2205 Mint Julep Ct · Lawrenceville, GA 30044

$250,000

2 bd · 2.0 ba · 1,718 sqft · SingleFamily public records · 4 Days on market

Built 1990 0.31 ac lot $146/sqft · 29% below area Est $353k · 29% 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 +7.8/30.0
• Livability +4.2/5.0
• Schools +3.7/10.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST OFFERS DUE BY MONDAY, MAY 4TH AT 12 NOON. Exceptional value-add opportunity in a convenient North Metro Atlanta location! This 2-bedroom, 2-bath property features two living areas and two kitchens, offering flexible space ideal for renovation, rental income, or potential multi-generational living. Perfect setup for a private caretaker's suite or separate living quarters. Two-sided brick construction and a 2-car garage provide solid bones for your vision. With updates and improvements, this property presents strong fix-and-flip potential or a smart addition to a rental portfolio. Bring your contractor and imagination - opportunity awaits!

Key facts

• 0.31 acre lot
• 2 garage spots
• Built 1990

Property features AI

Exterior

• Parking: Attached garage with 2 garage spaces
• Utilities: Public water; Public sewer; 110-volt electric; Electricity available, sewer available, water available, underground utilities
• Home design: One-level home; Brick-front exterior; Composition roof; Slab foundation; Property listed as fixer
• Construction: Brick front construction; Composition roof; Slab foundation
• Exterior features: Private yard; Back yard fencing; Asphalt road frontage on a county road; Please use GPS for directions

Interior

• Kitchen: Eat-in country-style kitchen with stained cabinets and laminate counters; Gas oven
• Bedrooms: Master on main; Roommate floor plan; Split bedroom plan; 2 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; Master bathroom with separate tub and shower
• Heating & cooling: Central heating
• Interior features: Double vanity; No shared/common walls; Den, Family Room, Kitchen, Master Bedroom, Master Bathroom, and other rooms
• Laundry & utility: Washer and dryer included; Laundry located in common area and in kitchen (other location noted)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-273 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (22.0% below list).
• Recommended offer: $195k (22.0% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.8% in Lawrenceville — 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 85/100 on livability (#3 in GA, #473 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+; Watch: crime C-, employment 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: Cedar Hill Elementary School (math 31% / reading 34%, grade F, #575 of 1,228 statewide, top 47%, 900 students, 78% FRL); Discovery High School (math 15% / reading 18%, grade F, #284 of 424 statewide, top 67%, 2,803 students, 73% FRL) — zoned schools average 75% FRL vs 47% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 41% district-wide (-16 pts) — the specific schools serving this property underperform the Gwinnett County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-2.8%/yr); 402 active listings in the ZIP; 28 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 30% 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 $2k of loan paydown is wiped out by about $8k 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 4 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.

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 $194,955 (22.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 10.7

CMA / ARV

• ARV (median comp): $352,963
• List price: $250,000
• Delta: -29.17%
• 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
2205 Mint Julep Ct	0.00mi	2/2.0	1,718 (0%)	1mo	$270,000	$157	99
2720 Kentshire Way	0.59mi	3/2.0 (+1)	1,765 (+3%)	2mo	$340,000	$193	61
1849 Forkview Ct	0.66mi	3/2.0 (+1)	1,689 (-2%)	3mo	$360,000	$213	59
1840 Forkview Ct	0.66mi	3/2.5 (+1)	1,689 (-2%)	2mo	$360,000	$213	58
1850 Forkview Ct	0.66mi	3/2.5 (+1)	1,689 (-2%)	2mo	$360,000	$213	58
1830 Forkview Ct	0.68mi	3/2.0 (+1)	1,689 (-2%)	5mo	$360,000	$213	56
1859 Forkview Ct	0.66mi	3/2.5 (+1)	1,689 (-2%)	5mo	$360,000	$213	55
358 Forkview Dr	0.70mi	3/2.5 (+1)	1,689 (-2%)	6mo	$360,000	$213	52
1995 Plantation Rd	0.54mi	3/2.0 (+1)	1,597 (-7%)	7mo	$368,500	$231	52
1941 Rocky Mill Ln	0.74mi	3/2.5 (+1)	1,812 (+6%)	2mo	$344,000	$190	48
2220 Laurelton Ln	0.54mi	3/2.5 (+1)	1,895 (+10%)	8mo	$350,000	$185	44
2287 Stancrest Ln	0.74mi	3/2.5 (+1)	1,925 (+12%)	4mo	$345,000	$179	35

