36 Jacobs Farm Ln · Lawrenceville, GA 30045

$332,900

3 bd · 2.5 ba · 1,730 sqft · SingleFamily · 48 Days on market

Built 2026 $192/sqft · 20% below area Est $415k · 20% 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 +7.4/30.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

Move in Ready SEPTEMBER! The Maddux II in the highly sought-after Franklin Manor community by Smith Douglas Homes, This townhome offers the perfect combination of location, layout, and lifestyle. Welcome to the Maddux II, featuring a thoughtfully designed main level with luxury vinyl plank flooring and an open-concept layout that truly lives well. The kitchen is both stylish and functional with upgraded cabinetry, granite countertops, and a spacious peninsula ideal for bar seating. It flows effortlessly into the breakfast area and inviting family room, complete with a cozy fireplaceperfect for everyday living or entertaining. Just off the main living space, the private patio deck offers the

Key facts

• Wide staircase
• Private patio deck
• Upgraded cabinetry

Tags

• OPEN-CONCEPT LAYOUT
• UPGRADED CABINETRY
• GRANITE COUNTERTOPS
• SPACIOUS PENINSULA
• PRIVATE PATIO DECK
• WIDE STAIRCASE

Property features AI

Finance

• Other: Address: 36 Jacobs Farm Ln, Lawrenceville, GA 30045
• Financial info: List price $332,900

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gas and electric service available
• Home design: Spec home — Plan: The Maddux II; Active status
• Exterior features: Living area of 1,730

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas, electric, and heat pump heating; Central air conditioning
• Interior features: 2.5 bathrooms total

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $333k.

Deal economics

• At list price, monthly cash flow is $-427 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $271k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (28.7% below list).
• Recommended offer: $237k (28.7% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.8% in Lawrenceville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 85/100 on livability (#3 in GA, #473 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: schools C-, crime C-, employment D+.
• 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 soft (-1.1%/yr); 426 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 48 days — a 3% lower offer ($323k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,206 (28.7% 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 48 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.49%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $414,916
• List price: $332,900
• Delta: -19.77%
• 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
802 Wallace Oak Ln	0.14mi	3/3.0	1,926 (+11%)	9mo	$399,990	$208	65
945 James Ridge Dr	0.48mi	3/2.0	1,787 (+3%)	7mo	$345,000	$193	64
314 Spring Falls Dr	0.48mi	4/3.0 (+1)	1,754 (+1%)	8mo	$377,000	$215	62
970 James Ridge Dr	0.44mi	4/2.0 (+1)	1,808 (+4%)	4mo	$370,000	$205	62
495 Radio Ct	0.74mi	3/2.0	1,746 (+1%)	3mo	$317,500	$182	59
251 Ashland Creek Ct	0.50mi	4/2.0 (+1)	1,838 (+6%)	3mo	$307,000	$167	57
744 Lily Blossom Path	0.30mi	4/2.5 (+1)	1,934 (+12%)	6mo	$430,000	$222	56
833 Misty Hollow Trl	0.31mi	4/2.5 (+1)	1,934 (+12%)	6mo	$410,000	$212	56
521 Chadborn Ct	0.42mi	4/2.5 (+1)	1,900 (+10%)	6mo	$399,000	$210	55
1241 Key Manor Ln	0.69mi	4/2.0 (+1)	1,772 (+2%)	7mo	$365,000	$206	51
195 Ledgewood Mill Way	0.66mi	3/2.5	1,981 (+14%)	1mo	$335,000	$169	44
147 Ashland Park Ct	0.56mi	4/3.0 (+1)	1,480 (-14%)	5mo	$372,000	$251	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: -29.1%
• Equity multiple: 0.06×
• Total profit: $-88,035
• Equity at exit: $49,636

10-year hold

• IRR: -47.1%
• Equity multiple: -0.48×
• Total profit: $-138,371
• Equity at exit: $28,783

Cash invested: $93,212 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,372 high
• Mortgage (P&I): −$1,746
• Tax est. 1.5%: −$416 /mo · $4,994/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$498
• Net cashflow: $-427

