2881 Waverly Cv · Buford, GA 30518

$204,900

2 bd · 1.0 ba · 884 sqft · SingleFamily public records · 16 Days on market

Built 1978 4,356 sqft lot $232/sqft · 26% below area Est $277k · 26% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• Schools +5.4/10.0
• 1% rule +4.9/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A Must SEE!! This cozy 2 bedroom house was completely renovated in 2019. Includes bamboo hardwoods, granite countertops in kitchen, stainless steel appliances, subway tile backsplash, and tiled tub/shower. Nice backyard with privacy fence, patio, and storage closet. Located in Pebble Brook subdivision just minutes away from Buford City Schools and Mall of Georgia. Sold As-is.

Key facts

• Functional layout
• Defined living areas
• 4,356 sq ft lot

Tags

• FUNCTIONAL LAYOUT
• DEFINED LIVING AREAS
• ACCESS TO MAJOR ROADWAYS
• NEAR LOCAL POINTS OF INTEREST

Property features AI

Finance

• Other: Property located in the Pebble Rock subdivision
• HOA & community: No HOA

Exterior

• Parking: Parking pad (open parking)
• Utilities: Public water; Public sewer; Sewer connected
• Home design: Single-family house; Residential resale; One story
• Construction: Built in 1978; Composition roof; Other construction materials
• Exterior features: Cul-de-sac lot; Sidewalks; Street lights

Interior

• Kitchen: Dishwasher; Microwave
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Laminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Electric heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closet(s); One level; Family room
• Laundry & utility: Laundry: Other

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/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 $202k (1.4% below list).
• Recommended offer: $202k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.0% in Buford — 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 70/100 on livability (#96 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, cost of living B+; Watch: amenities F, commute F.
• Buford City (suburban): math 67% / reading 61% proficiency, ranked #6 of 174 in GA (top 3%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Buford Academy (math 71% / reading 64%, grade B+, #76 of 1,228 statewide, top 6%, 1,297 students, 32% FRL); Buford Middle School (math 68% / reading 65%, grade A-, #24 of 470 statewide, top 5%, 1,426 students, 33% FRL); Buford High School (math 61% / reading 32%, grade D-, #41 of 424 statewide, top 10%, 1,846 students, 30% FRL).
• Market conditions: Rents soft (-2.0%/yr); 590 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 16 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 8y 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,826 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.99% ✗
• Cap rate: 8.18%
• Cash-on-cash: 6.74%
• DSCR: 1.30
• GRM: 8.5

CMA / ARV

• ARV (median comp): $277,057
• List price: $204,900
• Delta: -26.04%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4679 Candlewyck Way	0.07mi	2/1.0	905 (+2%)	9mo	$210,000	$232	85
2947 Pebblebrook Dr	0.14mi	3/1.5 (+1)	1,008 (+14%)	16mo	$250,000	$248	49

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: -9.1%
• Equity multiple: 0.67×
• Total profit: $-18,652
• Equity at exit: $30,551

10-year hold

• IRR: -3.9%
• Equity multiple: 0.77×
• Total profit: $-12,915
• Equity at exit: $17,716

Cash invested: $57,372 (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 30518

• Home prices YoY: -34.7%
• Rents YoY: -2.0%
• Active inventory: 590
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,019 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $322

Break-even live

Break-even rent $1,612

Max offer price $204,900

Occupancy floor 79%

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4631 Candlewyck Way Buford, GA	3.0	2.0	1002	$1,785	$1.78	43d	1	0.13mi
4690 Vintage Ct Buford, GA	3.0	2.0	1014	$2,800	$2.76	43d	1	0.17mi
2903 Vernon Ct Buford, GA	3.0	2.0	1070	$1,595	$1.49	43d	1	0.19mi
4035 S Bogan Rd Buford, GA	3.0	2.0	1070	$1,900	$1.78	24d	1	1.33mi

Listing history 39 events

1. 2026-05-07
   listed $204,900 New 476-char remark
2. 2026-04-27
   historical $204,900 476-char remark
3. 2026-04-23
   listed $204,900 New 476-char remark
4. 2022-06-14
   historical 378-char remark

   Show marketing remark (378 chars)

   A Must SEE!! This cozy 2 bedroom house was completely renovated in 2019. Includes bamboo hardwoods, granite countertops in kitchen, stainless steel appliances, subway tile backsplash, and tiled tub/shower. Nice backyard with privacy fence, patio, and storage closet. Located in Pebble Brook subdivision just minutes away from Buford City Schools and Mall of Georgia. Sold As-is.

