4741 Gold Creek Trl · Sugar Hill, GA 30518

$67,500

3 bd · 2.0 ba · 1,064 sqft · Other · 40 Days on market

Built 1998 Good condition

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks

Very spacious 3 bedroom and 2 bathroom mobile home. It has brand new flooring and new paint . Fully renovated bathrooms with new plumbing . fully renovated kitchen with new appliances. Brand new AC Unit installed . Minutes away from 985 and 85 highway . 12 minutes away from Mall of Georgia . 10 minutes away from Buford Highschool .

Key facts

• New plumbing
• New paint
• Brand new flooring

Tags

• BRAND NEW FLOORING
• NEW PAINT
• FULLY RENOVATED BATHROOMS
• NEW PLUMBING
• FULLY RENOVATED KITCHEN
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $68k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Recommended offer: $65k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.1% vs local median 2.6% in Sugar Hill — 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 73/100 on livability (#53 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety 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: Sycamore Elementary School (math 37% / reading 42%, grade F, #435 of 1,228 statewide, top 37%, 781 students, 58% FRL); Lanier Middle School (math 52% / reading 56%, grade B-, #53 of 470 statewide, top 12%, 1,349 students, 46% FRL); Lanier High School (math 22% / reading 35%, grade F, #149 of 424 statewide, top 35%, 1,853 students, 37% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents soft (-2.0%/yr); 595 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $467 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,475 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 3.49% ✓
• Cap rate: 31.09%
• Cash-on-cash: 88.58%
• DSCR: 4.94
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 85.8%
• Equity multiple: 4.76×
• Total profit: $71,047
• Equity at exit: $10,064

10-year hold

• IRR: 88.2%
• Equity multiple: 8.92×
• Total profit: $149,737
• Equity at exit: $5,836

Cash invested: $18,900 (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 30518

• Home prices YoY: -34.7%
• Rents YoY: -2.0%
• Active inventory: 595
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,356 high
• Mortgage (P&I): −$354
• Tax est. 1.5%: −$84 /mo · $1,012/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $1,395

Break-even live

Break-even rent $590

Max offer price $67,500

Occupancy floor 36%

Sensitivity live

Price	-10% $1,442	-5% $1,418	+0% $1,395	+5% $1,372	+10% $1,348
Rent	-10% $1,209	-5% $1,302	+0% $1,395	+5% $1,488	+10% $1,581
Rate	-1.0pp $1,429	-0.5pp $1,412	base $1,395	+0.5pp $1,378	+1.0pp $1,360

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: $16,875
• Closing costs: $2,025
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1450 Peachtree Industrial Blvd Sugar Hill, GA	3.0	1.0–3.0	1132	$2,664	$2.35	0d	81	0.22mi
1320 Stanley St Sugar Hill, GA	3.0	1.0–2.5	1028	$2,699	$2.63	0d	33	0.28mi
1314 Hidden Circle Dr Sugar Hill, GA	3.0	2.0	1328	$2,100	$1.58	0d	1	0.42mi
1170 Temple Dr Sugar Hill, GA	3.0	1.0–2.0	1271	$2,610	$2.05	0d	19	0.51mi
1270 Hillcrest Dr Sugar Hill, GA	1.0–3.0	1.0–2.0	1043	$2,411	$2.31	0d	28	0.56mi
1400 Hidden Circle Dr Sugar Hill, GA	3.0	2.0	1224	$2,300	$1.88	25d	1	0.59mi
5270 Sugar Crest Dr Sugar Hill, GA	3.0	3.0	1132	$1,899	$1.68	25d	1	0.62mi
5010 W Broad St Sugar Hill, GA	1.0–3.0	1.0–2.0	1018	$2,472	$2.43	0d	22	0.64mi
1100 Peachtree Industrial Blvd Sugar Hill, GA	1.0–2.0	1.0–2.0	1099	$2,300	$2.09	0d	10	0.68mi
5037 Top Cat Ct Buford, GA	2.0	1.5	1024	$1,485	$1.45	45d	1	0.70mi
1637 Marakanda Trl Buford, GA	2.0–3.0	2.5	1403	$2,389	$1.70	4d	17	0.75mi
4531 S Roberts Dr Buford, GA	3.0	2.0	1402	$2,000	$1.43	45d	1	0.79mi
1022 Level Creek Rd Sugar Hill, GA	1.0–3.0	1.0–2.0	1084	$1,989	$1.83	0d	35	0.83mi
5007 Spring Hill Dr Sugar Hill, GA	3.0	2.0	1250	$2,000	$1.60	6d	1	0.90mi
89 Silas King St Buford, GA	3.0	2.0	1362	$2,100	$1.54	20d	1	1.37mi
89 Silas King St Buford, GA	3.0	2.0	1362	$2,100	$1.54	6d	1	1.37mi
49 New St Buford, GA	2.0	2.0	1008	$2,200	$2.18	25d	1	1.48mi

Listing history 15 events

1. 2026-06-22
   days on market $67,500 Active 40 DOM
2. 2026-06-18
   days on market $67,500 Active 37 DOM
3. 2026-06-17
   days on market $67,500 Active 36 DOM
4. 2026-06-16
   days on market $67,500 Active 35 DOM
5. 2026-06-15
   days on market $67,500 Active 34 DOM
6. 2026-06-13
   days on market $67,500 Active 32 DOM
7. 2026-06-09
   days on market $67,500 Active 28 DOM
8. 2026-06-08
   days on market $67,500 Active 27 DOM
9. 2026-06-07
   days on market $67,500 Active 26 DOM
10. 2026-06-04
    days on market $67,500 Active 23 DOM
11. 2026-06-03
    days on market $67,500 Active 22 DOM
12. 2026-06-02
    days on market $67,500 Active 21 DOM
13. 2026-06-01
    days on market $67,500 Active 20 DOM
14. 2026-05-31
    days on market $67,500 Active 19 DOM
15. 2026-05-12
    listed $67,500 Active 333-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,277
• − Mortgage interest: −$3,781
• − Property taxes: −$1,012
• − Insurance: −$338
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − Depreciation: −$1,964
• Taxable income: $16,658
• Est. tax owed @ 24.0%: −$3,998
• After-tax cash flow: $12,743/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab

This fully renovated mobile home is in good condition with new appliances, flooring, and paint. It's move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers/renters.
• Both Add a small patio or deck — Can increase the living space and add value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers/renters. ↑
• Both Add a small patio or deck — Can increase the living space and add value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Sugar Hill

• Score: 73/100
• State rank: #53
• US rank: #5293

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sugar Hill, GA
• County: Gwinnett County · 952,346 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 57,912
• Household income: $96,936
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 1302.0

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: White 52% Hispanic / Latino 22% Two or more races 16% Black 13% Asian 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, South Korea, Vietnam
• Languages at home: 69% English-only · Spanish 18% Korean 3% 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: ▼ -133.45%
• Current HPI: 251.5141
• Rent YoY: ▼ -1.98%
• 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

1 event — show timeline

• 2026-05-12 Listed $67,500 FSBO.com