1805 Tribble Ridge Dr · Grayson, GA 30045

$330,000

3 bd · 2.0 ba · 1,339 sqft · SingleFamily public records · 102 Days on market

Built 1998 0.46 ac lot $246/sqft · 10% below area Est $367k · 10% 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 +12.0/15.0
• Cash flow +11.0/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

ASSUMABLE Rate UNDER 5%! BRAND NEW LVP THROUGHOUT! Don't miss out on this move-in ready, recently renovated 3/2 gem on a quiet cul-de-sac with no HOA and a brand-new drain field for added peace of mind. The home features new flooring and fresh paint throughout, plus an updated kitchen with modern blue cabinetry, quartz countertops, stainless steel appliances, and a new high-end refrigerator. The inviting living room offers a cozy fireplace, while the private backyard includes a large detached building with attached shed-perfect for storage, hobbies, or workshop space. Located in a highly sought-after school district and just minutes from shopping, dining, and everyday conveniences. Great privacy, thoughtful updates, and a fantastic location-come see it before it's gone!

Key facts

• Private backyard
• Updated kitchen
• Recently renovated

Tags

• RECENTLY RENOVATED
• UPDATED KITCHEN
• PRIVATE BACKYARD
• LARGE DETACHED BUILDING
• ATTACHED SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-141 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $266k (19.5% below list).
• Recommended offer: $266k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Starling Elementary School (math 53% / reading 50%, grade C-, #238 of 1,228 statewide, top 20%, 1,103 students, 47% 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 46% FRL track the district average.
• Market conditions: Rents soft (-1.1%/yr); 429 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 ($104k/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 $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 102 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $265,739 (19.5% 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 102 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: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 10.3

CMA / ARV

• ARV (median comp): $366,949
• List price: $330,000
• Delta: -10.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1729 Chandler Rd	0.51mi	3/2.5	1,522 (+14%)	1mo	$399,900	$263	51

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: -22.7%
• Equity multiple: 0.24×
• Total profit: $-70,248
• Equity at exit: $49,204

10-year hold

• IRR: -27.0%
• Equity multiple: -0.11×
• Total profit: $-102,796
• Equity at exit: $28,532

Cash invested: $92,400 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,657 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$373 /mo · $4,471/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$558
• Net cashflow: $-141

Break-even live

Break-even rent $2,836

Max offer price $305,032

Occupancy floor —

Sensitivity live

Price	-10% $45	-5% $-48	+0% $-141	+5% $-235	+10% $-328
Rent	-10% $-351	-5% $-246	+0% $-141	+5% $-36	+10% $69
Rate	-1.0pp $25	-0.5pp $-57	base $-141	+0.5pp $-227	+1.0pp $-314

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1632 Cagle Ct Lawrenceville, GA	4.0	2.0	1853	$2,500	$1.35	45d	1	0.09mi
335 Grayson New Hope Rd Grayson, GA	3.0	2.0	1428	$2,600	$1.82	26d	1	0.80mi
70 Leighs Grove Way Grayson, GA	3.0	2.0	1830	$2,275	$1.24	0d	1	1.46mi
1145 Brook Meadow Ct Lawrenceville, GA	3.0	2.0	1856	$2,300	$1.24	20d	1	1.48mi

Listing history 32 events

1. 2026-06-22
   days on market $330,000 Active 102 DOM
2. 2026-06-18
   days on market $330,000 Active 99 DOM
3. 2026-06-17
   days on market $330,000 Active 98 DOM
4. 2026-06-16
   days on market $330,000 Active 97 DOM
5. 2026-06-15
   days on market $330,000 Active 96 DOM
6. 2026-06-13
   days on market $330,000 Active 94 DOM
7. 2026-06-09
   days on market $330,000 Active 90 DOM
8. 2026-06-08
   days on market $330,000 Active 89 DOM
9. 2026-06-07
   days on market $330,000 Active 88 DOM
10. 2026-06-04
    days on market $330,000 Active 85 DOM
11. 2026-06-03
    days on market $330,000 Active 84 DOM
12. 2026-06-02
    days on market $330,000 Active 83 DOM
13. 2026-06-01
    days on market $330,000 Active 82 DOM
14. 2026-05-31
    days on market $330,000 Active 81 DOM
15. 2026-05-07
    price $340,000 786-char remark

