5104 Onawa Ct · Mountain Park, GA 30047

$419,900

4 bd · 3.5 ba · 2,337 sqft · SingleFamily public records · 219 Days on market

Built 1979 0.68 ac lot $180/sqft · 8% above area Est $530k · 21% 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 +7.7/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this one!! Excellent 4BR/3.5 BA home on a quiet Culdesac Street ready for your personal touches. Parkview/Trickum/Camp Creek schools. Bonus Primary on the Main with Full Bath and Main Floor Laundry Room. Recent HVAC, 30 year Roof and Septic, and Leaf Guard Gutters. Welcoming Front Porch, Family Room with Fireplace, Separate Dining Room, Spacious Eat in Kitchen, and Large SunRoom. Upstairs you will find a Second Primary Bedroom with Ensuite Bath that features a Bonus Room that could be a nursery or office space. Also upstairs are two additional bedrooms and a 3rd full bath. Full unfinished daylight basement. Large private back yard with a treehouse and Spacious Decks off the Sun Room and Breakfast Area. All Appliances remain. Walk to Mt Park Park and Parkview/Camp Creek. Convenient to 78 and 85.

Key facts

• 30 year roof
• Culdesac street
• Recent hvac

Tags

• CULDESAC STREET
• BONUS PRIMARY ON THE MAIN
• MAIN FLOOR LAUNDRY ROOM
• RECENT HVAC
• 30 YEAR ROOF
• LEAF GUARD GUTTERS

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-492 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $333k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (40.7% below list).
• Recommended offer: $249k (40.7% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 4.0% in Mountain Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+1.1%/yr); 347 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 34% of the median local income ($89k/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 $3k of loan paydown is wiped out by about $13k 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 219 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.
• 4 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 $78k; list at $420k implies a 442% gain — meaningful room to come down on a strong offer.

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 $249,142 (40.7% 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 219 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.59% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.02%
• DSCR: 0.78
• GRM: 14.0

CMA / ARV

• ARV (median comp): $530,186
• List price: $419,900
• Delta: -20.80%
• 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
5176 Ashford Ct SW	0.23mi	4/3.0	2,265 (-3%)	7mo	$420,000	$185	76
5179 Beech Forest Dr	0.14mi	4/3.0	2,616 (+12%)	11mo	$360,000	$138	63
5167 Manitu Ct SW	0.19mi	3/2.5 (-1)	2,158 (-8%)	12mo	$420,000	$195	59
1027 Spring Mill Dr SW	0.31mi	4/2.5	2,106 (-10%)	8mo	$385,000	$183	58
851 Rockbridge Rd SW	0.66mi	4/3.0	2,457 (+5%)	5mo	$500,000	$204	54
1075 Westchester Dr SW	0.51mi	4/3.0	2,092 (-10%)	4mo	$329,000	$157	54
5329 Rocky Hill Dr SW	0.52mi	3/2.0 (-1)	2,258 (-3%)	7mo	$440,000	$195	53
5162 Irwin Ct SW	0.51mi	4/2.0	2,039 (-13%)	2mo	$365,000	$179	47
762 Rockbridge Rd NW	0.65mi	5/3.5 (+1)	2,460 (+5%)	11mo	$620,000	$252	46
4985 Miller Rd SW	0.41mi	4/3.0	2,668 (+14%)	12mo	$543,000	$204	45
1023 Chartley Dr SW	0.44mi	4/2.5	2,044 (-12%)	12mo	$351,000	$172	44
1083 Lanford Cir	0.56mi	3/3.0 (-1)	2,607 (+12%)	16mo	$395,500	$152	34

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -26.6%
• Equity multiple: 0.11×
• Total profit: $-104,229
• Equity at exit: $62,608

10-year hold

• IRR: -30.5%
• Equity multiple: -0.28×
• Total profit: $-150,330
• Equity at exit: $36,305

Cash invested: $117,572 (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 30047

• Rents YoY: 1.1%
• Active inventory: 347
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $2,491 high
• Mortgage (P&I): −$2,202
• Tax from tax record: −$83 /mo · $998/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-492

Break-even live

Break-even rent $3,114

Max offer price $333,010

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
917 Chartley Dr SW Lilburn, GA	3.0	2.0	1750	$1,995	$1.14	10d	1	0.38mi
1129 Chartley Dr SW Lilburn, GA	3.0	2.0	1850	$2,550	$1.38	43d	1	0.67mi
1348 Ridgewood Dr SW Lilburn, GA	4.0	2.0	1822	$2,500	$1.37	5d	1	1.07mi
5621 Shadow View Dr Stone Mountain, GA	4.0	2.5	2612	$3,200	$1.23	24d	1	1.17mi
1408 Ridgewood Dr SW Lilburn, GA	3.0	2.0	2228	$2,095	$0.94	43d	1	1.21mi
1382 Mary Dale Dr SW Lilburn, GA	4.0	2.5	2540	$1,995	$0.79	12d	1	1.22mi
1302 Stephens St SW Lilburn, GA	3.0	2.5	1781	$2,250	$1.26	43d	1	1.27mi
1527 Ridgewood Dr SW Lilburn, GA	4.0	2.5	2771	$2,495	$0.90	24d	1	1.29mi
1527 Ridgewood Dr SW Lilburn, GA	4.0	2.5	2771	$2,490	$0.90	43d	1	1.29mi
220 Cross Creek Dr Lilburn, GA	4.0	2.0	2321	$2,800	$1.21	24d	1	1.45mi

