214 Lester Rd NW · Lilburn, GA 30044

$215,000

3 bd · 2.0 ba · 1,365 sqft · SingleFamily public records · 1 Days on market

Built 1973 0.46 ac lot Est $334k · 36% under

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Why this score? — see what drove the C 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor Special! Highly sought-after ranch home in the desirable Gwinnett area ready for your personal touch. Situated on a large lot with a fenced backyard, this all-brick home offers a great floor plan and tons of potential. Property needs rehab and is priced to sell quickly - perfect opportunity for investors or savvy buyers looking to add value! More photos to come!

Key facts

• Ranch home
• Large lot
• All brick home

Tags

• RANCH HOME
• LARGE LOT
• FENCED BACKYARD
• ALL BRICK HOME
• GREAT FLOOR PLAN

Property features AI

Exterior

• Parking: Carport with 2 spaces
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; Phone available; Water and sewer available
• Home design: Single-level home; Brick on all four sides; Fixer condition; Combination foundation; Composition roof
• Construction: Brick 4 sides construction; Composition roof; Combination foundation; Built with accessibility features (ramp, accessible doors/bedroom/bath)
• Exterior features: Back yard fencing; Balcony

Interior

• Kitchen: Kitchen island; Electric oven; Electric range
• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Other flooring types
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom with additional/other features
• Heating & cooling: Central heating; Additional/other heating; Other cooling
• Interior features: Accessible approach with ramp, accessible doors, accessible bedroom, and an accessible full bath; Den and family room
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $312 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (5.0% below list).
• Recommended offer: $204k (5.0% below list) — sets the bar for 1% rule.
• Cap rate 8.0% vs local median 3.4% in Lilburn — 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 72/100 on livability (#61 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, amenities B; Watch: 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: Knight Elementary School (math 53% / reading 53%, grade C, #215 of 1,228 statewide, top 18%, 869 students, 64% FRL); Trickum Middle School (math 32% / reading 41%, grade F, #167 of 470 statewide, top 38%, 2,148 students, 52% FRL); Parkview High School (math 17% / reading 22%, grade F, #243 of 424 statewide, top 59%, 3,262 students, 45% FRL).
• Market conditions: Rents soft (-2.8%/yr); 402 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 32% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $6k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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 $60k; list at $215k implies a 259% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% 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 $204,177 (5.0% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.21%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $334,425
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Lester Rd NW	0.17mi	3/2.0	1,544 (+13%)	20mo	$274,000	$177	53
3989 Courtlin Cv	0.45mi	4/3.0 (+1)	1,489 (+9%)	2mo	$365,000	$245	53

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: -9.8%
• Equity multiple: 0.65×
• Total profit: $-21,061
• Equity at exit: $32,057

10-year hold

• IRR: -4.7%
• Equity multiple: 0.73×
• Total profit: $-16,246
• Equity at exit: $18,589

Cash invested: $60,200 (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 30044

• Rents YoY: -2.8%
• Active inventory: 402
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,042 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $312

Break-even live

Break-even rent $1,647

Max offer price $215,000

Occupancy floor 80%

Sensitivity live

Price	-10% $433	-5% $372	+0% $312	+5% $251	+10% $190
Rent	-10% $150	-5% $231	+0% $312	+5% $392	+10% $473
Rate	-1.0pp $420	-0.5pp $366	base $312	+0.5pp $256	+1.0pp $199

