2935 Meadow Gate Way · Grayson, GA 30052

$359,900

3 bd · 2.0 ba · 1,890 sqft · SingleFamily public records · 157 Days on market

Built 1999 0.34 ac lot $190/sqft · 13% below area Est $413k · 13% under $135/mo HOA · 5% of rent

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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 +13.2/15.0
• Cash flow +10.3/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• DSCR +3.0/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well appointed brick front ranch with courtyard entry garage in Gwinnett County. This home is located in the Grayson High School cluster! Harwood flooring in the family room, dining room and primary bedroom. Triple tray ceiling in family and fireside fireplace with gas logs. This split bedroom plan provides privacy with a door that closes off the secondary bedrooms and bath. Enjoy the renovated kitchen with farm sink, new cabinets ,backsplash, countertops & updated lighting and fixtures .Eat a healthy breakfast at the breakfast bar or retreat to the bayed breakfast area to take in the natural light from outside. Stainless steel appliance package stays with the sale. The 4th bedroom/bonus is off the kitchen and has access to the laundry room on main level. Turn in for the night in the primary bedroom w/tray ceiling and primary bath with a jetted tub, stand up shower and a large walk in closet. The paint color in the primary gives you a beachy feel. Additional outdoor living can be accomplished on the covered, screened back patio which has an additional uncovered patio. Listen to the birds chirp or just take in the magnificent views of the fully fenced and private back yard. Quick access to Hwy 78 & 316 from this location and Grayson High School is 1 mile from this home. This is an as-is sale. Disclosures are in document folder.

Key facts

• Bayed breakfast area
• Renovated kitchen
• Uncovered patio

Tags

• COURTYARD ENTRY GARAGE
• RENOVATED KITCHEN
• BREAKFAST BAR
• BAYED BREAKFAST AREA
• COVERED SCREENED BACK PATIO
• UNCOVERED PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $325k (9.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (26.1% below list).
• Recommended offer: $266k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.6% in Grayson — 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 74/100 on livability (#42 in GA, #4,721 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, 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: Trip Elementary School (math 54% / reading 53%, grade C, #212 of 1,228 statewide, top 17%, 1,315 students, 55% FRL); Bay Creek Middle School (math 30% / reading 43%, grade F, #167 of 470 statewide, top 38%, 1,330 students, 52% FRL); Grayson High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 3,284 students, 42% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 858 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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).
• This rent runs 34% of the median local income ($94k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k 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 157 days — a 12% lower offer ($317k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 16y ago; this cycle's ask has dropped $40k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $252k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% 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 $266,144 (26.1% 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 157 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.74% ✗
• Cap rate: 5.64%
• Cash-on-cash: -2.33%
• DSCR: 0.90
• GRM: 11.3

CMA / ARV

• ARV (median comp): $412,524
• List price: $359,900
• Delta: -12.76%
• 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
2790 Meadow Gate Way	0.19mi	3/2.0	1,893 (+0%)	8mo	$360,000	$190	84
3370 Cooper Woods Dr	0.59mi	3/2.0	1,908 (+1%)	4mo	$325,500	$171	68
3400 Cooper Woods Dr	0.60mi	3/2.0	1,890 (0%)	9mo	$355,000	$188	65
2521 Livingston Ct	0.72mi	3/2.5	1,858 (-2%)	3mo	$375,000	$202	59
2678 Songbird Ln	0.58mi	2/2.0 (-1)	1,806 (-4%)	9mo	$370,000	$205	53
3350 Cooper Woods Dr	0.58mi	3/2.0	1,753 (-7%)	11mo	$350,000	$200	52
2449 Anhinga Dr	0.73mi	3/2.0	1,988 (+5%)	7mo	$438,870	$221	51
2469 Anhinga Dr	0.72mi	3/2.0	1,977 (+5%)	11mo	$423,423	$214	50
756 Vireo Walk	0.74mi	3/2.0	1,988 (+5%)	11mo	$433,870	$218	48
2459 Anhinga Dr	0.73mi	3/2.0	2,065 (+9%)	9mo	$426,480	$207	43
2557 Bay Crest Ln	0.68mi	4/2.5 (+1)	2,055 (+9%)	5mo	$350,000	$170	42
615 Moorhen Way	0.75mi	3/2.0	2,065 (+9%)	9mo	$426,480	$207	42

