1448 Ironwood Ct · Snellville, GA 30017

$330,000

3 bd · 2.0 ba · 2,327 sqft · SingleFamily public records · 10 Days on market

Built 1987 0.89 ac lot $142/sqft · 19% below area Est $547k · 40% under

---

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 +9.7/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.9/5.0
• DSCR +2.7/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfectly priced and oozing with charm! Welcome to 1448 Ironwood Ct., located on a private wooded lot on a quiet cul-de-sac. Situated on almost 1 acre, this home offers a rocking chair front porch, spacious floor plan and a finished basement! The large Owner's suite is on the main level, with its own full bath and walk in closet. There is a large fireside Family Room, a bright white Kitchen with a breakfast bar, and a separate Dining Room. A convenient half bath, and laundry room complete the main level. There are two additional bedrooms and a full bath upstairs. The full finished basement has endless possibilities! The main open space is perfect for an additional living area, office, bedroom or entertaining space. There is an additional room with two closets that would make a fantastic home office, gym, or serve as a large storage room. Walk out to the private level backyard, with a covered patio area, and enjoy the long evenings of Summer on the screened porch! Minutes to shopping, dining, and located in the sought after Grayson school district. Add your own personal touches and make this home YOURS!

Key facts

• Bright white kitchen
• Separate dining room
• Finished basement

Tags

• PRIVATE WOODED LOT
• ROCKING CHAIR FRONT PORCH
• FINISHED BASEMENT
• BRIGHT WHITE KITCHEN
• SEPARATE DINING ROOM
• PRIVATE LEVEL BACKYARD

Property features AI

Finance

• HOA & community: Community features include nearby schools, shopping, and street lights

Exterior

• Parking: Attached garage; Two garage spaces; Drive-under main level; Garage with door opener; Garage faces side
• Utilities: Public water; Public sewer; Electric service available; Natural gas available; Cable available
• Home design: Three or more levels; Wood siding; Resale property; Concrete perimeter foundation; Composition shingle roof
• Construction: Wood siding construction; Composition/shingle roof; Concrete perimeter foundation; Finished and unfinished areas below grade (lower level/basement)
• Exterior features: Private yard; Enclosed and screened front porch; Rear porch; Patio; Home located in a cul-de-sac; Asphalt road frontage on county road; Street lights in neighborhood; Near schools and shopping

Interior

• Kitchen: Breakfast bar; White cabinets; Pantry; Other solid-surface counters; Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bedrooms: Master on main; Split bedroom plan; One main level bedroom; Two upper-level bedrooms; One lower-level bedroom
• Flooring: Carpet; Ceramic tile
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with tub/shower combo; One full bathroom on upper level; One half bath on main level
• Heating & cooling: Central heating (natural gas); Zoned heating; Central air; Zoned cooling; Ceiling fans; Electric cooling
• Interior features: 9-foot (upper) high ceilings; High-speed internet available; Walk-in closets; Factory-built fireplace with gas starter and masonry surround in family room; No common walls; Finished daylight basement with exterior and interior entries
• Laundry & utility: Laundry room; Laundry area in kitchen; Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-220 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (25.3% below list).
• Recommended offer: $246k (25.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.9% in Snellville — 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 67/100 on livability (#169 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; 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: Pharr Elementary School (math 60% / reading 63%, grade B, #114 of 1,228 statewide, top 9%, 790 students, 52% 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 48% FRL track the district average.
• Market conditions: Rents rising (+1.7%/yr); 225 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

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

• Only 10 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 $80k; list at $330k implies a 313% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; 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 $246,373 (25.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.75% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.85%
• DSCR: 0.87
• GRM: 11.2

CMA / ARV

• ARV (median comp): $546,913
• List price: $330,000
• Delta: -39.66%
• 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
1467 Oak Bend Way	0.50mi	4/2.5 (+1)	2,272 (-2%)	2mo	$425,000	$187	64
1681 Bennett Rd	0.51mi	3/3.5	2,411 (+4%)	2mo	$530,000	$220	63
1412 Cherry Oak Trce	0.59mi	4/2.5 (+1)	2,435 (+5%)	1mo	$405,000	$166	57
1520 Great Oaks Dr	0.60mi	3/2.0	2,240 (-4%)	12mo	$408,000	$182	56
1418 Wheeler Dr	0.68mi	4/3.0 (+1)	2,266 (-3%)	2mo	$360,000	$159	53
1046 Havenstone Walk	0.37mi	4/2.5 (+1)	2,562 (+10%)	10mo	$425,000	$166	50
1290 Mount Mckinley Dr	0.66mi	4/2.5 (+1)	2,172 (-7%)	7mo	$475,000	$219	45
1235 Mount Mckinley	0.61mi	4/3.5 (+1)	2,484 (+7%)	8mo	$495,000	$199	43
1730 Carlington Ct	0.70mi	4/2.5 (+1)	2,219 (-5%)	13mo	$480,000	$216	42
834 Montecruz Dr	0.69mi	4/2.5 (+1)	2,592 (+11%)	2mo	$425,000	$164	40
1670 Cooper Lakes Dr	0.73mi	4/2.5 (+1)	2,613 (+12%)	2mo	$450,000	$172	37
791 Windsor Oak Cir	0.63mi	4/2.0 (+1)	2,035 (-12%)	9mo	$364,000	$179	37

