3590 Andrea Lee Ct · Snellville, GA 30039

$294,000

3 bd · 3.0 ba · 2,020 sqft · SingleFamily public records · 72 Days on market

Built 1995 0.27 ac lot $146/sqft · 19% below area Est $361k · 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 +12.3/30.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 1% rule +3.1/10.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special in Snellville! Spacious 5BR/3BA split-level home in a no-HOA community with no rental restrictions... perfect for fix & flip, buy-and-hold, or value-add opportunity. Features include multiple living levels, fireplace, and flexible layout ready for your vision. The upstairs deck off the kitchen has collapsed, creating a blank canvas to design your dream outdoor entertaining space. Situated on a generous lot and conveniently located near highways, shopping, and everyday amenities. Bring your contractors and imagination... this property offers tremendous potential and upside for investors or savvy buyers looking to build equity!

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1995

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $-52 ($-628/yr) — negative.
• To cash-flow at today's rent, offer at most $285k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (18.8% below list).
• Recommended offer: $239k (18.8% 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.
• Market conditions: Rents rising (+2.3%/yr); 343 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 31% 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 $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 72 days — a 6% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago 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 $76k; list at $294k implies a 288% 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 $238,856 (18.8% 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 72 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.81% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (median comp): $360,944
• List price: $294,000
• Delta: -18.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2909 Gala Trl	0.58mi	3/2.5	2,064 (+2%)	1mo	$345,000	$167	66
3655 Andrea Lee Ct	0.09mi	4/3.0 (+1)	2,132 (+6%)	22mo	$325,000	$152	63
2978 Kingstream Dr	0.32mi	3/2.0	2,067 (+2%)	18mo	$355,000	$172	62
3614 Mcintosh Ln	0.73mi	3/2.5	2,064 (+2%)	3mo	$340,000	$165	58
3785 Sweetbriar Trce	0.58mi	4/2.5 (+1)	2,012 (-0%)	19mo	$340,000	$169	49
—	0.53mi	3/2.0	1,907 (-6%)	18mo	$460,815	$242	47
2847 Kingstream Dr	0.29mi	3/2.5	2,297 (+14%)	23mo	$365,000	$159	42
2979 Sweetbriar Walk	0.60mi	4/4.0 (+1)	2,200 (+9%)	7mo	$375,000	$170	42
2949 Sweetbriar Walk	0.54mi	3/2.0	1,794 (-11%)	17mo	$350,000	$195	38
2700 Lenora Springs Dr	0.62mi	4/2.5 (+1)	2,199 (+9%)	20mo	$382,000	$174	32
3828 Briarstone Cv	0.71mi	3/2.0	1,763 (-13%)	14mo	$370,000	$210	30

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.36×
• Total profit: $-52,641
• Equity at exit: $43,836

10-year hold

• IRR: -12.0%
• Equity multiple: 0.31×
• Total profit: $-56,878
• Equity at exit: $25,420

Cash invested: $82,320 (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 30039

• Rents YoY: 2.3%
• Active inventory: 343
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,389 high
• Mortgage (P&I): −$1,542
• Tax from tax record: −$275 /mo · $3,300/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-52

Break-even live

Break-even rent $2,455

Max offer price $284,758

Occupancy floor 97%

Sensitivity live

Price	-10% $114	-5% $31	+0% $-52	+5% $-136	+10% $-219
Rent	-10% $-241	-5% $-147	+0% $-52	+5% $42	+10% $136
Rate	-1.0pp $96	-0.5pp $22	base $-52	+0.5pp $-128	+1.0pp $-206