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3789 Lawrenceville Hwy Lawrenceville, GA	1.0–3.0	1.0–2.0	1020	$1,779	$1.74	0d	28	0.47mi
500 Pleasant Hill Rd NW Lilburn, GA	1.0–3.0	1.0–2.0	1082	$1,968	$1.82	0d	41	0.64mi
230 Mahone Dr Lilburn, GA	3.0	2.5	1843	$2,300	$1.25	6d	1	0.73mi
4122 Johns St NW Lilburn, GA	3.0	2.0	1508	$2,095	$1.39	25d	1	0.76mi
4007 Burns Rd NW Lilburn, GA	2.0	1.5	1100	$1,600	$1.45	45d	1	0.83mi
679 Burnt Creek Dr NW Unit NA Lilburn, GA	3.0	2.0	1329	$2,050	$1.54	5d	1	0.94mi
679 Burnt Creek Dr NW Lilburn, GA	3.0	2.0	1329	$2,050	$1.54	25d	1	0.94mi
3886 Brookshire Pl Lawrenceville, GA	4.0	2.0	1800	$2,065	$1.15	25d	1	0.99mi
3876 Brookshire Pl Lawrenceville, GA	4.0	3.0	1800	$2,045	$1.14	25d	1	0.99mi
728 Burnt Creek Dr NW Unit B Lilburn, GA	2.0	2.5	1200	$1,550	$1.29	6d	1	1.02mi
510 Sunnyside Dr Lawrenceville, GA	3.0	2.0	1640	$2,151	$1.31	19d	1	1.19mi
123 Sir Gregory Mnr Lawrenceville, GA	3.0	1.5	1102	$1,775	$1.61	0d	1	1.33mi
3498 Hidden Valley Cir Lawrenceville, GA	3.0	3.5	1742	$2,250	$1.29	0d	1	1.34mi
3208 Glenloch Pl Lawrenceville, GA	3.0	2.5	1576	$1,925	$1.22	25d	1	1.41mi
156 Bethesda Church Rd Lawrenceville, GA	1.0–3.0	1.0–2.0	1183	$2,170	$1.83	0d	9	1.43mi
3160 Glenloch Pl Lawrenceville, GA	3.0	2.5	1534	$2,560	$1.67	45d	1	1.44mi

Listing history 6 events

1. 2026-05-13
   status Under Contract 373-char remark

   Show marketing remark (373 chars)

   Investor Special! Highly sought-after ranch home in the desirable Gwinnett area ready for your personal touch. Situated on a large lot with a fenced backyard, this all-brick home offers a great floor plan and tons of potential. Property needs rehab and is priced to sell quickly - perfect opportunity for investors or savvy buyers looking to add value! More photos to come!

2. 2026-05-13
   status Pending

   Show marketing remark (373 chars)

   Investor Special! Highly sought-after ranch home in the desirable Gwinnett area ready for your personal touch. Situated on a large lot with a fenced backyard, this all-brick home offers a great floor plan and tons of potential. Property needs rehab and is priced to sell quickly - perfect opportunity for investors or savvy buyers looking to add value! More photos to come!

3. 2026-05-11
   listed $215,000 New 373-char remark

   Show marketing remark (373 chars)

   Investor Special! Highly sought-after ranch home in the desirable Gwinnett area ready for your personal touch. Situated on a large lot with a fenced backyard, this all-brick home offers a great floor plan and tons of potential. Property needs rehab and is priced to sell quickly - perfect opportunity for investors or savvy buyers looking to add value! More photos to come!

4. 2026-05-11
   listed $215,000 Active

   Show marketing remark (373 chars)

   Investor Special! Highly sought-after ranch home in the desirable Gwinnett area ready for your personal touch. Situated on a large lot with a fenced backyard, this all-brick home offers a great floor plan and tons of potential. Property needs rehab and is priced to sell quickly - perfect opportunity for investors or savvy buyers looking to add value! More photos to come!

5. 1993-06-09
   soldstatus $59,900
6. 1985-04-19
   soldstatus $54,000

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$966/yr (+$80/mo · 95.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,501
• − Mortgage interest: −$12,043
• − Property taxes: −$1,012
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,960
• − Management: −$1,960
• − Depreciation: −$6,255
• Taxable income: $196
• Est. tax owed @ 24.0%: −$47
• After-tax cash flow: $3,692/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 — Lilburn

• Score: 72/100
• State rank: #61
• US rank: #5949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 70,121
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 101,475
• Household income: $77,321
• Rent vs Own: 38.1% rent · 61.9% own
• Severe rent burden: 3075.0

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: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Hispanic / Latino 32% Black 28% White 21% Asian 14% Two or more races 12%
• Hispanic origin (detail): Mexican 13% Puerto Rican 2% Dominican 2%
• Common ancestry: Slovak 1% Romanian 1% Italian 1%
• Foreign-born: 34% · Canada, Vietnam, Jamaica
• Languages at home: 54% English-only · Spanish 30% Vietnamese 5% Other Indo-European 3%

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: ▼ -304.00%
• Current HPI: 241.2788
• Rent YoY: ▼ -2.78%
• 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

+298.1% since first listed

6 events — show timeline

• 2026-05-13 Pending — GAMLS
• 2026-05-13 Pending — FMLS
• 2026-05-11 Listed $215,000 FMLS
• 2026-05-11 Listed $215,000 GAMLS
• 1993-06-09 Sold (Public Records) $59,900 Public Records
• 1985-04-19 Sold (Public Records) $54,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,012 · +0.4% YoY. Source: county tax records.