5. 2022-06-06
   soldstatus $265,000 Sold

   Show marketing remark (378 chars)

   A Must SEE!! This cozy 2 bedroom house was completely renovated in 2019. Includes bamboo hardwoods, granite countertops in kitchen, stainless steel appliances, subway tile backsplash, and tiled tub/shower. Nice backyard with privacy fence, patio, and storage closet. Located in Pebble Brook subdivision just minutes away from Buford City Schools and Mall of Georgia. Sold As-is.

6. 2022-06-06
   soldstatus $265,000

   Show marketing remark (378 chars)

   A Must SEE!! This cozy 2 bedroom house was completely renovated in 2019. Includes bamboo hardwoods, granite countertops in kitchen, stainless steel appliances, subway tile backsplash, and tiled tub/shower. Nice backyard with privacy fence, patio, and storage closet. Located in Pebble Brook subdivision just minutes away from Buford City Schools and Mall of Georgia. Sold As-is.

7. 2022-06-03
   soldstatus $265,000 Closed 378-char remark

   Show marketing remark (378 chars)

   A Must SEE!! This cozy 2 bedroom house was completely renovated in 2019. Includes bamboo hardwoods, granite countertops in kitchen, stainless steel appliances, subway tile backsplash, and tiled tub/shower. Nice backyard with privacy fence, patio, and storage closet. Located in Pebble Brook subdivision just minutes away from Buford City Schools and Mall of Georgia. Sold As-is.

8. 2022-05-20
   status Pending 378-char remark

   Show marketing remark (378 chars)

   A Must SEE!! This cozy 2 bedroom house was completely renovated in 2019. Includes bamboo hardwoods, granite countertops in kitchen, stainless steel appliances, subway tile backsplash, and tiled tub/shower. Nice backyard with privacy fence, patio, and storage closet. Located in Pebble Brook subdivision just minutes away from Buford City Schools and Mall of Georgia. Sold As-is.

9. 2022-05-20
   status Under Contract

   Show marketing remark (378 chars)

   A Must SEE!! This cozy 2 bedroom house was completely renovated in 2019. Includes bamboo hardwoods, granite countertops in kitchen, stainless steel appliances, subway tile backsplash, and tiled tub/shower. Nice backyard with privacy fence, patio, and storage closet. Located in Pebble Brook subdivision just minutes away from Buford City Schools and Mall of Georgia. Sold As-is.

10. 2022-05-18
    listed $239,900 Active 378-char remark

    Show marketing remark (378 chars)

    A Must SEE!! This cozy 2 bedroom house was completely renovated in 2019. Includes bamboo hardwoods, granite countertops in kitchen, stainless steel appliances, subway tile backsplash, and tiled tub/shower. Nice backyard with privacy fence, patio, and storage closet. Located in Pebble Brook subdivision just minutes away from Buford City Schools and Mall of Georgia. Sold As-is.

11. 2022-05-18
    listed $239,900 New

    Show marketing remark (378 chars)

    A Must SEE!! This cozy 2 bedroom house was completely renovated in 2019. Includes bamboo hardwoods, granite countertops in kitchen, stainless steel appliances, subway tile backsplash, and tiled tub/shower. Nice backyard with privacy fence, patio, and storage closet. Located in Pebble Brook subdivision just minutes away from Buford City Schools and Mall of Georgia. Sold As-is.

12. 2020-01-06
    soldstatus $150,000
13. 2020-01-03
    soldstatus $150,000 Closed
14. 2020-01-03
    soldstatus $150,000 Sold
15. 2019-12-22
    status Under Contract
16. 2019-12-22
    historical Active Under Contract
17. 2019-12-10
    price $165,000
18. 2019-12-09
    price $165,000
19. 2019-10-02
    price $176,000
20. 2019-10-02
    price $176,000
21. 2019-09-22
    price $185,000
22. 2019-09-19
    listed $18,500 Active
23. 2019-09-19
    listed $185,000 New
24. 2019-02-06
    status Pending
25. 2019-01-22
    soldstatus $80,000
26. 2019-01-18
    soldstatus $80,000 Closed
27. 2019-01-18
    soldstatus $80,000 Sold
28. 2018-12-17
    status Pending
29. 2018-12-17
    status Under Contract
30. 2018-12-12
    price $85,000
31. 2018-12-12
    status Active
32. 2018-12-11
    price $85,000
33. 2018-12-10
    status Back on Market
34. 2018-11-17
    status Pending
35. 2018-11-17
    status Under Contract
36. 2018-08-27
    listed $89,500 Active
37. 2018-08-27
    listed $89,500 New
38. 2003-10-10
    soldstatus $83,300
39. 1991-01-03
    soldstatus $43,000