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -20.1%
• Equity multiple: 0.30×
• Total profit: $-70,539
• Equity at exit: $53,662

10-year hold

• IRR: -12.9%
• Equity multiple: 0.24×
• Total profit: $-76,461
• Equity at exit: $31,118

Cash invested: $100,772 (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 30052

• Home prices YoY: -31.8%
• Rents YoY: 3.1%
• Active inventory: 858
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,661 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$126 /mo · $1,511/yr
• Insurance: −$150
• HOA: −$135
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $-196

Break-even live

Break-even rent $2,909

Max offer price $325,324

Occupancy floor —

Sensitivity live

Price	-10% $8	-5% $-94	+0% $-196	+5% $-298	+10% $-399
Rent	-10% $-406	-5% $-301	+0% $-196	+5% $-91	+10% $15
Rate	-1.0pp $-14	-0.5pp $-104	base $-196	+0.5pp $-289	+1.0pp $-384

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3041 Westgate Park Dr Loganville, GA	4.0	2.5	2249	$2,700	$1.20	7d	1	0.08mi
3792 Dover Run Ln Loganville, GA	4.0	2.5	2537	$2,750	$1.08	45d	1	0.09mi
3662 Dover Run Ln Loganville, GA	4.0	3.0	2544	$2,800	$1.10	45d	1	0.14mi
315 Meadow Gate Ct Loganville, GA	3.0	2.0	1872	$1,129	$0.60	24d	1	0.16mi
304 Sterling Creek Way Loganville, GA	4.0	3.0	2172	$2,899	$1.33	7d	1	0.16mi
2780 Westgate Park Dr Loganville, GA	4.0	2.5	2249	$2,850	$1.27	14d	1	0.32mi
3290 Cooper Woods Dr Loganville, GA	4.0	2.5	2462	$2,295	$0.93	7d	1	0.54mi
602 Silvermoon Dr Loganville, GA	3.0	3.0	1951	$2,595	$1.33	45d	1	0.58mi
379 Beech Hollow Trl Loganville, GA	3.0	2.0	2209	$2,350	$1.06	7d	1	0.62mi
3093 Turkey Oak Trl Loganville, GA	3.0	2.0	1773	$2,046	$1.15	26d	1	0.64mi
3108 Turkey Oak Trl Loganville, GA	3.0	2.0	1868	$2,226	$1.19	45d	1	0.66mi
494 Langley Creek Dr Loganville, GA	4.0	3.0	2329	$1,200	$0.52	6d	1	0.89mi
348 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,440	$1.32	7d	1	1.00mi
359 Porch View Ln Loganville, GA	3.0	2.5	1833	$2,430	$1.33	45d	1	1.01mi
219 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,440	$1.32	45d	1	1.01mi
378 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,450	$1.32	7d	1	1.02mi
388 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,450	$1.32	0d	1	1.02mi
389 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,450	$1.32	7d	1	1.02mi
399 Porch View Ln Loganville, GA	3.0	2.5	1833	$2,440	$1.33	0d	1	1.03mi
2914 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,450	$1.34	22d	1	1.05mi
2904 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,450	$1.34	21d	1	1.05mi
2934 Porch Creek Way Loganville, GA	4.0	2.5	1854	$2,470	$1.33	3d	1	1.05mi
2954 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,460	$1.34	7d	1	1.05mi
2944 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,450	$1.34	17d	1	1.05mi
1016 Grace View Ln Loganville, GA	4.0	2.5	1833	$2,440	$1.33	45d	1	1.06mi
2994 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,460	$1.34	7d	1	1.06mi
3014 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,470	$1.35	0d	1	1.06mi
641 Porchlight Dr Loganville, GA	3.0	2.5	1833	$2,420	$1.32	26d	1	1.06mi
1046 Grace View Ln Loganville, GA	4.0	2.5	1833	$2,440	$1.33	45d	1	1.07mi
2732 Porchlight Ct Loganville, GA	3.0	2.5	1833	$2,430	$1.33	45d	1	1.10mi
2711 Porchlight Ct Loganville, GA	4.0	2.5	1833	$2,460	$1.34	7d	1	1.11mi
1126 Grace View Ln Loganville, GA	4.0	2.5	1833	$2,450	$1.34	7d	1	1.11mi
2802 Porchlight Ct Loganville, GA	3.0	2.5	1833	$2,430	$1.33	45d	1	1.11mi
2801 Porchlight Ct Loganville, GA	4.0	2.5	1833	$2,460	$1.34	7d	1	1.13mi
871 Porchlight Dr Loganville, GA	3.0	2.5	1833	$2,420	$1.32	14d	1	1.17mi
3311 Crossgate Ct Loganville, GA	4.0	2.5	2450	$2,100	$0.86	7d	1	1.24mi
992 Alder Grove Trce Loganville, GA	3.0	2.5	1835	$1,200	$0.65	21d	1	1.31mi
2567 Swan Lake Dr Grayson, GA	4.0	2.5	1817	$2,400	$1.32	7d	1	1.33mi
Carlton Crossing Walnut Grove, GA	3.0–4.0	2.5	1883	$2,139	$1.14	0d	4	1.47mi