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: -27.8%
• Equity multiple: 0.09×
• Total profit: $-63,500
• Equity at exit: $37,276

10-year hold

• IRR: -43.8%
• Equity multiple: -0.42×
• Total profit: $-99,394
• Equity at exit: $21,615

Cash invested: $70,000 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,950 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$397 /mo · $4,770/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-273

Break-even live

Break-even rent $2,295

Max offer price $201,856

Occupancy floor —

Sensitivity live

Price	-10% $-131	-5% $-202	+0% $-273	+5% $-343	+10% $-414
Rent	-10% $-427	-5% $-350	+0% $-273	+5% $-196	+10% $-119
Rate	-1.0pp $-147	-0.5pp $-209	base $-273	+0.5pp $-337	+1.0pp $-403

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Kentshire Pl Lawrenceville, GA	3.0	2.5	1823	$2,100	$1.15	45d	1	0.58mi
62 Kirkhill Dr Lawrenceville, GA	3.0	2.5	1921	$2,079	$1.08	45d	1	0.65mi
200 Kentshire Pl Lawrenceville, GA	3.0	2.0	1520	$2,300	$1.51	14d	1	0.66mi
173 Patterson Close Ct Lawrenceville, GA	3.0	2.0	1353	$1,886	$1.39	6d	1	0.67mi
1961 Patterson Park Dr Lawrenceville, GA	3.0	2.5	1450	$1,895	$1.31	25d	1	0.72mi
52 Burns View Ct Lawrenceville, GA	3.0	2.5	1900	$2,195	$1.16	25d	1	0.84mi
52 Burns View Ct Unit 53L Lawrenceville, GA	3.0	2.5	1900	$2,195	$1.16	0d	1	0.84mi
1945 Patterson Cir Lawrenceville, GA	1.0	1.0	1250	$825	$0.66	0d	1	0.87mi
1945 Patterson Cir Lawrenceville, GA	1.0	1.0	1250	$800	$0.64	6d	1	0.87mi
415 Ridgedale Way Lawrenceville, GA	3.0	2.5	2031	$2,200	$1.08	6d	1	0.93mi
2099 Morning Dew Pl Lawrenceville, GA	3.0	2.0	1336	$1,876	$1.40	14d	1	0.94mi
2104 Wheylon Dr Lawrenceville, GA	3.0	2.0	1811	$2,200	$1.21	45d	1	0.95mi
2089 Morning Dew Pl Lawrenceville, GA	3.0	2.0	1342	$2,275	$1.70	0d	1	0.95mi
749 Flowers Xing Lawrenceville, GA	3.0	2.5	2167	$2,500	$1.15	45d	1	0.95mi
353 Ansley Brook Dr Lawrenceville, GA	3.0	2.5	1728	$2,100	$1.22	14d	1	0.95mi
330 Holdings Dr Lawrenceville, GA	3.0	2.5	1830	$2,200	$1.20	20d	1	0.96mi
1888 Patterson Cir Lawrenceville, GA	1.0	1.0	1200	$750	$0.62	25d	1	0.96mi
1888 Patterson Cir Lawrenceville, GA	1.0	1.0	1200	$800	$0.67	45d	1	0.96mi
232 Braemore Mill Dr Lawrenceville, GA	3.0	2.5	1892	$2,100	$1.11	14d	1	1.06mi
2559 Irwell Way Lawrenceville, GA	3.0	2.5	1928	$2,500	$1.30	20d	1	1.06mi
2619 Irwell Way Lawrenceville, GA	3.0	2.5	1948	$2,700	$1.39	12d	1	1.07mi
342 Braemore Mill Dr Unit 1 Lawrenceville, GA	3.0	2.5	1901	$2,195	$1.15	6d	1	1.10mi
50 Saint Marlowe Dr Lawrenceville, GA	1.0–3.0	1.0–2.0	1075	$1,622	$1.51	0d	14	1.14mi
759 Glen Cir Lawrenceville, GA	3.0	2.0	1538	$2,345	$1.52	45d	1	1.22mi
2567 Kings Way Lawrenceville, GA	3.0	2.0	1848	$1,899	$1.03	25d	1	1.28mi
2161 Oakland Grove Pl Lawrenceville, GA	3.0	2.5	1752	$2,400	$1.37	45d	1	1.28mi
64 Davis Mill Ct Unit 64 Lawrenceville, GA	3.0	3.5	2052	$1,925	$0.94	25d	1	1.38mi
211 Murphy Ave Lawrenceville, GA	3.0	3.0	1730	$2,465	$1.42	25d	1	1.45mi

