1585 Snow Hill Dr · Grayson, GA 30045

$360,000

3 bd · 2.0 ba · 1,778 sqft · SingleFamily public records · 24 Days on market

Built 1997 0.48 ac lot Est $393k · 8% 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).

• Cash flow +13.4/30.0
• ARV discount +11.3/15.0
• DSCR +4.0/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home in the heart of Lawrenceville, perfectly located in the highly sought-after Grayson High School district. This property offers the ideal blend of comfort with 3 bedrooms 2 baths with a bonus room upstairs, convenience, and freedom with no HOA, giving you the flexibility to truly make it your own. Step outside to enjoy a private, fenced-in backyard with a screened in sun-room, perfect for entertaining, pets, or simply relaxing in your own outdoor space. Nestled in a quiet, established neighborhood, this home provides a peaceful setting while still being just minutes from major highways for an easy commute. Enjoy the convenience of nearby shopping, dining, and everyday essentials, with plenty of local eateries just a short drive away from Downtown Grayson and Downtown Lawrenceville! Whether you're looking for space, location, or top-rated schools, this home checks all the boxes. Welcome Home!

Key facts

• Fenced in backyard
• Screened in sun-room
• No hoa

Tags

• FENCED IN BACKYARD
• SCREENED IN SUN-ROOM
• QUIET ESTABLISHED NEIGHBORHOOD
• NO HOA

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $9 ($109/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 $268k (25.6% below list).
• Recommended offer: $268k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.6% in Grayson — 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 74/100 on livability (#42 in GA, #4,721 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, 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: Starling Elementary School (math 53% / reading 50%, grade C-, #238 of 1,228 statewide, top 20%, 1,103 students, 47% FRL); Couch Middle School (math 33% / reading 50%, grade F, #132 of 470 statewide, top 28%, 1,087 students, 49% FRL); Grayson High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 3,284 students, 42% FRL) — zoned schools at 46% FRL track the district average.
• Market conditions: Rents soft (-1.1%/yr); 426 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 31% of the median local income ($104k/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 $11k 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 24 days — a 2% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $267,894 (25.6% 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. 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?
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: 0.74% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.11%
• DSCR: 1.00
• GRM: 11.2

CMA / ARV

• ARV (on-the-fly): $392,938
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1585 Snow Hill Dr	0.00mi	3/2.0	1,789 (+1%)	1mo	$349,500	$195	98
1875 Snow Hill Ct	0.09mi	3/2.0	1,997 (+12%)	6mo	$359,900	$180	70
1635 Round Rd	0.15mi	3/2.0	1,540 (-13%)	12mo	$375,000	$244	61
1729 Chandler Rd	0.30mi	3/2.5	1,522 (-14%)	1mo	$399,900	$263	59
516 Tallulah Ln	0.46mi	3/2.5	2,001 (+12%)	2mo	$440,000	$220	54
382 Leaflet Ives Trl	0.21mi	3/2.0	2,043 (+15%)	18mo	$349,900	$171	50
1890 Tribble Ridge Dr	0.35mi	4/3.0 (+1)	1,657 (-7%)	16mo	$385,000	$232	50
677 Leaflet Ives Trl	0.26mi	3/2.5	2,042 (+15%)	16mo	$375,000	$184	48
64 Dew Lake Ct	0.49mi	3/2.5	2,001 (+12%)	13mo	$489,990	$245	43
24 Dew Lake Ct	0.53mi	3/2.5	2,001 (+12%)	13mo	$510,218	$255	41
371 Tallulah Ln	0.57mi	3/2.5	2,001 (+12%)	12mo	$441,990	$221	40
1209 High Falls Ln	0.50mi	3/2.5	2,001 (+12%)	22mo	$426,990	$213	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: -19.1%
• Equity multiple: 0.35×
• Total profit: $-65,802
• Equity at exit: $53,677

10-year hold

• IRR: -18.1%
• Equity multiple: 0.13×
• Total profit: $-87,681
• Equity at exit: $31,126

Cash invested: $100,800 (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 30045

• Home prices YoY: -34.5%
• Rents YoY: -1.1%
• Active inventory: 426
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,679 high
• Mortgage (P&I): −$1,888
• Tax from tax record: −$69 /mo · $833/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$563
• Net cashflow: $9

Break-even live

Break-even rent $2,667

Max offer price $360,000

Occupancy floor 95%

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1632 Cagle Ct Lawrenceville, GA	4.0	2.0	1853	$2,500	$1.35	43d	1	0.26mi
1612 Dover Creek Ln Lawrenceville, GA	4.0	2.5	2578	$2,700	$1.05	5d	1	0.42mi
335 Grayson New Hope Rd Grayson, GA	3.0	2.0	1428	$2,600	$1.82	24d	1	0.44mi
402 Holiday Bluff Ln Lawrenceville, GA	4.0	3.0	2458	$3,320	$1.35	19d	1	0.62mi
70 Leighs Grove Way Grayson, GA	3.0	2.0	1830	$2,325	$1.27	5d	1	1.11mi
1314 Little Hampton Dr Lawrenceville, GA	4.0	2.5	1932	$2,305	$1.19	15d	1	1.21mi
1305 Little Hampton Dr Lawrenceville, GA	4.0	2.5	1955	$2,225	$1.14	21d	1	1.21mi
1655 Bramlett Blvd Lawrenceville, GA	3.0	2.5	2264	$2,275	$1.00	10d	1	1.26mi
2231 Whetstone Dr Grayson, GA	4.0	3.0	1925	$2,156	$1.12	3d	1	1.27mi
2210 Grayfield Dr Grayson, GA	3.0	2.0	1623	$2,150	$1.32	43d	1	1.29mi
719 Still Hill Ln Lawrenceville, GA	4.0	2.5	2562	$2,450	$0.96	43d	1	1.32mi
154 Leighs Grove Ct Grayson, GA	3.0	2.0	1455	$2,475	$1.70	43d	1	1.33mi
962 Cruiser Run Lawrenceville, GA	4.0	3.0	2170	$3,700	$1.71	43d	1	1.37mi
1502 Sand Way Lawrenceville, GA	4.0	2.5	2609	$2,400	$0.92	43d	1	1.38mi
961 Cruiser Run Lawrenceville, GA	4.0	2.5	2170	$3,500	$1.61	24d	1	1.40mi
1145 Brook Meadow Ct Lawrenceville, GA	3.0	2.0	1856	$2,300	$1.24	18d	1	1.46mi