HOA detail

• Monthly dues: $135 · $1,620/yr
• Likely covers: gas

Listing history 38 events

1. 2026-06-22
   days on market $359,900 Active 157 DOM
2. 2026-06-18
   days on market $359,900 Active 154 DOM
3. 2026-06-17
   days on market $359,900 Active 153 DOM
4. 2026-06-16
   days on market $359,900 Active 152 DOM
5. 2026-06-15
   days on market $359,900 Active 151 DOM
6. 2026-06-13
   days on market $359,900 Active 149 DOM
7. 2026-06-09
   days on market $359,900 Active 145 DOM
8. 2026-06-08
   days on market $359,900 Active 144 DOM
9. 2026-06-07
   pricedays on market $359,900 Active 143 DOM
10. 2026-06-04
    days on market $385,000 Active 140 DOM
11. 2026-06-03
    days on market $385,000 Active 139 DOM
12. 2026-06-02
    days on market $385,000 Active 138 DOM
13. 2026-06-01
    days on market $385,000 Active 137 DOM
14. 2026-05-31
    days on market $385,000 Active 136 DOM
15. 2026-05-06
    status Back On Market 1357-char remark

    Show marketing remark (1357 chars)

    Well appointed brick front ranch with courtyard entry garage in Gwinnett County. This home is located in the Grayson High School cluster! Harwood flooring in the family room, dining room and primary bedroom. Triple tray ceiling in family and fireside fireplace with gas logs. This split bedroom plan provides privacy with a door that closes off the secondary bedrooms and bath. Enjoy the renovated kitchen with farm sink, new cabinets ,backsplash, countertops & updated lighting and fixtures .Eat a healthy breakfast at the breakfast bar or retreat to the bayed breakfast area to take in the natural light from outside. Stainless steel appliance package stays with the sale. The 4th bedroom/bonus is off the kitchen and has access to the laundry room on main level. Turn in for the night in the primary bedroom w/tray ceiling and primary bath with a jetted tub, stand up shower and a large walk in closet. The paint color in the primary gives you a beachy feel. Additional outdoor living can be accomplished on the covered, screened back patio which has an additional uncovered patio. Listen to the birds chirp or just take in the magnificent views of the fully fenced and private back yard. Quick access to Hwy 78 & 316 from this location and Grayson High School is 1 mile from this home. This is an as-is sale. Disclosures are in document folder.