Listing history 9 events

1. 2026-05-04
   status Under Contract 688-char remark

   Show marketing remark (688 chars)

   MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST OFFERS DUE BY MONDAY, MAY 4TH AT 12 NOON. Exceptional value-add opportunity in a convenient North Metro Atlanta location! This 2-bedroom, 2-bath property features two living areas and two kitchens, offering flexible space ideal for renovation, rental income, or potential multi-generational living. Perfect setup for a private caretaker's suite or separate living quarters. Two-sided brick construction and a 2-car garage provide solid bones for your vision. With updates and improvements, this property presents strong fix-and-flip potential or a smart addition to a rental portfolio. Bring your contractor and imagination - opportunity awaits!

2. 2026-05-04
   status Pending 700-char remark

   Show marketing remark (688 chars)

   MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST OFFERS DUE BY MONDAY, MAY 4TH AT 12 NOON. Exceptional value-add opportunity in a convenient North Metro Atlanta location! This 2-bedroom, 2-bath property features two living areas and two kitchens, offering flexible space ideal for renovation, rental income, or potential multi-generational living. Perfect setup for a private caretaker's suite or separate living quarters. Two-sided brick construction and a 2-car garage provide solid bones for your vision. With updates and improvements, this property presents strong fix-and-flip potential or a smart addition to a rental portfolio. Bring your contractor and imagination - opportunity awaits!

3. 2026-04-30
   listed $250,000 Active 700-char remark
4. 2026-04-29
   historical $250,000 700-char remark
5. 2026-04-27
   listed $250,000 New 688-char remark

   Show marketing remark (688 chars)

   MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST OFFERS DUE BY MONDAY, MAY 4TH AT 12 NOON. Exceptional value-add opportunity in a convenient North Metro Atlanta location! This 2-bedroom, 2-bath property features two living areas and two kitchens, offering flexible space ideal for renovation, rental income, or potential multi-generational living. Perfect setup for a private caretaker's suite or separate living quarters. Two-sided brick construction and a 2-car garage provide solid bones for your vision. With updates and improvements, this property presents strong fix-and-flip potential or a smart addition to a rental portfolio. Bring your contractor and imagination - opportunity awaits!

6. 2004-10-12
   soldstatus $150,000
7. 1995-10-04
   soldstatus $70,000
8. 1990-02-07
   soldstatus $19,000
9. 1990-01-01
   soldstatus $19,000

ⓘ 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: $4,770 · $397/mo
• Projected year-2 tax: $4,770 · $397/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $23,395
• − Mortgage interest: −$14,004
• − Property taxes: −$4,770
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,872
• − Management: −$1,872
• − Depreciation: −$7,273
• Taxable loss: −$7,645
• Est. tax savings @ 24.0%: +$1,835
• After-tax cash flow: $-1,436/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 — Lawrenceville

• Score: 85/100
• State rank: #3
• US rank: #473

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 276,247
• 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

+1321.1% since first listed

12 events — show timeline

• 2026-05-20 Sold (Public Records) $270,000 Public Records
• 2026-05-20 Sold (MLS) $270,000 GAMLS
• 2026-05-20 Sold (MLS) $270,000 FMLS
• 2026-05-04 Pending — GAMLS
• 2026-05-04 Pending — FMLS
• 2026-04-30 Listed $250,000 FMLS
• 2026-04-29 Coming Soon $250,000 FMLS
• 2026-04-27 Listed $250,000 GAMLS
• 2004-10-12 Sold (Public Records) $150,000 Public Records
• 1995-10-04 Sold (Public Records) $70,000 Public Records
• 1990-02-07 Sold (Public Records) $19,000 Public Records
• 1990-01-01 Sold (Public Records) $19,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $4,770 · +2.6% YoY. Source: county tax records.