52 Jacobs Farm · Lawrenceville, GA 30045

$329,900

3 bd · 2.5 ba · 1,806 sqft · SingleFamily · 51 Days on market

Built 2026 $183/sqft · 19% below area Est $407k · 19% 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 +7.8/30.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Rent growth +2.2/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks

Move in Ready June! The Norwood II plan located in the highly desirable Franklin Manor community by Smith Douglas Homes. This townhome delivers the perfect blend of style, comfort, and convenienceall in a fantastic location. Be sure to ask about seller incentives available with the use of the preferred lender. This endearing and thoughtfully designed floorplan is one of our most in-demand layouts, filled with natural light and elevated with designer finishes throughout. With blinds already included, this home is truly turnkey and ready for you from day one. The main level showcases a beautifully designed kitchen featuring upgraded cabinetry, Quartz countertops, and a spacious island with pe

Key facts

• Spacious island
• Norwood ii plan
• Quartz countertops

Tags

• NORWOOD II PLAN
• FRANKLIN MANOR COMMUNITY
• UPGRADED CABINETRY
• QUARTZ COUNTERTOPS
• SPACIOUS ISLAND
• DEDICATED DINING SPACE

Property features AI

Finance

• Other: Listing status: Active
• Financial info: List price: $362,900

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gas, electric; Central HVAC with heat pump
• Home design: Spec inventory new construction; Single-family plan: The Norwood II; Address: 52 Jacobs Farm, Lawrenceville, GA 30045

Interior

• Kitchen: Plan: The Norwood II
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Natural gas, electric, and heat pump heating; Central air conditioning
• Interior features: Open living area (1,806 total living area)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-365 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (16.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $242k (26.5% below list).
• Recommended offer: $242k (26.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.8% in Lawrenceville — 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 85/100 on livability (#3 in GA, #473 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: 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.
• Zoned schools: Alcova Elementary School (math 37% / reading 40%, grade F, #463 of 1,228 statewide, top 38%, 1,436 students, 64% FRL); Dacula Middle School (math 31% / reading 44%, grade F, #162 of 470 statewide, top 35%, 1,839 students, 58% FRL); Dacula High School (math 12% / reading 15%, grade F, #325 of 424 statewide, top 78%, 2,498 students, 51% FRL).
• Market conditions: Rents soft (-1.1%/yr); 429 active listings in the ZIP; 40 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 $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 51 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

Recommended offer $242,359 (26.5% 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 51 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.74%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $407,111
• List price: $329,900
• Delta: -18.97%
• 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
970 James Ridge Dr	0.41mi	4/2.0 (+1)	1,808 (+0%)	4mo	$370,000	$205	70
251 Ashland Creek Ct	0.50mi	4/2.0 (+1)	1,838 (+2%)	3mo	$307,000	$167	64
744 Lily Blossom Path	0.30mi	4/2.5 (+1)	1,934 (+7%)	6mo	$430,000	$222	64
521 Chadborn Ct	0.39mi	4/2.5 (+1)	1,900 (+5%)	6mo	$399,000	$210	63
833 Misty Hollow Trl	0.31mi	4/2.5 (+1)	1,934 (+7%)	6mo	$410,000	$212	63
863 Misty Hollow Trl	0.28mi	4/2.5 (+1)	2,018 (+12%)	5mo	$420,000	$208	58
721 Lily Blossom Path	0.32mi	4/2.5 (+1)	2,018 (+12%)	6mo	$422,980	$210	56
495 Radio Ct	0.73mi	3/2.0	1,746 (-3%)	3mo	$317,500	$182	56
1241 Key Manor Ln	0.70mi	4/2.0 (+1)	1,772 (-2%)	7mo	$365,000	$206	51
195 Ledgewood Mill Way	0.69mi	3/2.5	1,981 (+10%)	2mo	$335,000	$169	50
540 Alcovy Hills Dr	0.75mi	4/2.0 (+1)	1,859 (+3%)	3mo	$346,000	$186	50
278 Hardy Lillies Dr	0.71mi	3/2.5	1,990 (+10%)	7mo	$324,000	$163	44