16. 2026-04-26
    status Under Contract 1357-char remark

    Show marketing remark (1357 chars)

    Well appointed brick front ranch with courtyard entry garage in Gwinnett County. This home is located in the Grayson High School cluster! Harwood flooring in the family room, dining room and primary bedroom. Triple tray ceiling in family and fireside fireplace with gas logs. This split bedroom plan provides privacy with a door that closes off the secondary bedrooms and bath. Enjoy the renovated kitchen with farm sink, new cabinets ,backsplash, countertops & updated lighting and fixtures .Eat a healthy breakfast at the breakfast bar or retreat to the bayed breakfast area to take in the natural light from outside. Stainless steel appliance package stays with the sale. The 4th bedroom/bonus is off the kitchen and has access to the laundry room on main level. Turn in for the night in the primary bedroom w/tray ceiling and primary bath with a jetted tub, stand up shower and a large walk in closet. The paint color in the primary gives you a beachy feel. Additional outdoor living can be accomplished on the covered, screened back patio which has an additional uncovered patio. Listen to the birds chirp or just take in the magnificent views of the fully fenced and private back yard. Quick access to Hwy 78 & 316 from this location and Grayson High School is 1 mile from this home. This is an as-is sale. Disclosures are in document folder.

17. 2026-04-20
    price $385,000 1357-char remark

    Show marketing remark (1357 chars)

    Well appointed brick front ranch with courtyard entry garage in Gwinnett County. This home is located in the Grayson High School cluster! Harwood flooring in the family room, dining room and primary bedroom. Triple tray ceiling in family and fireside fireplace with gas logs. This split bedroom plan provides privacy with a door that closes off the secondary bedrooms and bath. Enjoy the renovated kitchen with farm sink, new cabinets ,backsplash, countertops & updated lighting and fixtures .Eat a healthy breakfast at the breakfast bar or retreat to the bayed breakfast area to take in the natural light from outside. Stainless steel appliance package stays with the sale. The 4th bedroom/bonus is off the kitchen and has access to the laundry room on main level. Turn in for the night in the primary bedroom w/tray ceiling and primary bath with a jetted tub, stand up shower and a large walk in closet. The paint color in the primary gives you a beachy feel. Additional outdoor living can be accomplished on the covered, screened back patio which has an additional uncovered patio. Listen to the birds chirp or just take in the magnificent views of the fully fenced and private back yard. Quick access to Hwy 78 & 316 from this location and Grayson High School is 1 mile from this home. This is an as-is sale. Disclosures are in document folder.

18. 2026-04-20
    price $385,000 1357-char remark

    Show marketing remark (1357 chars)

    Well appointed brick front ranch with courtyard entry garage in Gwinnett County. This home is located in the Grayson High School cluster! Harwood flooring in the family room, dining room and primary bedroom. Triple tray ceiling in family and fireside fireplace with gas logs. This split bedroom plan provides privacy with a door that closes off the secondary bedrooms and bath. Enjoy the renovated kitchen with farm sink, new cabinets ,backsplash, countertops & updated lighting and fixtures .Eat a healthy breakfast at the breakfast bar or retreat to the bayed breakfast area to take in the natural light from outside. Stainless steel appliance package stays with the sale. The 4th bedroom/bonus is off the kitchen and has access to the laundry room on main level. Turn in for the night in the primary bedroom w/tray ceiling and primary bath with a jetted tub, stand up shower and a large walk in closet. The paint color in the primary gives you a beachy feel. Additional outdoor living can be accomplished on the covered, screened back patio which has an additional uncovered patio. Listen to the birds chirp or just take in the magnificent views of the fully fenced and private back yard. Quick access to Hwy 78 & 316 from this location and Grayson High School is 1 mile from this home. This is an as-is sale. Disclosures are in document folder.