Listing history 4 events

1. 2026-04-11
   status Under Contract 933-char remark

   Show marketing remark (933 chars)

   Welcome to this charming home in the heart of Lawrenceville, perfectly located in the highly sought-after Grayson High School district. This property offers the ideal blend of comfort with 3 bedrooms 2 baths with a bonus room upstairs, convenience, and freedom with no HOA, giving you the flexibility to truly make it your own. Step outside to enjoy a private, fenced-in backyard with a screened in sun-room, perfect for entertaining, pets, or simply relaxing in your own outdoor space. Nestled in a quiet, established neighborhood, this home provides a peaceful setting while still being just minutes from major highways for an easy commute. Enjoy the convenience of nearby shopping, dining, and everyday essentials, with plenty of local eateries just a short drive away from Downtown Grayson and Downtown Lawrenceville! Whether you're looking for space, location, or top-rated schools, this home checks all the boxes. Welcome Home!

2. 2026-04-11
   status Pending

   Show marketing remark (933 chars)

   Welcome to this charming home in the heart of Lawrenceville, perfectly located in the highly sought-after Grayson High School district. This property offers the ideal blend of comfort with 3 bedrooms 2 baths with a bonus room upstairs, convenience, and freedom with no HOA, giving you the flexibility to truly make it your own. Step outside to enjoy a private, fenced-in backyard with a screened in sun-room, perfect for entertaining, pets, or simply relaxing in your own outdoor space. Nestled in a quiet, established neighborhood, this home provides a peaceful setting while still being just minutes from major highways for an easy commute. Enjoy the convenience of nearby shopping, dining, and everyday essentials, with plenty of local eateries just a short drive away from Downtown Grayson and Downtown Lawrenceville! Whether you're looking for space, location, or top-rated schools, this home checks all the boxes. Welcome Home!

3. 2026-03-18
   listed $360,000 New 933-char remark

   Show marketing remark (933 chars)

   Welcome to this charming home in the heart of Lawrenceville, perfectly located in the highly sought-after Grayson High School district. This property offers the ideal blend of comfort with 3 bedrooms 2 baths with a bonus room upstairs, convenience, and freedom with no HOA, giving you the flexibility to truly make it your own. Step outside to enjoy a private, fenced-in backyard with a screened in sun-room, perfect for entertaining, pets, or simply relaxing in your own outdoor space. Nestled in a quiet, established neighborhood, this home provides a peaceful setting while still being just minutes from major highways for an easy commute. Enjoy the convenience of nearby shopping, dining, and everyday essentials, with plenty of local eateries just a short drive away from Downtown Grayson and Downtown Lawrenceville! Whether you're looking for space, location, or top-rated schools, this home checks all the boxes. Welcome Home!

4. 2026-03-18
   listed $360,000 Active

   Show marketing remark (933 chars)

   Welcome to this charming home in the heart of Lawrenceville, perfectly located in the highly sought-after Grayson High School district. This property offers the ideal blend of comfort with 3 bedrooms 2 baths with a bonus room upstairs, convenience, and freedom with no HOA, giving you the flexibility to truly make it your own. Step outside to enjoy a private, fenced-in backyard with a screened in sun-room, perfect for entertaining, pets, or simply relaxing in your own outdoor space. Nestled in a quiet, established neighborhood, this home provides a peaceful setting while still being just minutes from major highways for an easy commute. Enjoy the convenience of nearby shopping, dining, and everyday essentials, with plenty of local eateries just a short drive away from Downtown Grayson and Downtown Lawrenceville! Whether you're looking for space, location, or top-rated schools, this home checks all the boxes. Welcome Home!

ⓘ 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: $833 · $69/mo
• Projected year-2 tax: $3,312 · $276/mo
• Expected delta: +$2,479/yr (+$207/mo · 297.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,147
• − Mortgage interest: −$20,166
• − Property taxes: −$833
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,572
• − Management: −$2,572
• − Depreciation: −$10,473
• Taxable loss: −$6,267
• Est. tax savings @ 24.0%: +$1,504
• After-tax cash flow: $1,613/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 — Grayson

• Score: 74/100
• State rank: #42
• US rank: #4721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 26,620
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 44,993
• Household income: $104,350
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 659.0

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 0.70)
• Race & ethnicity: Black 43% White 26% Hispanic / Latino 21% Two or more races 11% Asian 6%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2% Dominican 3%
• Common ancestry: Slovak 2% Italian 2% American 1%
• Foreign-born: 22% · Canada, Vietnam, South Korea
• Languages at home: 70% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -120.05%
• Current HPI: 228.0768
• Rent YoY: ▼ -1.09%
• 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

+0.0% since first listed

4 events — show timeline

• 2026-04-11 Pending — GAMLS
• 2026-04-11 Pending — FMLS
• 2026-03-18 Listed $360,000 FMLS
• 2026-03-18 Listed $360,000 GAMLS

Property tax history

+3.4%/yr

Latest (2025): $833 · +16.6% YoY. Source: county tax records.