3668 Dunlin Shore Ct · Peachtree Corners, GA 30092

$500,000

4 bd · 2.5 ba · 2,364 sqft · SingleFamily public records · 12 Days on market

Built 1996 7,840 sqft lot Est $539k · 7% under $75/mo HOA · 2% of rent

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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 +13.7/30.0
• ARV discount +10.8/15.0
• DSCR +4.1/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT VIEW ON QUIET STREET IN AVOCET. PRIVATE WOODED VIEWS FROM THE FRONT & BACK. GRANITE & STAINLESS IN THE KITCHEN. BAYED BREAKFAST AREA AND TILE IN FAMILY ROOM & MASTER BATH. WELL MAINTAINED, AND NEUTRAL THROUGHOUT. FIEILSTONE PATIO, NEW ROOF, DISHWASHER & STOVE.

Key facts

• Updated windows
• Newer appliances
• Fenced backyard

Tags

• NEW HARDIPLANK SIDING
• UPDATED WINDOWS
• NEWER APPLIANCES
• FENCED BACKYARD
• OPEN VIEW FROM KITCHEN
• SWIM AND TENNIS AMENITIES

Property features AI

Finance

• Other: Paved road access
• HOA & community: Community association with $75 monthly fee

Exterior

• Parking: Detached or attached garage with 2 garage spaces; Garage with garage door opener; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available
• Home design: Two levels; Brick-front with HardiPlank type siding; Composition roof; Resale condition
• Construction: Brick front and HardiPlank-type construction; Composition roof
• Exterior features: Patio; Fenced backyard with wood fencing

Interior

• Kitchen: White cabinets; Kitchen island; Pantry; Stone countertops; Open view to family room; Dishwasher; Gas range; Microwave; Refrigerator; Disposal
• Bedrooms: Oversized master; Four upper-level bedrooms
• Flooring: Laminate; Luxury vinyl; Tile
• Bathrooms: Two full bathrooms; One half-bath (main level); Master bath with double vanity, separate tub and shower, and vaulted ceiling
• Heating & cooling: Central heat; Central air
• Interior features: Disappearing attic stairs; Entrance foyer; High 9-ft ceilings on main level; Double-pane windows; One fireplace
• Laundry & utility: Washer and dryer included; Laundry room located in hall on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $500k.

Deal economics

• At list price, monthly cash flow is $37 ($445/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 $430k (13.9% below list).
• Recommended offer: $430k (13.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 2.5% in Peachtree Corners — 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 (#58 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, amenities B+; Watch: cost of living D, commute F, health & safety 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: Berkeley Lake Elementary School (math 35% / reading 42%, grade F, #463 of 1,228 statewide, top 38%, 819 students, 52% FRL); Duluth Middle School (math 22% / reading 26%, grade F, #311 of 470 statewide, top 68%, 1,271 students, 72% FRL); Duluth High School (math 15% / reading 17%, grade F, #287 of 424 statewide, top 68%, 2,644 students, 55% FRL).
• Zoned-school proficiency averages 26% at this address vs 41% district-wide (-15 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 flat; 243 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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).
• At $4,305/mo this rent would consume 65% of the median local household income ($79k/yr) (locally 2823% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k 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.
• Current owner paid $190k; list at $500k implies a 163% 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 $430,497 (13.9% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $538,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4640 Avocet Dr	0.33mi	3/3.0 (-1)	2,404 (+2%)	0mo	$450,000	$187	74
3277 Pomarine Ln	0.29mi	3/2.5 (-1)	2,439 (+3%)	8mo	$555,000	$228	70
4785 Pomarine Cir	0.33mi	3/2.5 (-1)	2,187 (-8%)	5mo	$520,000	$238	63
3460 Miller Farms Ln	0.25mi	4/3.0	2,688 (+14%)	1mo	$450,000	$167	63
5030 Bankside Way	0.43mi	3/2.5 (-1)	2,124 (-10%)	1mo	$475,000	$224	58
5050 Bankside Way	0.42mi	4/2.5	2,072 (-12%)	3mo	$514,000	$248	58
5011 Bankside Way	0.46mi	4/2.5	2,072 (-12%)	4mo	$475,000	$229	54
4924 Waterport Way	0.31mi	3/2.5 (-1)	2,676 (+13%)	7mo	$535,000	$200	53
3675 Ancroft Cir	0.74mi	4/2.5	2,552 (+8%)	1mo	$550,000	$216	52
4055 Ancroft Cir	0.68mi	4/2.5	2,624 (+11%)	1mo	$580,000	$221	49
3950 Ancroft Cir	0.67mi	4/2.5	2,696 (+14%)	1mo	$625,000	$232	45
3875 Ancroft Cir	0.74mi	4/2.5	2,054 (-13%)	2mo	$535,000	$260	42