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: -27.7%
• Equity multiple: 0.09×
• Total profit: $-83,786
• Equity at exit: $49,189

10-year hold

• IRR: -42.4%
• Equity multiple: -0.41×
• Total profit: $-130,212
• Equity at exit: $28,524

Cash invested: $92,372 (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: 429
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,424 high
• Mortgage (P&I): −$1,730
• Tax est. 1.5%: −$412 /mo · $4,948/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$509
• Net cashflow: $-365

Break-even live

Break-even rent $2,886

Max offer price $277,051

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-251	+0% $-365	+5% $-479	+10% $-593
Rent	-10% $-557	-5% $-461	+0% $-365	+5% $-269	+10% $-174
Rate	-1.0pp $-199	-0.5pp $-281	base $-365	+0.5pp $-451	+1.0pp $-538

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: $82,475
• Closing costs: $9,897
• 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	14d	1	0.09mi
1503 Wild Fox Run Lawrenceville, GA	4.0	2.5	2200	$2,800	$1.27	45d	1	0.20mi
400 Elise Way Lawrenceville, GA	4.0	3.5	2365	$2,500	$1.06	26d	1	0.34mi
785 Ashland Park Way Lawrenceville, GA	3.0	2.0	1606	$2,250	$1.40	3d	1	0.40mi
418 Arbor Crowne Dr Lawrenceville, GA	3.0	2.5	1951	$2,150	$1.10	20d	1	0.45mi
60 Bacchus Dr Lawrenceville, GA	3.0	2.5	1778	$2,150	$1.21	45d	1	0.46mi
215 Ashland Manor Dr Lawrenceville, GA	4.0	3.0	1880	$2,315	$1.23	7d	1	0.61mi
1211 Image Ives Dr Lawrenceville, GA	3.0	2.5	1802	$2,156	$1.20	0d	1	0.71mi
640 James Ridge Dr Lawrenceville, GA	3.0	2.0	1672	$2,249	$1.35	4d	1	0.71mi
585 Chapel Walk Ln Lawrenceville, GA	4.0	3.0	2061	$2,400	$1.16	26d	1	0.72mi
1281 Manor Ln Key Manor Lawrenceville, GA	4.0	2.0	1772	$2,050	$1.16	7d	1	0.74mi
456 Pond Lillies Rd Lawrenceville, GA	3.0	2.0	1994	$2,169	$1.09	26d	1	0.76mi
461 Pond Weed Dr Lawrenceville, GA	4.0	3.5	2016	$2,595	$1.29	5d	1	0.76mi
344 Cool Weather Dr Lawrenceville, GA	3.0	2.5	1688	$1,989	$1.18	3d	1	0.78mi
658 Castlebrooke Way Lawrenceville, GA	4.0	3.0	2275	$2,345	$1.03	14d	1	0.79mi
1575 Cedars Rd Lawrenceville, GA	4.0	3.5	2252	$2,921	$1.30	5d	1	0.81mi
1575 Cedars Rd Lawrenceville, GA	4.0	3.5	2386	$3,471	$1.45	26d	1	0.81mi
715 Cool Weather Dr Lawrenceville, GA	3.0	2.5	1874	$2,125	$1.13	26d	1	0.81mi
385 Cool Weather Dr Lawrenceville, GA	3.0	2.5	1980	$2,600	$1.31	7d	1	0.82mi
777 Grenier Ter Lawrenceville, GA	4.0	2.5	2078	$2,161	$1.04	23d	1	0.82mi
1200 Fendley Trce Lawrenceville, GA	3.0–4.0	2.5–3.5	2193	$2,496	$1.14	0d	18	0.82mi
785 Georgian Hills Dr Lawrenceville, GA	4.0	2.5	2170	$2,325	$1.07	45d	1	0.85mi
702 Shoal Cir Lawrenceville, GA	3.0	2.0	1716	$1,985	$1.16	17d	1	0.85mi
68 Belmont Ln Lawrenceville, GA	3.0	2.0	1270	$1,829	$1.44	4d	1	0.87mi
676 Grenier Ter Lawrenceville, GA	4.0	2.5	1942	$2,295	$1.18	26d	1	0.90mi
360 Springhaven Way Lawrenceville, GA	3.0	2.5	1752	$1,499	$0.86	14d	1	0.91mi
360 Springhaven Way Lawrenceville, GA	3.0	2.5	1752	$1,899	$1.08	5d	1	0.91mi
444 Village Bluff Dr Lawrenceville, GA	3.0	2.5	1633	$1,975	$1.21	6d	1	0.91mi
606 Grenier Ter Lawrenceville, GA	4.0	2.5	1777	$2,100	$1.18	45d	1	0.93mi
425 Village Bluff Dr Lawrenceville, GA	4.0	3.0	1812	$2,150	$1.19	45d	1	0.94mi
252 Springbottom Ct Lawrenceville, GA	3.0	2.5	1544	$1,995	$1.29	45d	1	0.97mi
710 Maggie Mae Ln Lawrenceville, GA	3.0	3.5	2542	$2,425	$0.95	3d	1	0.97mi
284 Springbottom Ct Lawrenceville, GA	3.0	2.5	1706	$1,875	$1.10	45d	1	0.99mi
452 Spring Head Ct Lawrenceville, GA	4.0	2.0	1593	$2,050	$1.29	0d	1	1.01mi
1336 Image Xing Lawrenceville, GA	3.0	2.5	2012	$2,359	$1.17	7d	1	1.03mi
1566 Charcoal Ives Rd Lawrenceville, GA	3.0	3.0	2018	$2,249	$1.11	7d	1	1.05mi
1750 Lily Valley Dr Lawrenceville, GA	3.0	2.5	2433	$2,395	$0.98	45d	1	1.06mi
2090 Lily Valley Dr Lawrenceville, GA	3.0	2.5	1943	$1,950	$1.00	45d	1	1.07mi
2071 Lily Valley Dr Lawrenceville, GA	3.0	2.5	2041	$2,131	$1.04	0d	1	1.08mi
165 Canvas Ives Dr Lawrenceville, GA	3.0	2.5	1954	$2,200	$1.13	26d	1	1.11mi