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 · 1.74% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.24×
• Total profit: $-70,582
• Equity at exit: $49,204

10-year hold

• IRR: -19.9%
• Equity multiple: 0.00×
• Total profit: $-91,952
• Equity at exit: $28,532

Cash invested: $92,400 (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 30017

• Home prices YoY: -34.8%
• Rents YoY: 1.7%
• Active inventory: 225
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,464 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$298 /mo · $3,575/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-220

Break-even live

Break-even rent $2,742

Max offer price $291,197

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-126	+0% $-220	+5% $-313	+10% $-406
Rent	-10% $-414	-5% $-317	+0% $-220	+5% $-122	+10% $-25
Rate	-1.0pp $-53	-0.5pp $-136	base $-220	+0.5pp $-305	+1.0pp $-392

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2219 Derrick Dr Grayson, GA	4.0	2.5	3196	$3,145	$0.98	0d	1	0.89mi
2066 Derrick Dr Grayson, GA	4.0	2.5	2696	$2,995	$1.11	45d	1	0.93mi
1253 Cades Walk Lawrenceville, GA	3.0	2.5	2196	$2,500	$1.14	45d	1	1.02mi
1594 Overview Cir Lawrenceville, GA	4.0	3.0	2662	$2,490	$0.94	45d	1	1.08mi
1045 Mosscroft Ct Lawrenceville, GA	2.0	2.5	1752	$1,700	$0.97	45d	1	1.10mi
1624 Overview Cir Lawrenceville, GA	3.0	2.5	1755	$2,300	$1.31	45d	1	1.11mi
1667 Overview Cir Lawrenceville, GA	4.0	2.5	2554	$2,500	$0.98	3d	1	1.12mi
1574 Gin Blossom Cir Lawrenceville, GA	4.0	3.5	2938	$2,700	$0.92	20d	1	1.14mi
1631 Scenic Pines Dr Lawrenceville, GA	4.0	3.0	3015	$2,600	$0.86	26d	1	1.21mi
897 Ivydale Ln Lawrenceville, GA	3.0	2.5	1724	$2,100	$1.22	26d	1	1.24mi
1122 Treymont Ln Lawrenceville, GA	2.0	2.5	1724	$1,850	$1.07	26d	1	1.25mi
315 Clairidge Ln Lawrenceville, GA	4.0	2.5	1988	$2,259	$1.14	45d	1	1.35mi
1990 Hutton Dr Grayson, GA	3.0	2.0	2012	$2,490	$1.24	7d	1	1.39mi
1580 Willow River Run Grayson, GA	3.0	2.0	1659	$1,941	$1.17	7d	1	1.39mi
1220 Fieldgate Rd Lawrenceville, GA	3.0	2.5	1881	$2,100	$1.12	19d	1	1.47mi
722 Clairidge Oak Ct Lawrenceville, GA	4.0	2.5	1880	$2,219	$1.18	45d	1	1.48mi
773 Clairidge Oak Ct Lawrenceville, GA	4.0	2.5	2273	$2,246	$0.99	0d	1	1.48mi
1847 Litchfield Rd Snellville, GA	4.0	3.0	2934	$2,485	$0.85	0d	1	1.49mi
2075 Pinella Dr Grayson, GA	3.0	2.5	1894	$2,200	$1.16	4d	1	1.50mi

Listing history 5 events

1. 2026-05-15
   historical Active Under Contract 1119-char remark

   Show marketing remark (1119 chars)

   Perfectly priced and oozing with charm! Welcome to 1448 Ironwood Ct., located on a private wooded lot on a quiet cul-de-sac. Situated on almost 1 acre, this home offers a rocking chair front porch, spacious floor plan and a finished basement! The large Owner's suite is on the main level, with its own full bath and walk in closet. There is a large fireside Family Room, a bright white Kitchen with a breakfast bar, and a separate Dining Room. A convenient half bath, and laundry room complete the main level. There are two additional bedrooms and a full bath upstairs. The full finished basement has endless possibilities! The main open space is perfect for an additional living area, office, bedroom or entertaining space. There is an additional room with two closets that would make a fantastic home office, gym, or serve as a large storage room. Walk out to the private level backyard, with a covered patio area, and enjoy the long evenings of Summer on the screened porch! Minutes to shopping, dining, and located in the sought after Grayson school district. Add your own personal touches and make this home YOURS!

