1835 North Rd · Snellville, GA 30078

$295,000

3 bd · 1.0 ba · 1,463 sqft · SingleFamily public records · 64 Days on market

Built 1973 0.41 ac lot $202/sqft · 8% below area Est $319k · 8% 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).

• Cash flow +12.6/30.0
• ARV discount +10.9/15.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready Ranch home! Recently renovated and freshly painted, enjoy cozy evenings at the fireplace in the family room. Kitchen, dining, and all bedrooms are on one level. Covered back deck with room for rocking chairs! Sits on a gently sloping lot with a fenced backyard. Paved driveway leads to double-sized garage with door for only one car. Within minutes of shopping, dining, medical offices, and downtown Snellville.

Key facts

• Ranch home
• Paved driveway
• Covered back deck

Tags

• RANCH HOME
• RECENTLY RENOVATED
• COVERED BACK DECK
• FENCED BACKYARD
• PAVED DRIVEWAY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $-38 ($-459/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (19.9% below list).
• Recommended offer: $236k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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 flat; 299 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $9k 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 64 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $295k implies a 97% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $236,382 (19.9% 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 64 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.56%
• DSCR: 0.98
• GRM: 10.4

CMA / ARV

• ARV (median comp): $318,985
• List price: $295,000
• Delta: -7.52%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1874 North Rd	0.07mi	3/2.0	1,380 (-6%)	9mo	$324,600	$235	76
1932 Pharrs Rd	0.07mi	3/1.5	1,260 (-14%)	5mo	$255,000	$202	68
1863 Bennett Rdg	0.19mi	3/2.0	1,322 (-10%)	15mo	$340,000	$257	59
1737 Ramblewood Way	0.45mi	3/2.0	1,506 (+3%)	16mo	$355,000	$236	57
2021 Collinswood Dr	0.45mi	3/2.0	1,584 (+8%)	7mo	$345,000	$218	56
1915 North Rd	0.21mi	4/2.0 (+1)	1,664 (+14%)	11mo	$310,000	$186	49
1894 Dogwood Ct	0.69mi	3/2.0	1,508 (+3%)	12mo	$343,000	$227	49
1985 North Rd	0.39mi	3/2.0	1,590 (+9%)	20mo	$335,000	$211	46
1922 North Rd	0.23mi	3/2.0	1,665 (+14%)	20mo	$345,000	$207	46
1697 Ramblewood Way	0.51mi	3/2.5	1,621 (+11%)	13mo	$399,000	$246	41
2201 Pinehurst Rd	0.57mi	3/2.0	1,617 (+10%)	20mo	$310,000	$192	35
1838 Englewood Way	0.55mi	3/2.0	1,638 (+12%)	19mo	$342,024	$209	34

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 · 0.73% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-55,564
• Equity at exit: $43,985

10-year hold

• IRR: -17.7%
• Equity multiple: 0.12×
• Total profit: $-72,408
• Equity at exit: $25,506

Cash invested: $82,600 (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 30078

• Rents YoY: 0.7%
• Active inventory: 299
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,364 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$236 /mo · $2,829/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-38

Break-even live

Break-even rent $2,412

Max offer price $288,244

Occupancy floor 97%

Sensitivity live

Price	-10% $129	-5% $45	+0% $-38	+5% $-122	+10% $-205
Rent	-10% $-225	-5% $-132	+0% $-38	+5% $55	+10% $148
Rate	-1.0pp $110	-0.5pp $37	base $-38	+0.5pp $-115	+1.0pp $-192

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2054 North Rd Snellville, GA	3.0	2.0	1308	$1,979	$1.51	14d	1	0.67mi
2082 Windsor Ln Snellville, GA	3.0	2.0	1523	$1,975	$1.30	7d	1	0.69mi
1398 Branchwood Dr Snellville, GA	2.0	1.0	1728	$2,750	$1.59	26d	1	0.95mi
1890 Lamplighter Way Snellville, GA	3.0	2.0	1205	$1,910	$1.59	45d	1	1.03mi
2250 Oak Rd SW Snellville, GA	1.0–3.0	1.0–2.5	1136	$2,999	$2.64	0d	40	1.33mi