    Show marketing remark (804 chars)

    ASSUMABLE Rate UNDER 5%! BRAND NEW LVP THROUGHOUT! Don't miss out on this move-in ready, recently renovated 3/2 gem on a quiet cul-de-sac with no HOA and a brand-new drain field for added peace of mind. The home features new flooring and fresh paint throughout, plus an updated kitchen with modern blue cabinetry, quartz countertops, stainless steel appliances, and a new high-end refrigerator. The inviting living room offers a cozy fireplace, while the private backyard includes a large detached building with attached shed—perfect for storage, hobbies, or workshop space. Located in a highly sought-after school district and just minutes from shopping, dining, and everyday conveniences. Great privacy, thoughtful updates, and a fantastic location—come see it before it’s gone!

16. 2026-05-07
    price $340,000 804-char remark

    Show marketing remark (804 chars)

    ASSUMABLE Rate UNDER 5%! BRAND NEW LVP THROUGHOUT! Don't miss out on this move-in ready, recently renovated 3/2 gem on a quiet cul-de-sac with no HOA and a brand-new drain field for added peace of mind. The home features new flooring and fresh paint throughout, plus an updated kitchen with modern blue cabinetry, quartz countertops, stainless steel appliances, and a new high-end refrigerator. The inviting living room offers a cozy fireplace, while the private backyard includes a large detached building with attached shed—perfect for storage, hobbies, or workshop space. Located in a highly sought-after school district and just minutes from shopping, dining, and everyday conveniences. Great privacy, thoughtful updates, and a fantastic location—come see it before it’s gone!

17. 2026-04-29
    price $345,000 786-char remark

    Show marketing remark (804 chars)

    ASSUMABLE Rate UNDER 5%! BRAND NEW LVP THROUGHOUT! Don't miss out on this move-in ready, recently renovated 3/2 gem on a quiet cul-de-sac with no HOA and a brand-new drain field for added peace of mind. The home features new flooring and fresh paint throughout, plus an updated kitchen with modern blue cabinetry, quartz countertops, stainless steel appliances, and a new high-end refrigerator. The inviting living room offers a cozy fireplace, while the private backyard includes a large detached building with attached shed—perfect for storage, hobbies, or workshop space. Located in a highly sought-after school district and just minutes from shopping, dining, and everyday conveniences. Great privacy, thoughtful updates, and a fantastic location—come see it before it’s gone!

18. 2026-04-29
    price $345,000 804-char remark

    Show marketing remark (804 chars)

    ASSUMABLE Rate UNDER 5%! BRAND NEW LVP THROUGHOUT! Don't miss out on this move-in ready, recently renovated 3/2 gem on a quiet cul-de-sac with no HOA and a brand-new drain field for added peace of mind. The home features new flooring and fresh paint throughout, plus an updated kitchen with modern blue cabinetry, quartz countertops, stainless steel appliances, and a new high-end refrigerator. The inviting living room offers a cozy fireplace, while the private backyard includes a large detached building with attached shed—perfect for storage, hobbies, or workshop space. Located in a highly sought-after school district and just minutes from shopping, dining, and everyday conveniences. Great privacy, thoughtful updates, and a fantastic location—come see it before it’s gone!

19. 2026-03-25
    status Active 804-char remark

    Show marketing remark (804 chars)

    ASSUMABLE Rate UNDER 5%! BRAND NEW LVP THROUGHOUT! Don't miss out on this move-in ready, recently renovated 3/2 gem on a quiet cul-de-sac with no HOA and a brand-new drain field for added peace of mind. The home features new flooring and fresh paint throughout, plus an updated kitchen with modern blue cabinetry, quartz countertops, stainless steel appliances, and a new high-end refrigerator. The inviting living room offers a cozy fireplace, while the private backyard includes a large detached building with attached shed—perfect for storage, hobbies, or workshop space. Located in a highly sought-after school district and just minutes from shopping, dining, and everyday conveniences. Great privacy, thoughtful updates, and a fantastic location—come see it before it’s gone!

