298 W Wind Dr SW · Mountain Park, GA 30047

$280,000

3 bd · 2.0 ba · 2,000 sqft · SingleFamily public records · 8 Days on market

Built 1973 0.50 ac lot Est $368k · 24% 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 +13.0/30.0
• DSCR +3.9/10.0
• 1% rule +3.7/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity | Parkview High School District | Four Winds | Lilburn, GA An exceptional opportunity in one of Gwinnett County's most desirable school districts. Situated in the established Four Winds community, this 4-sided brick home is priced significantly below neighborhood comparables, making it an ideal acquisition for investors or owner-occupants ready to build immediate equity. Conveniently positioned with quick access to I-85 and Atlanta and just minutes from Old Town Lilburn's shops, dining, and community events. Outdoor enthusiasts will appreciate the proximity to Mountain Park, Stone Mountain Park, Bethesda Park & Aquatic Center, and the Camp Creek Greenway Trail- am

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1973

Property features AI

Finance

• HOA & community: Near schools, shopping, and trails/greenway

Exterior

• Parking: Two-car garage; Driveway parking; Garage faces front; Total of six parking spaces; Open parking available
• Utilities: Public water; Septic tank sewer; 220-volt outlet in laundry; Cable available; Electricity available
• Home design: Multi/split levels; Fee simple ownership
• Construction: Brick 4 sides and HardiPlank-type siding; Composition shingle roof; Brick/mortar foundation; Resale property
• Exterior features: Rear porch; Back yard fencing (chain link and wood); Fenced yard

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: Three upper-level bedrooms; One lower-level bedroom; Bedroom features: none specified
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; Master bathroom with shower only
• Heating & cooling: Electric heating; Central electric air conditioning
• Interior features: Walk-in closet(s); One fireplace located in the living room; No shared/common walls; Bonus room and family room
• Laundry & utility: Laundry located in the garage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-18 ($-215/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (1.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (12.6% below list).
• Recommended offer: $245k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.9% in Mountain Park — 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 73/100 on livability (#54 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: 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.
• Zoned schools: Arcado Elementary School (math 38% / reading 45%, grade F, #402 of 1,228 statewide, top 33%, 977 students, 52% FRL); Trickum Middle School (math 32% / reading 41%, grade F, #167 of 470 statewide, top 38%, 2,148 students, 52% FRL); Parkview High School (math 17% / reading 22%, grade F, #243 of 424 statewide, top 59%, 3,262 students, 45% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 352 active listings in the ZIP; 12 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 33% 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 $2k of loan paydown is wiped out by about $8k 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 8 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 $64k; list at $280k implies a 340% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,691 (12.6% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.87% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.27%
• DSCR: 0.99
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $368,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
298 W Wind Dr SW	0.00mi	4/2.0 (+1)	2,000 (0%)	1mo	$270,000	$135	94
5813 Four Winds Dr SW	0.14mi	3/2.5	2,175 (+9%)	2mo	$400,000	$184	75
5904 Four Winds Dr SW	0.34mi	3/2.0	1,806 (-10%)	2mo	$382,000	$212	66
358 W Wind Dr SW	0.17mi	3/2.0	1,734 (-13%)	5mo	$340,000	$196	65
262 Harmony Grove Rd	0.33mi	3/2.0	1,779 (-11%)	2mo	$330,000	$185	65
5642 Breezy Ct SW	0.19mi	3/2.5	1,710 (-14%)	0mo	$326,000	$191	65
206 Hauteur Pl SW	0.47mi	3/2.5	2,056 (+3%)	9mo	$317,500	$154	64
224 Abri Pl	0.40mi	4/2.5 (+1)	2,095 (+5%)	4mo	$293,000	$140	63
5633 Breezy Ct SW	0.19mi	3/2.0	1,707 (-15%)	6mo	$311,000	$182	62
372 Nalley Dr	0.55mi	4/2.5 (+1)	2,014 (+1%)	8mo	$215,000	$107	60
5221 La Paloma Dr SW	0.67mi	4/2.5 (+1)	1,912 (-4%)	2mo	$370,000	$194	53
5825 Golden West Trl SW	0.72mi	4/3.0 (+1)	2,152 (+8%)	2mo	$330,000	$153	43