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: $73,500
• Closing costs: $8,820
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3635 Andrea Lee Ct Snellville, GA	4.0	2.0	2860	$2,450	$0.86	25d	1	0.05mi
3580 Traddsprings Way Snellville, GA	3.0	2.0	1432	$2,000	$1.40	18d	1	0.09mi
4163 Bella View Dr Snellville, GA	4.0	2.0	2525	$2,749	$1.09	13d	1	0.37mi
3980 Bella View Ln Snellville, GA	4.0	3.0	2573	$2,879	$1.12	13d	1	0.39mi
3790 Carriage Downs Ct Snellville, GA	4.0	2.5	2021	$2,190	$1.08	22d	1	0.59mi
2725 Lenora Springs Dr Snellville, GA	3.0	2.0	2638	$2,395	$0.91	25d	1	0.64mi
2895 Gallery Grv Snellville, GA	3.0	2.5	2682	$2,195	$0.82	18d	1	0.75mi
2263 Crimson Creek Ln Snellville, GA	4.0	2.0	2431	$2,200	$0.90	22d	1	1.14mi
3266 Hidden Forest Dr Snellville, GA	3.0	2.0	1717	$2,001	$1.17	44d	1	1.33mi
3120 Lake Port Dr Snellville, GA	4.0	2.5	2260	$2,255	$1.00	2d	1	1.37mi
2928 Ashly Brooke Ct Snellville, GA	4.0	2.5	1416	$1,895	$1.34	44d	1	1.37mi
3089 Commons Xing Snellville, GA	4.0	2.5	2035	$2,195	$1.08	44d	1	1.39mi
3092 Scenic Hwy S Snellville, GA	3.0	2.5	2500	$2,100	$0.84	19d	1	1.49mi

Listing history 36 events

1. 2026-06-18
   days on market $294,000 Active 72 DOM
2. 2026-06-17
   days on market $294,000 Active 71 DOM
3. 2026-06-16
   days on market $294,000 Active 70 DOM
4. 2026-06-15
   days on market $294,000 Active 69 DOM
5. 2026-06-13
   days on market $294,000 Active 67 DOM
6. 2026-06-09
   days on market $294,000 Active 63 DOM
7. 2026-06-08
   days on market $294,000 Active 62 DOM
8. 2026-06-07
   days on market $294,000 Active 61 DOM
9. 2026-06-04
   days on market $294,000 Active 58 DOM
10. 2026-06-03
    days on market $294,000 Active 57 DOM
11. 2026-06-02
    days on market $294,000 Active 56 DOM
12. 2026-06-01
    days on market $294,000 Active 55 DOM
13. 2026-05-31
    days on market $294,000 Active 54 DOM
14. 2026-04-28
    price $294,000 654-char remark

    Show marketing remark (654 chars)

    Investor Special in Snellville! Spacious 5BR/3BA split-level home in a no-HOA community with no rental restrictions... perfect for fix & flip, buy-and-hold, or value-add opportunity. Features include multiple living levels, fireplace, and flexible layout ready for your vision. The upstairs deck off the kitchen has collapsed, creating a blank canvas to design your dream outdoor entertaining space. Situated on a generous lot and conveniently located near highways, shopping, and everyday amenities. Bring your contractors and imagination... this property offers tremendous potential and upside for investors or savvy buyers looking to build equity!

15. 2026-04-28
    price $294,000 654-char remark

    Show marketing remark (654 chars)

    Investor Special in Snellville! Spacious 5BR/3BA split-level home in a no-HOA community with no rental restrictions... perfect for fix & flip, buy-and-hold, or value-add opportunity. Features include multiple living levels, fireplace, and flexible layout ready for your vision. The upstairs deck off the kitchen has collapsed, creating a blank canvas to design your dream outdoor entertaining space. Situated on a generous lot and conveniently located near highways, shopping, and everyday amenities. Bring your contractors and imagination... this property offers tremendous potential and upside for investors or savvy buyers looking to build equity!

16. 2026-04-16
    price $299,000 654-char remark

    Show marketing remark (654 chars)

    Investor Special in Snellville! Spacious 5BR/3BA split-level home in a no-HOA community with no rental restrictions... perfect for fix & flip, buy-and-hold, or value-add opportunity. Features include multiple living levels, fireplace, and flexible layout ready for your vision. The upstairs deck off the kitchen has collapsed, creating a blank canvas to design your dream outdoor entertaining space. Situated on a generous lot and conveniently located near highways, shopping, and everyday amenities. Bring your contractors and imagination... this property offers tremendous potential and upside for investors or savvy buyers looking to build equity!

17. 2026-04-16
    price $299,000 654-char remark

    Show marketing remark (654 chars)

    Investor Special in Snellville! Spacious 5BR/3BA split-level home in a no-HOA community with no rental restrictions... perfect for fix & flip, buy-and-hold, or value-add opportunity. Features include multiple living levels, fireplace, and flexible layout ready for your vision. The upstairs deck off the kitchen has collapsed, creating a blank canvas to design your dream outdoor entertaining space. Situated on a generous lot and conveniently located near highways, shopping, and everyday amenities. Bring your contractors and imagination... this property offers tremendous potential and upside for investors or savvy buyers looking to build equity!