20. 2026-03-03
    listed $350,000 New 786-char remark

    Show marketing remark (804 chars)

    ASSUMABLE Rate UNDER 5%! BRAND NEW LVP THROUGHOUT! Don't miss out on this move-in ready, recently renovated 3/2 gem on a quiet cul-de-sac with no HOA and a brand-new drain field for added peace of mind. The home features new flooring and fresh paint throughout, plus an updated kitchen with modern blue cabinetry, quartz countertops, stainless steel appliances, and a new high-end refrigerator. The inviting living room offers a cozy fireplace, while the private backyard includes a large detached building with attached shed—perfect for storage, hobbies, or workshop space. Located in a highly sought-after school district and just minutes from shopping, dining, and everyday conveniences. Great privacy, thoughtful updates, and a fantastic location—come see it before it’s gone!

21. 2026-03-03
    listed $350,000 Active 804-char remark

    Show marketing remark (804 chars)

    ASSUMABLE Rate UNDER 5%! BRAND NEW LVP THROUGHOUT! Don't miss out on this move-in ready, recently renovated 3/2 gem on a quiet cul-de-sac with no HOA and a brand-new drain field for added peace of mind. The home features new flooring and fresh paint throughout, plus an updated kitchen with modern blue cabinetry, quartz countertops, stainless steel appliances, and a new high-end refrigerator. The inviting living room offers a cozy fireplace, while the private backyard includes a large detached building with attached shed—perfect for storage, hobbies, or workshop space. Located in a highly sought-after school district and just minutes from shopping, dining, and everyday conveniences. Great privacy, thoughtful updates, and a fantastic location—come see it before it’s gone!

22. 2022-05-09
    soldstatus $345,000 Closed
23. 2022-05-09
    soldstatus $345,000 Sold
24. 2022-05-09
    soldstatus $345,000
25. 2022-04-11
    status Pending
26. 2022-04-11
    status Under Contract
27. 2022-04-06
    listed $334,900 Active
28. 2022-04-06
    listed $334,900 New
29. 2022-03-09
    soldstatus $300,000
30. 2004-09-07
    soldstatus $133,900
31. 1998-12-09
    soldstatus $100,600
32. 1998-04-22
    soldstatus $22,100

ⓘ 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: $4,471 · $373/mo
• Projected year-2 tax: $4,471 · $373/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 5/10 Major 7 d/yr ≥104°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: $31,889
• − Mortgage interest: −$18,485
• − Property taxes: −$4,471
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,551
• − Management: −$2,551
• − Depreciation: −$9,600
• Taxable loss: −$7,420
• Est. tax savings @ 24.0%: +$1,781
• After-tax cash flow: $85/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: Gwinnett County · 952,346 people
• City population: 26,620
• 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

Price history

+1438.5% since first listed

18 events — show timeline

• 2026-05-07 Price Changed $340,000 GAMLS
• 2026-05-07 Price Changed $340,000 FMLS
• 2026-04-29 Price Changed $345,000 GAMLS
• 2026-04-29 Price Changed $345,000 FMLS
• 2026-03-25 Relisted — FMLS
• 2026-03-03 Listed $350,000 FMLS
• 2026-03-03 Listed $350,000 GAMLS
• 2022-05-09 Sold (Public Records) $345,000 Public Records
• 2022-05-09 Sold (MLS) $345,000 GAMLS
• 2022-05-09 Sold (MLS) $345,000 FMLS
• 2022-04-11 Pending — FMLS
• 2022-04-11 Pending — GAMLS
• 2022-04-06 Listed $334,900 GAMLS
• 2022-04-06 Listed $334,900 FMLS
• 2022-03-09 Sold (Public Records) $300,000 Public Records
• 2004-09-07 Sold (Public Records) $133,900 Public Records
• 1998-12-09 Sold (Public Records) $100,600 Public Records
• 1998-04-22 Sold (Public Records) $22,100 Public Records

Property tax history

+6.1%/yr

Latest (2025): $4,471 · +4.1% YoY. Source: county tax records.