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-51,009
• Equity at exit: $41,749

10-year hold

• IRR: -15.7%
• Equity multiple: 0.19×
• Total profit: $-63,649
• Equity at exit: $24,209

Cash invested: $78,400 (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: 352
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,447 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$366 /mo · $4,391/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-18

Break-even live

Break-even rent $2,470

Max offer price $276,839

Occupancy floor 96%

Sensitivity live

Price	-10% $141	-5% $61	+0% $-18	+5% $-97	+10% $-176
Rent	-10% $-211	-5% $-115	+0% $-18	+5% $79	+10% $175
Rate	-1.0pp $123	-0.5pp $53	base $-18	+0.5pp $-90	+1.0pp $-164

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5659 Fern Creek Dr SW Lilburn, GA	4.0	3.0	2627	$2,351	$0.89	0d	1	0.70mi
220 Cross Creek Dr Lilburn, GA	4.0	2.0	2321	$2,800	$1.21	25d	1	0.84mi
5594 Laurel Ln NW Lilburn, GA	3.0	2.0	1599	$1,900	$1.19	23d	1	1.07mi
5876 Rue Villa Ln Tucker, GA	4.0	2.5	2507	$2,945	$1.17	6d	1	1.20mi
5556 Rock Garden Ct NW Lilburn, GA	4.0	2.0	2244	$1,899	$0.85	45d	1	1.27mi
5621 Shadow View Dr Stone Mountain, GA	4.0	2.5	2612	$3,200	$1.23	25d	1	1.39mi
5704 Urban Village Way Tucker, GA	4.0	2.5	2351	$2,900	$1.23	4d	1	1.41mi
337 Bradley Woods Ct NW Lilburn, GA	3.0	1.5	2432	$1,800	$0.74	45d	1	1.43mi
337 Bradley Woods Ct NW Unit A Lilburn, GA	3.0	1.5	2432	$1,800	$0.74	25d	1	1.43mi
337 Bradley Woods Ct NW Lilburn, GA	3.0	1.5	2432	$1,800	$0.74	16d	1	1.43mi
6204 Kenbrook Dr Tucker, GA	4.0	3.5	2375	$2,950	$1.24	6d	1	1.45mi
6208 Kenbrook Dr Tucker, GA	4.0	3.5	2375	$2,950	$1.24	6d	1	1.46mi

Listing history 6 events

1. 2026-05-01
   status Pending
2. 2026-04-29
   status Active
3. 2026-04-28
   historical Active Under Contract
4. 2026-04-23
   listed $280,000 Active
5. 2026-04-20
   historical $280,000
6. 1983-01-24
   soldstatus $63,700

ⓘ 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: $4,391 · $366/mo
• Projected year-2 tax: $4,391 · $366/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,363
• − Mortgage interest: −$15,684
• − Property taxes: −$4,391
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − Depreciation: −$8,145
• Taxable loss: −$4,956
• Est. tax savings @ 24.0%: +$1,189
• After-tax cash flow: $975/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

• Census place: Mountain Park, GA
• 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

+339.6% since first listed

6 events — show timeline

• 2026-05-01 Pending — FMLS
• 2026-04-29 Relisted — FMLS
• 2026-04-28 Contingent — FMLS
• 2026-04-23 Listed $280,000 FMLS
• 2026-04-20 Coming Soon $280,000 FMLS
• 1983-01-24 Sold (Public Records) $63,700 Public Records

Property tax history

+4.7%/yr

Latest (2025): $4,391 · -1.0% YoY. Source: county tax records.