Listing history 13 events

1. 2026-06-18
   days on market $419,900 Active 219 DOM
2. 2026-06-17
   days on market $419,900 Active 218 DOM
3. 2026-06-16
   days on market $419,900 Active 217 DOM
4. 2026-06-15
   days on market $419,900 Active 216 DOM
5. 2026-06-13
   statusdays on market $419,900 Active 214 DOM
6. 2026-05-09
   status Under Contract 821-char remark

   Show marketing remark (821 chars)

   Don't miss this one!! Excellent 4BR/3.5 BA home on a quiet Culdesac Street ready for your personal touches. Parkview/Trickum/Camp Creek schools. Bonus Primary on the Main with Full Bath and Main Floor Laundry Room. Recent HVAC, 30 year Roof and Septic, and Leaf Guard Gutters. Welcoming Front Porch, Family Room with Fireplace, Separate Dining Room, Spacious Eat in Kitchen, and Large SunRoom. Upstairs you will find a Second Primary Bedroom with Ensuite Bath that features a Bonus Room that could be a nursery or office space. Also upstairs are two additional bedrooms and a 3rd full bath. Full unfinished daylight basement. Large private back yard with a treehouse and Spacious Decks off the Sun Room and Breakfast Area. All Appliances remain. Walk to Mt Park Park and Parkview/Camp Creek. Convenient to 78 and 85.

7. 2026-05-09
   status Pending 821-char remark

   Show marketing remark (821 chars)

   Don't miss this one!! Excellent 4BR/3.5 BA home on a quiet Culdesac Street ready for your personal touches. Parkview/Trickum/Camp Creek schools. Bonus Primary on the Main with Full Bath and Main Floor Laundry Room. Recent HVAC, 30 year Roof and Septic, and Leaf Guard Gutters. Welcoming Front Porch, Family Room with Fireplace, Separate Dining Room, Spacious Eat in Kitchen, and Large SunRoom. Upstairs you will find a Second Primary Bedroom with Ensuite Bath that features a Bonus Room that could be a nursery or office space. Also upstairs are two additional bedrooms and a 3rd full bath. Full unfinished daylight basement. Large private back yard with a treehouse and Spacious Decks off the Sun Room and Breakfast Area. All Appliances remain. Walk to Mt Park Park and Parkview/Camp Creek. Convenient to 78 and 85.

8. 2026-04-30
   status Active 821-char remark

   Show marketing remark (821 chars)

   Don't miss this one!! Excellent 4BR/3.5 BA home on a quiet Culdesac Street ready for your personal touches. Parkview/Trickum/Camp Creek schools. Bonus Primary on the Main with Full Bath and Main Floor Laundry Room. Recent HVAC, 30 year Roof and Septic, and Leaf Guard Gutters. Welcoming Front Porch, Family Room with Fireplace, Separate Dining Room, Spacious Eat in Kitchen, and Large SunRoom. Upstairs you will find a Second Primary Bedroom with Ensuite Bath that features a Bonus Room that could be a nursery or office space. Also upstairs are two additional bedrooms and a 3rd full bath. Full unfinished daylight basement. Large private back yard with a treehouse and Spacious Decks off the Sun Room and Breakfast Area. All Appliances remain. Walk to Mt Park Park and Parkview/Camp Creek. Convenient to 78 and 85.

9. 2026-04-09
   status Back On Market 821-char remark

   Show marketing remark (821 chars)

   Don't miss this one!! Excellent 4BR/3.5 BA home on a quiet Culdesac Street ready for your personal touches. Parkview/Trickum/Camp Creek schools. Bonus Primary on the Main with Full Bath and Main Floor Laundry Room. Recent HVAC, 30 year Roof and Septic, and Leaf Guard Gutters. Welcoming Front Porch, Family Room with Fireplace, Separate Dining Room, Spacious Eat in Kitchen, and Large SunRoom. Upstairs you will find a Second Primary Bedroom with Ensuite Bath that features a Bonus Room that could be a nursery or office space. Also upstairs are two additional bedrooms and a 3rd full bath. Full unfinished daylight basement. Large private back yard with a treehouse and Spacious Decks off the Sun Room and Breakfast Area. All Appliances remain. Walk to Mt Park Park and Parkview/Camp Creek. Convenient to 78 and 85.

