4281 E Meadow Dr · Duluth, GA 30096

$445,000

3 bd · 2.0 ba · 3,022 sqft · SingleFamily public records · 1 Days on market

Built 1987 8,276 sqft lot Est $517k · 14% 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 +13.7/15.0
• Cash flow +13.4/30.0
• DSCR +4.0/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Oh.My.Gosh. Stop the car & look no further! HUGE split foyer home! New exterior paint, newer carpet in bedrooms, remodeled kitchen, TONS of storage, newer: roof, HVAC, hot water heater, HUGE rooms & closets (storage galore!), updated shower in master bath, great private,level fenced yard, kitchen fridge, washer & dryer to remain with the property! Motivated seller--bring offers!!

Key facts

• Huge family room
• Large breakfast nook
• Bonus flex room

Tags

• UPDATED SPLIT-LEVEL HOME
• LARGE BREAKFAST NOOK
• WALK-IN PANTRY
• HUGE FAMILY ROOM
• BONUS FLEX ROOM
• COVERED PATIO AREA

Property features AI

Finance

• Other: Property located in Bromolow Ridge subdivision; Lot approximately 0.19 acres; Home warranty included; Listing available with conventional, FHA, VA loan or cash; Sold as-is; agent/seller relationship disclosed
• HOA & community: No HOA

Exterior

• Parking: Attached garage; 2 parking spaces; Garage door opener
• Utilities: Public water; Public sewer; Electricity available; Cable available; High speed internet available; Underground utilities; Sewer connected; Water available
• Home design: Single-family house; Two levels; Resale property
• Construction: Built in 1987; Composition roof; Other construction materials; Shed(s) on property
• Exterior features: Deck; Patio; Back yard fencing (wood, fenced)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Breakfast area; Walk-in pantry
• Bedrooms: 5 bedrooms total; 2 bedrooms on the lower level
• Flooring: Carpet; Other flooring
• Bathrooms: 3 full bathrooms; 1 full bathroom on the lower level
• Heating & cooling: Central heating (natural gas); Central air conditioning (electric)
• Interior features: Separate shower; Soaking tub; Split foyer; Walk-in closets; Living room with gas-started fireplace
• Laundry & utility: Laundry located in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $445k.

Deal economics

• At list price, monthly cash flow is $10 ($118/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 $376k (15.6% below list).
• Recommended offer: $376k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.2% in Duluth — 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 (#55 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment B+; Watch: 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: 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 schools average 64% FRL vs 47% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 20% at this address vs 41% district-wide (-21 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 falling (-3.2%/yr); 265 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• At $3,756/mo this rent would consume 60% of the median local household income ($75k/yr) (locally 4726% 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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.
• Current owner paid $175k; list at $445k implies a 154% 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 $375,650 (15.6% 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: 0.84% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $516,762
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2576 Landington Way	0.50mi	4/3.0 (+1)	2,926 (-3%)	16mo	$455,000	$156	49
2925 Landington Way	0.65mi	4/3.0 (+1)	2,660 (-12%)	2mo	$502,000	$189	39
2917 Gravitt Trl	0.58mi	4/2.5 (+1)	2,862 (-5%)	22mo	$489,890	$171	38

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: -19.5%
• Equity multiple: 0.34×
• Total profit: $-82,509
• Equity at exit: $66,351

10-year hold

• IRR: -19.8%
• Equity multiple: 0.09×
• Total profit: $-113,652
• Equity at exit: $38,475

Cash invested: $124,600 (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 30096

• Rents YoY: -3.2%
• Active inventory: 265
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,756 high
• Mortgage (P&I): −$2,334
• Tax from tax record: −$439 /mo · $5,265/yr
• Insurance: −$185
• HOA: −$0
• Vacancy / Maint / Mgmt: −$789
• Net cashflow: $10

Break-even live

Break-even rent $3,744

Max offer price $445,000

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: $111,250
• Closing costs: $13,350
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4065 Spinnaker Dr Duluth, GA	4.0	3.0	2421	$5,500	$2.27	24d	1	0.29mi
2104 Shetley Creek Dr Norcross, GA	4.0	2.5	2178	$2,500	$1.15	44d	1	0.82mi
4589 Brook Farms Dr Duluth, GA	4.0	3.0	2295	$5,500	$2.40	43d	1	1.09mi
3516 Lori Ln Duluth, GA	4.0	2.5	2655	$3,500	$1.32	18d	1	1.26mi
3229 Davenport Park Ln Duluth, GA	3.0	2.5	2152	$2,295	$1.07	44d	1	1.42mi
3145 Pittard Hill Pt Duluth, GA	4.0	3.5	2329	$1,300	$0.56	12d	1	1.48mi

Listing history 13 events

1. 2026-06-18
   pricedays on marketlisting id $445,000 Active 1 DOM
2. 2026-06-17
   days on market $459,900 Active 19 DOM
3. 2026-06-16
   days on market $459,900 Active 18 DOM
4. 2026-06-15
   days on market $459,900 Active 17 DOM
5. 2026-06-13
   statusdays on market $459,900 Active 15 DOM
6. 2026-06-09
   days on market $459,900 New 11 DOM
7. 2026-06-08
   days on market $459,900 New 10 DOM
8. 2026-06-07
   days on market $459,900 New 9 DOM
9. 2026-06-04
   days on market $459,900 New 6 DOM
10. 2026-06-03
    days on market $459,900 New 5 DOM
11. 2026-06-02
    days on market $459,900 New 4 DOM
12. 2026-06-01
    days on market $459,900 New 3 DOM
13. 2026-05-31
    days on market $459,900 New 2 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: $5,265 · $439/mo
• Projected year-2 tax: $5,265 · $439/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: $45,078
• − Mortgage interest: −$24,927
• − Property taxes: −$5,265
• − Insurance: −$2,225
• − Repairs & maintenance: −$3,606
• − Management: −$3,606
• − Depreciation: −$12,945
• Taxable loss: −$7,497
• Est. tax savings @ 24.0%: +$1,799
• After-tax cash flow: $1,917/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 — Duluth

• Score: 73/100
• State rank: #55
• US rank: #5316

Category grades

Amenities F Commute F Cost of living C+ Crime A- Employment B+ 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
• City population: 118,608
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 71,732
• Household income: $74,656
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 4726.0

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 0.77)
• Race & ethnicity: White 29% Hispanic / Latino 25% Black 23% Asian 18% Two or more races 11%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 32% · Canada, China, South Korea
• Languages at home: 58% English-only · Spanish 21% Chinese 5% Korean 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: ▼ -211.92%
• Current HPI: 250.6589
• Rent YoY: ▼ -3.16%
• 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

+330.2% since first listed

13 events — show timeline

• 2026-05-28 Listed $459,900 GAMLS
• 2014-11-07 Listing Removed — FMLS
• 2014-11-06 Sold (Public Records) $174,900 Public Records
• 2014-10-24 Sold (MLS) $174,900 GAMLS
• 2014-10-24 Sold (MLS) $174,900 FMLS
• 2014-08-31 Pending — FMLS
• 2014-08-18 Pending — GAMLS
• 2014-08-18 Contingent — FMLS
• 2014-07-18 Listed $174,900 GAMLS
• 2014-07-18 Listed $174,900 FMLS
• 2001-06-15 Sold (Public Records) $158,500 Public Records
• 1993-11-22 Sold (Public Records) $113,800 Public Records
• 1987-12-01 Sold (Public Records) $106,900 Public Records

Property tax history

+6.3%/yr

Latest (2025): $5,265 · +0.5% YoY. Source: county tax records.