Break-even live

Break-even rent $2,912

Max offer price $271,160

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: $83,225
• Closing costs: $9,987
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Farm Manor Ct Lawrenceville, GA	4.0	2.5	2056	$2,195	$1.07	12d	1	0.09mi
1503 Wild Fox Run Lawrenceville, GA	4.0	2.5	2200	$2,800	$1.27	43d	1	0.20mi
785 Ashland Park Way Lawrenceville, GA	3.0	2.0	1606	$2,250	$1.40	1d	1	0.40mi
418 Arbor Crowne Dr Lawrenceville, GA	3.0	2.5	1951	$2,150	$1.10	18d	1	0.45mi
60 Bacchus Dr Lawrenceville, GA	3.0	2.5	1778	$2,150	$1.21	43d	1	0.46mi
1210 Mercury Dr Lawrenceville, GA	3.0	2.0	1174	$2,090	$1.78	43d	1	0.54mi
830 James Ridge Dr Lawrenceville, GA	4.0	2.0	1757	$2,221	$1.26	2d	1	0.55mi
215 Ashland Manor Dr Lawrenceville, GA	4.0	3.0	1880	$2,315	$1.23	5d	1	0.61mi
205 Ledgewood Mill Way Lawrenceville, GA	3.0	2.5	1981	$2,179	$1.10	1d	1	0.66mi
1211 Image Ives Dr Lawrenceville, GA	3.0	2.5	1802	$2,206	$1.22	5d	1	0.71mi
640 James Ridge Dr Lawrenceville, GA	3.0	2.0	1672	$2,249	$1.35	2d	1	0.71mi
585 Chapel Walk Ln Lawrenceville, GA	4.0	3.0	2061	$2,400	$1.16	24d	1	0.72mi
1281 Manor Ln Key Manor Lawrenceville, GA	4.0	2.0	1772	$2,050	$1.16	5d	1	0.74mi
456 Pond Lillies Rd Lawrenceville, GA	3.0	2.0	1994	$2,169	$1.09	24d	1	0.76mi
461 Pond Weed Dr Lawrenceville, GA	4.0	3.5	2016	$2,595	$1.29	3d	1	0.76mi
344 Cool Weather Dr Lawrenceville, GA	3.0	2.5	1688	$1,989	$1.18	1d	1	0.78mi
715 Cool Weather Dr Lawrenceville, GA	3.0	2.5	1874	$2,125	$1.13	24d	1	0.81mi
385 Cool Weather Dr Lawrenceville, GA	3.0	2.5	1980	$2,600	$1.31	5d	1	0.82mi
777 Grenier Ter Lawrenceville, GA	4.0	2.5	2078	$2,161	$1.04	21d	1	0.82mi
1200 Fendley Trce Lawrenceville, GA	3.0–4.0	2.5–3.5	2193	$2,551	$1.16	1d	18	0.82mi
785 Georgian Hills Dr Lawrenceville, GA	4.0	2.5	2170	$2,325	$1.07	43d	1	0.85mi
702 Shoal Cir Lawrenceville, GA	3.0	2.0	1716	$1,985	$1.16	15d	1	0.85mi
68 Belmont Ln Lawrenceville, GA	3.0	2.0	1270	$1,829	$1.44	2d	1	0.87mi
676 Grenier Ter Lawrenceville, GA	4.0	2.5	1942	$2,295	$1.18	24d	1	0.90mi
360 Springhaven Way Lawrenceville, GA	3.0	2.5	1752	$1,899	$1.08	3d	1	0.91mi
360 Springhaven Way Lawrenceville, GA	3.0	2.5	1752	$1,499	$0.86	12d	1	0.91mi
444 Village Bluff Dr Lawrenceville, GA	3.0	2.5	1633	$1,975	$1.21	4d	1	0.91mi
606 Grenier Ter Lawrenceville, GA	4.0	2.5	1777	$2,100	$1.18	43d	1	0.93mi
425 Village Bluff Dr Lawrenceville, GA	4.0	3.0	1812	$2,150	$1.19	43d	1	0.94mi
252 Springbottom Ct Lawrenceville, GA	3.0	2.5	1544	$1,995	$1.29	43d	1	0.97mi
284 Springbottom Ct Lawrenceville, GA	3.0	2.5	1706	$1,875	$1.10	43d	1	0.99mi
1336 Image Xing Lawrenceville, GA	3.0	2.5	2012	$2,359	$1.17	5d	1	1.03mi
1566 Charcoal Ives Rd Lawrenceville, GA	3.0	3.0	2018	$2,249	$1.11	5d	1	1.05mi
2090 Lily Valley Dr Lawrenceville, GA	3.0	2.5	1943	$1,950	$1.00	43d	1	1.07mi
165 Canvas Ives Dr Lawrenceville, GA	3.0	2.5	1954	$2,200	$1.13	24d	1	1.11mi
494 Lobdale Falls Dr Lawrenceville, GA	4.0	2.5	1949	$2,030	$1.04	5d	1	1.12mi
305 Little Creek Rd Lawrenceville, GA	3.0	2.0	1544	$1,899	$1.23	2d	1	1.12mi
152 Fern Walk Lawrenceville, GA	4.0	2.5	1920	$2,195	$1.14	5d	1	1.13mi
465 Little Creek Rd Lawrenceville, GA	3.0	2.5	1906	$1,895	$0.99	43d	1	1.14mi
1789 Charcoal Ives Rd Lawrenceville, GA	4.0	2.5	1958	$2,245	$1.15	5d	1	1.16mi

Listing history 16 events

1. 2026-06-18
   days on market $332,900 Active 48 DOM
2. 2026-06-17
   days on market $332,900 Active 47 DOM
3. 2026-06-16
   days on market $332,900 Active 46 DOM
4. 2026-06-15
   days on market $332,900 Active 45 DOM
5. 2026-06-13
   pricedays on market $332,900 Active 43 DOM
6. 2026-06-09
   days on market $347,900 Active 39 DOM
7. 2026-06-08
   days on market $347,900 Active 38 DOM
8. 2026-06-07
   pricedays on market $347,900 Active 37 DOM
9. 2026-06-04
   days on market $348,005 Active 34 DOM
10. 2026-06-03
    days on market $348,005 Active 33 DOM
11. 2026-06-02
    days on market $348,005 Active 32 DOM
12. 2026-06-01
    days on market $348,005 Active 31 DOM
13. 2026-05-31
    days on market $348,005 Active 30 DOM
14. 2026-05-02
    listed $348,005 Active 1301-char remark
15. 2026-01-09
    soldstatus $986,000
16. 2025-07-09
    soldstatus $3,045,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,465
• − Mortgage interest: −$18,648
• − Property taxes: −$4,994
• − Insurance: −$1,664
• − Repairs & maintenance: −$2,277
• − Management: −$2,277
• − Depreciation: −$9,684
• Taxable loss: −$11,080
• Est. tax savings @ 24.0%: +$2,659
• After-tax cash flow: $-2,461/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 — Lawrenceville

• Score: 85/100
• State rank: #3
• US rank: #473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 276,247
• 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