18. 2026-04-07
    listed $309,000 New 654-char remark

    Show marketing remark (654 chars)

    Investor Special in Snellville! Spacious 5BR/3BA split-level home in a no-HOA community with no rental restrictions... perfect for fix & flip, buy-and-hold, or value-add opportunity. Features include multiple living levels, fireplace, and flexible layout ready for your vision. The upstairs deck off the kitchen has collapsed, creating a blank canvas to design your dream outdoor entertaining space. Situated on a generous lot and conveniently located near highways, shopping, and everyday amenities. Bring your contractors and imagination... this property offers tremendous potential and upside for investors or savvy buyers looking to build equity!

19. 2026-04-07
    listed $309,000 Active 654-char remark

    Show marketing remark (654 chars)

    Investor Special in Snellville! Spacious 5BR/3BA split-level home in a no-HOA community with no rental restrictions... perfect for fix & flip, buy-and-hold, or value-add opportunity. Features include multiple living levels, fireplace, and flexible layout ready for your vision. The upstairs deck off the kitchen has collapsed, creating a blank canvas to design your dream outdoor entertaining space. Situated on a generous lot and conveniently located near highways, shopping, and everyday amenities. Bring your contractors and imagination... this property offers tremendous potential and upside for investors or savvy buyers looking to build equity!

20. 2010-08-05
    historical
21. 2010-07-22
    soldstatus $75,800 Sold
22. 2010-05-14
    status Pending
23. 2010-05-12
    price $75,000 Back On Market
24. 2010-05-11
    price $75,000 Active
25. 2010-05-11
    status Active
26. 2010-05-11
    historical
27. 2010-04-20
    status Active
28. 2010-03-09
    status Pending
29. 2010-02-10
    listed $84,900 Active
30. 2005-04-25
    soldstatus $162,400
31. 2005-04-25
    soldstatus $162,400
32. 2000-11-16
    soldstatus $145,000
33. 2000-11-16
    soldstatus $145,000
34. 1995-04-26
    soldstatus $110,900
35. 1994-07-29
    soldstatus $19,900
36. 1994-07-29
    soldstatus $19,900

ⓘ 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: $3,300 · $275/mo
• Projected year-2 tax: $3,300 · $275/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 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: $28,663
• − Mortgage interest: −$16,469
• − Property taxes: −$3,300
• − Insurance: −$1,470
• − Repairs & maintenance: −$2,293
• − Management: −$2,293
• − Depreciation: −$8,553
• Taxable loss: −$5,715
• Est. tax savings @ 24.0%: +$1,372
• After-tax cash flow: $744/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): 52,783
• Household income: $93,701
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 906.0

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 0.60)
• Race & ethnicity: Black 58% White 21% Hispanic / Latino 14% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 1%
• Common ancestry: Hispanic 1% American 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 79% English-only · Spanish 10% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -165.06%
• Current HPI: 233.5335
• Rent YoY: ▲ 2.31%
• 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

+1377.4% since first listed

23 events — show timeline

• 2026-04-28 Price Changed $294,000 FMLS
• 2026-04-28 Price Changed $294,000 GAMLS
• 2026-04-16 Price Changed $299,000 FMLS
• 2026-04-16 Price Changed $299,000 GAMLS
• 2026-04-07 Listed $309,000 FMLS
• 2026-04-07 Listed $309,000 GAMLS
• 2010-08-05 Listing Removed — FMLS
• 2010-07-22 Sold (MLS) $75,800 FMLS
• 2010-05-14 Pending — FMLS
• 2010-05-12 Price Changed $75,000 GAMLS
• 2010-05-11 Relisted — FMLS
• 2010-05-11 Price Changed $75,000 FMLS
• 2010-05-11 Listing Removed — FMLS
• 2010-04-20 Relisted — FMLS
• 2010-03-09 Pending — FMLS
• 2010-02-10 Listed $84,900 FMLS
• 2005-04-25 Sold (Public Records) $162,400 Public Records
• 2005-04-25 Sold (Public Records) $162,400 Public Records
• 2000-11-16 Sold (Public Records) $145,000 Public Records
• 2000-11-16 Sold (Public Records) $145,000 Public Records
• 1995-04-26 Sold (Public Records) $110,900 Public Records
• 1994-07-29 Sold (Public Records) $19,900 Public Records
• 1994-07-29 Sold (Public Records) $19,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $3,300 · +0.3% YoY. Source: county tax records.