10. 2026-03-10
    historical On Hold 821-char remark

    Show marketing remark (821 chars)

    Don't miss this one!! Excellent 4BR/3.5 BA home on a quiet Culdesac Street ready for your personal touches. Parkview/Trickum/Camp Creek schools. Bonus Primary on the Main with Full Bath and Main Floor Laundry Room. Recent HVAC, 30 year Roof and Septic, and Leaf Guard Gutters. Welcoming Front Porch, Family Room with Fireplace, Separate Dining Room, Spacious Eat in Kitchen, and Large SunRoom. Upstairs you will find a Second Primary Bedroom with Ensuite Bath that features a Bonus Room that could be a nursery or office space. Also upstairs are two additional bedrooms and a 3rd full bath. Full unfinished daylight basement. Large private back yard with a treehouse and Spacious Decks off the Sun Room and Breakfast Area. All Appliances remain. Walk to Mt Park Park and Parkview/Camp Creek. Convenient to 78 and 85.

11. 2025-08-22
    listed $419,900 New 821-char remark

    Show marketing remark (821 chars)

    Don't miss this one!! Excellent 4BR/3.5 BA home on a quiet Culdesac Street ready for your personal touches. Parkview/Trickum/Camp Creek schools. Bonus Primary on the Main with Full Bath and Main Floor Laundry Room. Recent HVAC, 30 year Roof and Septic, and Leaf Guard Gutters. Welcoming Front Porch, Family Room with Fireplace, Separate Dining Room, Spacious Eat in Kitchen, and Large SunRoom. Upstairs you will find a Second Primary Bedroom with Ensuite Bath that features a Bonus Room that could be a nursery or office space. Also upstairs are two additional bedrooms and a 3rd full bath. Full unfinished daylight basement. Large private back yard with a treehouse and Spacious Decks off the Sun Room and Breakfast Area. All Appliances remain. Walk to Mt Park Park and Parkview/Camp Creek. Convenient to 78 and 85.

12. 2025-08-22
    listed $419,900 Active 821-char remark

    Show marketing remark (821 chars)

    Don't miss this one!! Excellent 4BR/3.5 BA home on a quiet Culdesac Street ready for your personal touches. Parkview/Trickum/Camp Creek schools. Bonus Primary on the Main with Full Bath and Main Floor Laundry Room. Recent HVAC, 30 year Roof and Septic, and Leaf Guard Gutters. Welcoming Front Porch, Family Room with Fireplace, Separate Dining Room, Spacious Eat in Kitchen, and Large SunRoom. Upstairs you will find a Second Primary Bedroom with Ensuite Bath that features a Bonus Room that could be a nursery or office space. Also upstairs are two additional bedrooms and a 3rd full bath. Full unfinished daylight basement. Large private back yard with a treehouse and Spacious Decks off the Sun Room and Breakfast Area. All Appliances remain. Walk to Mt Park Park and Parkview/Camp Creek. Convenient to 78 and 85.

13. 1980-07-15
    soldstatus $77,500

ⓘ 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: $998 · $83/mo
• Projected year-2 tax: $3,863 · $322/mo
• Expected delta: +$2,866/yr (+$239/mo · 287.3%)

ⓘ 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 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,897
• − Mortgage interest: −$23,521
• − Property taxes: −$998
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$12,215
• Taxable loss: −$13,720
• Est. tax savings @ 24.0%: +$3,293
• After-tax cash flow: $-2,610/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: Gwinnett County · 952,346 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 70,121
• Household income: $88,652
• Rent vs Own: 24.0% rent · 76.0% own
• Severe rent burden: 1545.0

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: Hispanic / Latino 30% White 30% Black 19% Two or more races 18% Asian 16%
• Hispanic origin (detail): Mexican 14% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 1%
• Foreign-born: 31% · Canada, Vietnam, China
• Languages at home: 52% English-only · Spanish 27% Vietnamese 6% Other Indo-European 5%

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: ▼ -263.06%
• Current HPI: 230.9036
• Rent YoY: ▲ 1.12%
• 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

+441.8% since first listed

8 events — show timeline

• 2026-05-09 Pending — GAMLS
• 2026-05-09 Pending — FMLS
• 2026-04-30 Relisted — FMLS
• 2026-04-09 Relisted — GAMLS
• 2026-03-10 Delisted — GAMLS
• 2025-08-22 Listed $419,900 FMLS
• 2025-08-22 Listed $419,900 GAMLS
• 1980-07-15 Sold (Public Records) $77,500 Public Records

Property tax history

-6.9%/yr

Latest (2019): $998 · -62.3% YoY. Source: county tax records.