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 · 0.16% rent growth · sell at horizon

5-year hold

• IRR: -19.0%
• Equity multiple: 0.35×
• Total profit: $-90,612
• Equity at exit: $74,552

10-year hold

• IRR: -18.5%
• Equity multiple: 0.13×
• Total profit: $-122,201
• Equity at exit: $43,231

Cash invested: $140,000 (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 30092

• Rents YoY: 0.2%
• Active inventory: 243
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $4,305 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$458 /mo · $5,501/yr
• Insurance: −$208
• HOA: −$75
• Vacancy / Maint / Mgmt: −$904
• Net cashflow: $37

Break-even live

Break-even rent $4,258

Max offer price $500,000

Occupancy floor 94%

Sensitivity live

Price	-10% $320	-5% $179	+0% $37	+5% $-104	+10% $-246
Rent	-10% $-303	-5% $-133	+0% $37	+5% $207	+10% $377
Rate	-1.0pp $289	-0.5pp $164	base $37	+0.5pp $-92	+1.0pp $-224

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3608 Dunlin Shore Ct Peachtree Corners, GA	5.0	3.5	3352	$6,500	$1.94	20d	1	0.11mi
3674 Kentford Ln Peachtree Corners, GA	4.0	2.5	2072	$2,580	$1.25	26d	1	0.55mi
5190 Bankside Way Peachtree Corners, GA	4.0	3.5	2600	$5,000	$1.92	18d	1	0.56mi
3436 Lockmed Dr Peachtree Corners, GA	3.0	3.5	2630	$2,595	$0.99	26d	1	0.91mi
5080 Avala Park Ln Peachtree Corners, GA	4.0	2.5	2468	$2,800	$1.13	7d	1	1.39mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 8 events

1. 2026-06-21
   days on market $500,000 Coming Soon 12 DOM
2. 2026-06-18
   days on market $500,000 Coming Soon 9 DOM
3. 2026-06-17
   days on market $500,000 Coming Soon 8 DOM
4. 2026-06-16
   days on market $500,000 Coming Soon 7 DOM
5. 2026-06-15
   days on market $500,000 Coming Soon 6 DOM
6. 2026-06-13
   days on market $500,000 Coming Soon 4 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $500,000 Coming Soon 1 DOM

ⓘ 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: $5,501 · $458/mo
• Projected year-2 tax: $5,501 · $458/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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $51,660
• − Mortgage interest: −$28,008
• − Property taxes: −$5,501
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,133
• − Management: −$4,133
• − HOA: −$900
• − Depreciation: −$14,545
• Taxable loss: −$8,060
• Est. tax savings @ 24.0%: +$1,935
• After-tax cash flow: $2,380/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 — Peachtree Corners

• Score: 73/100
• State rank: #58
• US rank: #5470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peachtree Corners, GA
• County: Gwinnett County · 952,346 people
• City population: 36,992
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 36,992
• Household income: $79,309
• Rent vs Own: 51.0% rent · 49.0% own
• Severe rent burden: 2823.0

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 0.69)
• Race & ethnicity: White 46% Black 26% Hispanic / Latino 16% Asian 8% Two or more races 8%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Italian 3% Iranian 3% Slovak 2%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 15% Korean 2% Chinese 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: ▼ -187.15%
• Current HPI: 235.0655
• Rent YoY: ▲ 0.16%
• 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

+125.2% since first listed

11 events — show timeline

• 2026-06-09 Coming Soon $500,000 FMLS
• 2011-09-13 Sold (Public Records) $190,000 Public Records
• 2011-08-26 Listing Removed — FMLS
• 2011-08-22 Sold (MLS) $190,000 FMLS
• 2011-08-02 Pending — FMLS
• 2011-06-25 Price Changed $212,000 GAMLS
• 2011-06-24 Price Changed $212,000 FMLS
• 2011-03-19 Price Changed $225,000 GAMLS
• 2011-03-18 Price Changed $225,000 FMLS
• 2010-11-01 Listed $239,000 FMLS
• 2001-04-13 Sold (Public Records) $222,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $5,501 · +9.4% YoY. Source: county tax records.