Listing history 18 events

1. 2026-06-22
   days on market $329,900 Active 51 DOM
2. 2026-06-18
   days on market $329,900 Active 48 DOM
3. 2026-06-17
   days on market $329,900 Active 47 DOM
4. 2026-06-16
   days on market $329,900 Active 46 DOM
5. 2026-06-15
   days on market $329,900 Active 45 DOM
6. 2026-06-13
   pricedays on market $329,900 Active 43 DOM
7. 2026-06-09
   days on market $349,900 Active 39 DOM
8. 2026-06-08
   days on market $349,900 Active 38 DOM
9. 2026-06-07
   days on market $349,900 Active 37 DOM
10. 2026-06-04
    days on market $349,900 Active 34 DOM
11. 2026-06-03
    days on market $349,900 Active 33 DOM
12. 2026-06-02
    days on market $349,900 Active 32 DOM
13. 2026-06-01
    days on market $349,900 Active 31 DOM
14. 2026-05-31
    days on market $349,900 Active 30 DOM
15. 2026-05-06
    price $362,900 1499-char remark
16. 2026-05-02
    listed $364,325 Active 1499-char remark
17. 2025-07-09
    soldstatus $3,045,000
18. 2025-04-10
    soldstatus $1,160,000

ⓘ 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: $29,083
• − Mortgage interest: −$18,480
• − Property taxes: −$4,948
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,327
• − Management: −$2,327
• − Depreciation: −$9,597
• Taxable loss: −$10,245
• Est. tax savings @ 24.0%: +$2,459
• After-tax cash flow: $-1,924/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