Listing history 22 events

1. 2026-06-17
   status $295,000 Pending 64 DOM
2. 2026-06-16
   days on market $295,000 Active Under Contract 64 DOM
3. 2026-06-15
   days on market $295,000 Active Under Contract 63 DOM
4. 2026-06-13
   days on market $295,000 Active Under Contract 61 DOM
5. 2026-06-10
   status $295,000 Active Under Contract 57 DOM
6. 2026-06-09
   days on market $295,000 Active 57 DOM
7. 2026-06-08
   days on market $295,000 Active 56 DOM
8. 2026-06-07
   days on market $295,000 Active 55 DOM
9. 2026-06-04
   days on market $295,000 Active 52 DOM
10. 2026-06-03
    days on market $295,000 Active 51 DOM
11. 2026-06-02
    days on market $295,000 Active 50 DOM
12. 2026-06-01
    days on market $295,000 Active 49 DOM
13. 2026-05-31
    days on market $295,000 Active 48 DOM
14. 2026-05-08
    price $295,000 431-char remark

    Show marketing remark (429 chars)

    Move-in ready Ranch home! Recently renovated and freshly painted, enjoy cozy evenings at the fireplace in the family room. Kitchen, dining, and all bedrooms are on one level. Covered back deck with room for rocking chairs! Sits on a gently sloping lot with a fenced backyard. Paved driveway leads to double-size garage with door for only one car. Within minutes of shopping, dining, medical offices, and downtown Snellville.

15. 2026-05-08
    price $295,000 429-char remark

    Show marketing remark (429 chars)

    Move-in ready Ranch home! Recently renovated and freshly painted, enjoy cozy evenings at the fireplace in the family room. Kitchen, dining, and all bedrooms are on one level. Covered back deck with room for rocking chairs! Sits on a gently sloping lot with a fenced backyard. Paved driveway leads to double-size garage with door for only one car. Within minutes of shopping, dining, medical offices, and downtown Snellville.

16. 2026-04-10
    listed $330,000 Active 431-char remark

    Show marketing remark (431 chars)

    Move-in ready Ranch home! Recently renovated and freshly painted, enjoy cozy evenings at the fireplace in the family room. Kitchen, dining, and all bedrooms are on one level. Covered back deck with room for rocking chairs! Sits on a gently sloping lot with a fenced backyard. Paved driveway leads to double-sized garage with door for only one car. Within minutes of shopping, dining, medical offices, and downtown Snellville.

17. 2026-03-17
    listed $330,000 New 429-char remark

    Show marketing remark (429 chars)

    Move-in ready Ranch home! Recently renovated and freshly painted, enjoy cozy evenings at the fireplace in the family room. Kitchen, dining, and all bedrooms are on one level. Covered back deck with room for rocking chairs! Sits on a gently sloping lot with a fenced backyard. Paved driveway leads to double-size garage with door for only one car. Within minutes of shopping, dining, medical offices, and downtown Snellville.

18. 2017-12-06
    soldstatus $150,000
19. 2017-12-06
    soldstatus $150,000
20. 1988-05-23
    soldstatus $56,600
21. 1984-03-14
    soldstatus $56,400
22. 1973-12-01
    soldstatus $28,300

ⓘ 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: $2,829 · $236/mo
• Projected year-2 tax: $2,829 · $236/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 18 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: $28,366
• − Mortgage interest: −$16,525
• − Property taxes: −$2,829
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − Depreciation: −$8,582
• Taxable loss: −$5,583
• Est. tax savings @ 24.0%: +$1,340
• After-tax cash flow: $881/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

• Census place: Snellville, GA
• County: Gwinnett County · 952,346 people
• City population: 94,380
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,597
• Household income: $98,257
• Rent vs Own: 17.4% rent · 82.6% own
• Severe rent burden: 537.0

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 0.72)
• Race & ethnicity: Black 35% White 35% Asian 13% Hispanic / Latino 13% Two or more races 8%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2% Dominican 2%
• Common ancestry: Slovak 1% Hispanic 1% Lithuanian 1%
• Foreign-born: 25% · Canada, China, South Korea
• Languages at home: 68% English-only · Spanish 10% Other Asian/Pacific 4% Other Indo-European 4%

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: ▼ -258.60%
• Current HPI: 222.8989
• Rent YoY: ▲ 0.73%
• 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

+942.4% since first listed

9 events — show timeline

• 2026-05-08 Price Changed $295,000 FMLS
• 2026-05-08 Price Changed $295,000 GAMLS
• 2026-04-10 Listed $330,000 FMLS
• 2026-03-17 Listed $330,000 GAMLS
• 2017-12-06 Sold (Public Records) $150,000 Public Records
• 2017-12-06 Sold (Public Records) $150,000 Public Records
• 1988-05-23 Sold (Public Records) $56,600 Public Records
• 1984-03-14 Sold (Public Records) $56,400 Public Records
• 1973-12-01 Sold (Public Records) $28,300 Public Records

Property tax history

+3.0%/yr

Latest (2025): $2,829 · +4.7% YoY. Source: county tax records.