, GA	3.0	2.0	1086	$1,819	$1.67	3d	1	1.25mi
4087 Stacy Ln Snellville, GA	3.0	2.0	1575	$1,795	$1.14	6d	1	1.29mi
2524 Holly Berry Trl Snellville, GA	3.0	2.0	1222	$1,811	$1.48	44d	1	1.31mi
2835 Springdale Rd Unit B Snellville, GA	2.0	1.0	1015	$1,450	$1.43	44d	1	1.35mi
2835 Springdale Rd Unit B Snellville, GA	2.0	1.0	1015	$1,450	$1.43	25d	1	1.35mi
2503 Hewatt Rd Snellville, GA	3.0	2.0	1112	$1,829	$1.64	19d	1	1.36mi
3974 Annistown Rd Snellville, GA	1.0–3.0	1.0–2.0	1119	$1,970	$1.76	3d	11	1.46mi

Listing history 6 events

1. 2026-05-15
   listed $235,000 New 678-char remark

   Show marketing remark (678 chars)

   3070 Everson Ct is a 2-bedroom, 2-bathroom, ranch style home conveniently located in Snellville, GA. Inside you'll find a generous living room and well-equipped kitchen with granite countertops, a patterned backsplash, stainless steel appliances, and a large center island. A master bedroom with an en-suite bathroom and an additional bedroom and full bathroom finish out the interior. Outside, enjoy your private backyard oasis complete with a screened-in porch, gazebo, and a lush lawn. The fully fenced yard is perfect for relaxing or hosting. Rounding it out is an attached two-car garage and a location close to shopping, dining, and major routes. Schedule a showing today!

2. 2026-05-15
   listed $235,000 Active 683-char remark

   Show marketing remark (678 chars)

   3070 Everson Ct is a 2-bedroom, 2-bathroom, ranch style home conveniently located in Snellville, GA. Inside you'll find a generous living room and well-equipped kitchen with granite countertops, a patterned backsplash, stainless steel appliances, and a large center island. A master bedroom with an en-suite bathroom and an additional bedroom and full bathroom finish out the interior. Outside, enjoy your private backyard oasis complete with a screened-in porch, gazebo, and a lush lawn. The fully fenced yard is perfect for relaxing or hosting. Rounding it out is an attached two-car garage and a location close to shopping, dining, and major routes. Schedule a showing today!

3. 1997-09-30
   soldstatus $96,500
4. 1997-05-05
   soldstatus $88,400
5. 1993-08-27
   soldstatus $77,000
6. 1986-12-22
   soldstatus $66,500

ⓘ 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: $2,722 · $227/mo
• Projected year-2 tax: $2,722 · $227/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 ≥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: $24,700
• − Mortgage interest: −$13,164
• − Property taxes: −$2,722
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,976
• − Management: −$1,976
• − Depreciation: −$6,836
• Taxable loss: −$3,150
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $1,583/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

+253.4% since first listed

10 events — show timeline

• 2026-06-02 Pending — GAMLS
• 2026-05-28 Pending — FMLS
• 2026-05-22 Contingent — FMLS
• 2026-05-22 Contingent — GAMLS
• 2026-05-15 Listed $235,000 FMLS
• 2026-05-15 Listed $235,000 GAMLS
• 1997-09-30 Sold (Public Records) $96,500 Public Records
• 1997-05-05 Sold (Public Records) $88,400 Public Records
• 1993-08-27 Sold (Public Records) $77,000 Public Records
• 1986-12-22 Sold (Public Records) $66,500 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,722 · -2.2% YoY. Source: county tax records.