ⓘ 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: $1,358 · $113/mo
• Projected year-2 tax: $1,885 · $157/mo
• Expected delta: +$527/yr (+$44/mo · 38.8%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,234
• − Mortgage interest: −$11,478
• − Property taxes: −$1,358
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − Depreciation: −$5,961
• Taxable income: $535
• Est. tax owed @ 24.0%: −$128
• After-tax cash flow: $3,739/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: Buford City
• NCES district ID: 1300600
• Math proficiency: 67% ▼ -8.00%
• Reading proficiency: 61% ▼ -6.00%
• Median HH income: $47,263
• Composite: 54.16/100
• National rank: #1381
• State rank: #6 of 174 in GA

Livability — Buford

• Score: 70/100
• State rank: #96
• US rank: #7638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Buford, GA
• County: Gwinnett County · 952,346 people
• City population: 117,909
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 57,912
• Household income: $96,936
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 1302.0

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 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 22% Two or more races 16% Black 13% Asian 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, South Korea, Vietnam
• Languages at home: 69% English-only · Spanish 18% Korean 3% 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: ▼ -133.45%
• Current HPI: 251.5141
• Rent YoY: ▼ -1.98%
• 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

+376.5% since first listed

40 events — show timeline

• 2026-05-23 Pending — GAMLS
• 2026-05-07 Listed $204,900 GAMLS
• 2026-04-27 Coming Soon $204,900 GAMLS
• 2026-04-23 Listed $204,900 GAMLS
• 2022-06-14 Listing Removed — FMLS
• 2022-06-06 Sold (Public Records) $265,000 Public Records
• 2022-06-06 Sold (MLS) $265,000 GAMLS
• 2022-06-03 Sold (MLS) $265,000 FMLS
• 2022-05-20 Pending — FMLS
• 2022-05-20 Pending — GAMLS
• 2022-05-18 Listed $239,900 GAMLS
• 2022-05-18 Listed $239,900 FMLS
• 2020-01-06 Sold (Public Records) $150,000 Public Records
• 2020-01-03 Sold (MLS) $150,000 GAMLS
• 2020-01-03 Sold (MLS) $150,000 FMLS
• 2019-12-22 Pending — GAMLS
• 2019-12-22 Contingent — FMLS
• 2019-12-10 Price Changed $165,000 GAMLS
• 2019-12-09 Price Changed $165,000 FMLS
• 2019-10-02 Price Changed $176,000 GAMLS
• 2019-10-02 Price Changed $176,000 FMLS
• 2019-09-22 Price Changed $185,000 FMLS
• 2019-09-19 Listed $185,000 GAMLS
• 2019-09-19 Listed $18,500 FMLS
• 2019-02-06 Pending — FMLS
• 2019-01-22 Sold (Public Records) $80,000 Public Records
• 2019-01-18 Sold (MLS) $80,000 GAMLS
• 2019-01-18 Sold (MLS) $80,000 FMLS
• 2018-12-17 Pending — FMLS
• 2018-12-17 Pending — GAMLS
• 2018-12-12 Price Changed $85,000 FMLS
• 2018-12-12 Relisted — FMLS
• 2018-12-11 Price Changed $85,000 GAMLS
• 2018-12-10 Relisted — GAMLS
• 2018-11-17 Pending — FMLS
• 2018-11-17 Pending — GAMLS
• 2018-08-27 Listed $89,500 GAMLS
• 2018-08-27 Listed $89,500 FMLS
• 2003-10-10 Sold (Public Records) $83,300 Public Records
• 1991-01-03 Sold (Public Records) $43,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,358 · +4.0% YoY. Source: county tax records.