19. 2026-03-10
    price $389,900 1357-char remark

    Show marketing remark (1357 chars)

    Well appointed brick front ranch with courtyard entry garage in Gwinnett County. This home is located in the Grayson High School cluster! Harwood flooring in the family room, dining room and primary bedroom. Triple tray ceiling in family and fireside fireplace with gas logs. This split bedroom plan provides privacy with a door that closes off the secondary bedrooms and bath. Enjoy the renovated kitchen with farm sink, new cabinets ,backsplash, countertops & updated lighting and fixtures .Eat a healthy breakfast at the breakfast bar or retreat to the bayed breakfast area to take in the natural light from outside. Stainless steel appliance package stays with the sale. The 4th bedroom/bonus is off the kitchen and has access to the laundry room on main level. Turn in for the night in the primary bedroom w/tray ceiling and primary bath with a jetted tub, stand up shower and a large walk in closet. The paint color in the primary gives you a beachy feel. Additional outdoor living can be accomplished on the covered, screened back patio which has an additional uncovered patio. Listen to the birds chirp or just take in the magnificent views of the fully fenced and private back yard. Quick access to Hwy 78 & 316 from this location and Grayson High School is 1 mile from this home. This is an as-is sale. Disclosures are in document folder.

20. 2026-03-10
    price $389,900 1357-char remark

    Show marketing remark (1357 chars)

    Well appointed brick front ranch with courtyard entry garage in Gwinnett County. This home is located in the Grayson High School cluster! Harwood flooring in the family room, dining room and primary bedroom. Triple tray ceiling in family and fireside fireplace with gas logs. This split bedroom plan provides privacy with a door that closes off the secondary bedrooms and bath. Enjoy the renovated kitchen with farm sink, new cabinets ,backsplash, countertops & updated lighting and fixtures .Eat a healthy breakfast at the breakfast bar or retreat to the bayed breakfast area to take in the natural light from outside. Stainless steel appliance package stays with the sale. The 4th bedroom/bonus is off the kitchen and has access to the laundry room on main level. Turn in for the night in the primary bedroom w/tray ceiling and primary bath with a jetted tub, stand up shower and a large walk in closet. The paint color in the primary gives you a beachy feel. Additional outdoor living can be accomplished on the covered, screened back patio which has an additional uncovered patio. Listen to the birds chirp or just take in the magnificent views of the fully fenced and private back yard. Quick access to Hwy 78 & 316 from this location and Grayson High School is 1 mile from this home. This is an as-is sale. Disclosures are in document folder.

21. 2026-01-15
    listed $399,900 New 1357-char remark

    Show marketing remark (1357 chars)

    Well appointed brick front ranch with courtyard entry garage in Gwinnett County. This home is located in the Grayson High School cluster! Harwood flooring in the family room, dining room and primary bedroom. Triple tray ceiling in family and fireside fireplace with gas logs. This split bedroom plan provides privacy with a door that closes off the secondary bedrooms and bath. Enjoy the renovated kitchen with farm sink, new cabinets ,backsplash, countertops & updated lighting and fixtures .Eat a healthy breakfast at the breakfast bar or retreat to the bayed breakfast area to take in the natural light from outside. Stainless steel appliance package stays with the sale. The 4th bedroom/bonus is off the kitchen and has access to the laundry room on main level. Turn in for the night in the primary bedroom w/tray ceiling and primary bath with a jetted tub, stand up shower and a large walk in closet. The paint color in the primary gives you a beachy feel. Additional outdoor living can be accomplished on the covered, screened back patio which has an additional uncovered patio. Listen to the birds chirp or just take in the magnificent views of the fully fenced and private back yard. Quick access to Hwy 78 & 316 from this location and Grayson High School is 1 mile from this home. This is an as-is sale .Disclosures are in document folder.