2. 2026-05-15
   historical Active Under Contract 1119-char remark

   Show marketing remark (1119 chars)

   Perfectly priced and oozing with charm! Welcome to 1448 Ironwood Ct., located on a private wooded lot on a quiet cul-de-sac. Situated on almost 1 acre, this home offers a rocking chair front porch, spacious floor plan and a finished basement! The large Owner's suite is on the main level, with its own full bath and walk in closet. There is a large fireside Family Room, a bright white Kitchen with a breakfast bar, and a separate Dining Room. A convenient half bath, and laundry room complete the main level. There are two additional bedrooms and a full bath upstairs. The full finished basement has endless possibilities! The main open space is perfect for an additional living area, office, bedroom or entertaining space. There is an additional room with two closets that would make a fantastic home office, gym, or serve as a large storage room. Walk out to the private level backyard, with a covered patio area, and enjoy the long evenings of Summer on the screened porch! Minutes to shopping, dining, and located in the sought after Grayson school district. Add your own personal touches and make this home YOURS!

3. 2026-05-12
   listed $330,000 New 1119-char remark

   Show marketing remark (1119 chars)

   Perfectly priced and oozing with charm! Welcome to 1448 Ironwood Ct., located on a private wooded lot on a quiet cul-de-sac. Situated on almost 1 acre, this home offers a rocking chair front porch, spacious floor plan and a finished basement! The large Owner's suite is on the main level, with its own full bath and walk in closet. There is a large fireside Family Room, a bright white Kitchen with a breakfast bar, and a separate Dining Room. A convenient half bath, and laundry room complete the main level. There are two additional bedrooms and a full bath upstairs. The full finished basement has endless possibilities! The main open space is perfect for an additional living area, office, bedroom or entertaining space. There is an additional room with two closets that would make a fantastic home office, gym, or serve as a large storage room. Walk out to the private level backyard, with a covered patio area, and enjoy the long evenings of Summer on the screened porch! Minutes to shopping, dining, and located in the sought after Grayson school district. Add your own personal touches and make this home YOURS!

4. 2026-05-12
   listed $330,000 Active 1119-char remark

   Show marketing remark (1119 chars)

   Perfectly priced and oozing with charm! Welcome to 1448 Ironwood Ct., located on a private wooded lot on a quiet cul-de-sac. Situated on almost 1 acre, this home offers a rocking chair front porch, spacious floor plan and a finished basement! The large Owner's suite is on the main level, with its own full bath and walk in closet. There is a large fireside Family Room, a bright white Kitchen with a breakfast bar, and a separate Dining Room. A convenient half bath, and laundry room complete the main level. There are two additional bedrooms and a full bath upstairs. The full finished basement has endless possibilities! The main open space is perfect for an additional living area, office, bedroom or entertaining space. There is an additional room with two closets that would make a fantastic home office, gym, or serve as a large storage room. Walk out to the private level backyard, with a covered patio area, and enjoy the long evenings of Summer on the screened porch! Minutes to shopping, dining, and located in the sought after Grayson school district. Add your own personal touches and make this home YOURS!

5. 1992-05-12
   soldstatus $79,982

ⓘ 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: $3,575 · $298/mo
• Projected year-2 tax: $3,575 · $298/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 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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 6 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,565
• − Mortgage interest: −$18,485
• − Property taxes: −$3,575
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,365
• − Management: −$2,365
• − Depreciation: −$9,600
• Taxable loss: −$8,476
• Est. tax savings @ 24.0%: +$2,034
• After-tax cash flow: $-602/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 — Snellville

• Score: 67/100
• State rank: #169
• US rank: #10705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 94,380
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 26,620
• Household income: $99,917
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 130.0

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 0.65)
• Race & ethnicity: Black 48% White 31% Hispanic / Latino 14% Two or more races 11% Asian 3%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Italian 3% Slovak 2% American 2%
• Foreign-born: 24% · Canada, Vietnam
• Languages at home: 71% English-only · Spanish 12% Arabic 2% Vietnamese 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: ▼ -116.33%
• Current HPI: 218.0914
• Rent YoY: ▲ 1.74%
• 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

+312.6% since first listed

6 events — show timeline

• 2026-05-23 Pending — FMLS
• 2026-05-15 Contingent — GAMLS
• 2026-05-15 Contingent — FMLS
• 2026-05-12 Listed $330,000 GAMLS
• 2026-05-12 Listed $330,000 FMLS
• 1992-05-12 Sold (Public Records) $79,982 Public Records

Property tax history

+6.2%/yr

Latest (2024): $3,575 · +11.2% YoY. Source: county tax records.