22. 2026-01-15
    listed $399,900 Active 1357-char remark

    Show marketing remark (1357 chars)

    Well appointed brick front ranch with courtyard entry garage in Gwinnett County. This home is located in the Grayson High School cluster! Harwood flooring in the family room, dining room and primary bedroom. Triple tray ceiling in family and fireside fireplace with gas logs. This split bedroom plan provides privacy with a door that closes off the secondary bedrooms and bath. Enjoy the renovated kitchen with farm sink, new cabinets ,backsplash, countertops & updated lighting and fixtures .Eat a healthy breakfast at the breakfast bar or retreat to the bayed breakfast area to take in the natural light from outside. Stainless steel appliance package stays with the sale. The 4th bedroom/bonus is off the kitchen and has access to the laundry room on main level. Turn in for the night in the primary bedroom w/tray ceiling and primary bath with a jetted tub, stand up shower and a large walk in closet. The paint color in the primary gives you a beachy feel. Additional outdoor living can be accomplished on the covered, screened back patio which has an additional uncovered patio. Listen to the birds chirp or just take in the magnificent views of the fully fenced and private back yard. Quick access to Hwy 78 & 316 from this location and Grayson High School is 1 mile from this home. This is an as-is sale .Disclosures are in document folder.

23. 2019-09-04
    soldstatus $252,500
24. 2019-08-30
    soldstatus $252,500 Closed
25. 2019-08-30
    soldstatus $252,500 Sold
26. 2019-08-30
    soldstatus $252,500
27. 2019-08-06
    status Under Contract
28. 2019-08-06
    status Pending
29. 2019-07-31
    price $254,900
30. 2019-07-31
    price $254,900
31. 2019-07-25
    listed $265,000 Active
32. 2019-07-25
    listed $265,000 New
33. 2019-07-25
    listed $254,900
34. 2010-07-15
    historical
35. 2010-07-02
    soldstatus $124,900 Sold
36. 2010-06-07
    status Pending
37. 2010-05-22
    listed $126,900 Active
38. 2006-10-27
    soldstatus $146,700

ⓘ 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: $1,511 · $126/mo
• Projected year-2 tax: $3,311 · $276/mo
• Expected delta: +$1,800/yr (+$150/mo · 119.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,937
• − Mortgage interest: −$20,160
• − Property taxes: −$1,511
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,555
• − Management: −$2,555
• − HOA: −$1,620
• − Depreciation: −$10,470
• Taxable loss: −$8,733
• Est. tax savings @ 24.0%: +$2,096
• After-tax cash flow: $-253/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 — Grayson

• Score: 74/100
• State rank: #42
• US rank: #4721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walton County · 128,246 people
• City population: 26,620
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,811
• Household income: $93,764
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 1174.0

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 0.64)
• Race & ethnicity: White 48% Black 33% Hispanic / Latino 13% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3% Cuban 1%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -98.77%
• Current HPI: 212.1241
• Rent YoY: ▲ 3.12%
• 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

+162.4% since first listed

24 events — show timeline

• 2026-05-06 Relisted — GAMLS
• 2026-04-26 Pending — GAMLS
• 2026-04-20 Price Changed $385,000 FMLS
• 2026-04-20 Price Changed $385,000 GAMLS
• 2026-03-10 Price Changed $389,900 FMLS
• 2026-03-10 Price Changed $389,900 GAMLS
• 2026-01-15 Listed $399,900 FMLS
• 2026-01-15 Listed $399,900 GAMLS
• 2019-09-04 Sold (Public Records) $252,500 Public Records
• 2019-08-30 Sold (MLS) $252,500 WFAOR
• 2019-08-30 Sold (MLS) $252,500 GAMLS
• 2019-08-30 Sold (MLS) $252,500 FMLS
• 2019-08-06 Pending — GAMLS
• 2019-08-06 Pending — FMLS
• 2019-07-31 Price Changed $254,900 GAMLS
• 2019-07-31 Price Changed $254,900 FMLS
• 2019-07-25 Listed $254,900 WFAOR
• 2019-07-25 Listed $265,000 GAMLS
• 2019-07-25 Listed $265,000 FMLS
• 2010-07-15 Listing Removed — FMLS
• 2010-07-02 Sold (MLS) $124,900 FMLS
• 2010-06-07 Pending — FMLS
• 2010-05-22 Listed $126,900 FMLS
• 2006-10-27 Sold (Public Records) $146,700 Public Records

Property tax history

-2.6%/yr

Latest (2025): $1,511 · +0.1% YoY. Source: county tax records.