2750 Old Ivy Ct · Buford, GA 30519

$325,000

3 bd · 2.0 ba · 2,150 sqft · SingleFamily public records · 11 Days on market

Built 1988 0.76 ac lot $151/sqft · 10% below area Est $360k · 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).

• Cash flow +12.5/30.0
• ARV discount +11.9/15.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this well maintained 3 bedroom and 2 bath split- level home sitting on a spacious and private lot surrounded by mature trees. Offering a functional layout this home is ideal for buyers looking to personalize while enjoying immediate livability. The main level area features beautiful hardwood floors and a stone fireplace that creates a warm focal point. The kitchen includes generous cabinetry and workspace, opening to a bright dining area with access to the backyard, perfect for everyday living. Downstairs, the unfinished lower level provides exceptional flexibility with a large two-car garage, workshop space, and ample storage that is ideal for hobbies or expansion for future space. Step outside to a sizable backyard with room to garden, entertain, or simply enjoy the peaceful wooded setting. A detached outbuilding adds even more functionality for storage or equipment. This property is in a well-established NO HOA community that is convenient to access shopping, dining and major roadways. Hot water heater and HVAC replaced 4 years ago.

Key facts

• Private lot
• Generous cabinetry
• Spacious lot

Tags

• SPLIT LEVEL HOME
• SPACIOUS LOT
• PRIVATE LOT
• HARDWOOD FLOORS
• STONE FIREPLACE
• GENEROUS CABINETRY

Property features AI

Exterior

• Parking: 2-car garage; Garage faces front
• Utilities: Public water; Septic tank sewer; Electric service available; Natural gas available; Cable available; Phone available; Underground utilities
• Home design: Multi/split levels; Resale property
• Construction: Frame construction; Composition roof
• Exterior features: Deck; Front porch; Exterior storage

Interior

• Kitchen: Breakfast room; Stained cabinets; Laminate countertops; Dishwasher; Gas oven; Microwave; Refrigerator
• Bedrooms: Master bedroom on the main level; Three main-level bedrooms
• Flooring: Carpet; Hardwood
• Bathrooms: Two full bathrooms; Master bathroom with separate tub and shower; Two bathrooms on the main level
• Heating & cooling: Forced air heating; Natural gas heating; Central air conditioning; Ceiling fans
• Interior features: Entrance foyer; Walk-in closets; One fireplace located in the family room; No shared/common walls; Partial, unfinished basement
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-45 ($-545/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (27.7% below list).
• Recommended offer: $235k (27.7% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 2.9% in Buford — 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 70/100 on livability (#96 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A, cost of living B+; 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.
• Zoned schools: Woodward Mill Elementary School (math 58% / reading 54%, grade C+, #165 of 1,228 statewide, top 14%, 1,020 students, 47% FRL); Twin Rivers Middle School (math 47% / reading 54%, grade C, #66 of 470 statewide, top 14%, 1,616 students, 46% FRL); Mountain View High School (math 22% / reading 6%, grade F, #322 of 424 statewide, top 76%, 2,303 students, 40% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents soft (-1.2%/yr); 570 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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).

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

• Only 11 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 $234,907 (27.7% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.72% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 11.5

CMA / ARV

• ARV (median comp): $359,935
• List price: $325,000
• Delta: -9.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2750 Old Ivy Ct	0.00mi	3/2.0	2,150 (0%)	0mo	$330,000	$153	100
2734 Winslow Ridge Dr	0.71mi	3/2.5	2,044 (-5%)	1mo	$380,000	$186	56
2555 Ivy Stone Trl	0.48mi	4/2.5 (+1)	2,054 (-4%)	24mo	$399,900	$195	44
2643 Winslow Ridge Dr	0.70mi	4/2.5 (+1)	2,044 (-5%)	13mo	$385,000	$188	41
2490 Suncrest Ct	0.64mi	4/2.0 (+1)	2,267 (+5%)	19mo	$355,000	$157	41
2663 Winslow Ridge Dr	0.70mi	3/2.5	1,894 (-12%)	13mo	$395,000	$209	35
2625 Suncrest Dr	0.44mi	4/2.0 (+1)	2,464 (+15%)	22mo	$350,000	$142	32

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: -20.2%
• Equity multiple: 0.31×
• Total profit: $-62,616
• Equity at exit: $48,459

10-year hold

• IRR: -20.2%
• Equity multiple: 0.06×
• Total profit: $-85,569
• Equity at exit: $28,100

Cash invested: $91,000 (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 30519

• Rents YoY: -1.2%
• Active inventory: 570
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,349 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$61 /mo · $737/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-45

Break-even live

Break-even rent $2,407

Max offer price $316,981

Occupancy floor 97%

Sensitivity live

Price	-10% $139	-5% $47	+0% $-45	+5% $-137	+10% $-229
Rent	-10% $-231	-5% $-138	+0% $-45	+5% $47	+10% $140
Rate	-1.0pp $118	-0.5pp $37	base $-45	+0.5pp $-130	+1.0pp $-215

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1520 Laurel Crossing Pkwy Buford, GA	1.0–3.0	1.0–2.0	1151	$2,593	$2.25	0d	26	0.22mi
1525 Laurel Crossing Pkwy Buford, GA	1.0–3.0	1.0–2.0	1063	$1,907	$1.79	0d	32	0.32mi
2700 Pine Log Way Buford, GA	4.0	3.0	1818	$2,000	$1.10	45d	1	0.35mi
1925 Appaloosa Mill Cir Buford, GA	3.0	3.5	2160	$2,350	$1.09	20d	1	0.54mi
1869 Appaloosa Mill Ct Buford, GA	2.0	3.5	1596	$2,150	$1.35	45d	1	0.54mi
1400 Laurel Crossing Pkwy Buford, GA	1.0–3.0	1.0–2.0	1412	$3,121	$2.21	0d	35	0.57mi
1809 Appaloosa Ln NE Unit 3C-1 Buford, GA	3.0	2.0	1452	$2,425	$1.67	45d	1	0.58mi
1959 Appaloosa Mill Cir Buford, GA	3.0	3.5	1988	$2,300	$1.16	26d	1	0.58mi
2925 Buford Dr Buford, GA	1.0–3.0	1.0–2.0	1156	$2,799	$2.42	0d	19	0.69mi
2705 Mall of Georgia Blvd Buford, GA	1.0–3.0	1.0–2.0	1145	$2,017	$1.76	0d	14	0.69mi
2683 Winslow Ridge Dr Buford, GA	3.0	2.5	1984	$1,945	$0.98	3d	1	0.71mi
2100 Whitebluff Way Buford, GA	3.0	2.0	2882	$2,100	$0.73	6d	1	0.76mi
1356 Upshur Pl Buford, GA	4.0	2.5	1969	$2,250	$1.14	45d	1	0.79mi
1357 Upshur Pl Buford, GA	4.0	2.5	2394	$2,200	$0.92	23d	1	0.79mi
2751 Tybee Dr Buford, GA	4.0	3.0	1724	$2,250	$1.31	7d	1	0.95mi
2640 Bluffton Rd Buford, GA	4.0	3.0	1798	$2,395	$1.33	45d	1	0.95mi
2029 Manor Oak Ln Buford, GA	3.0	2.0	1955	$2,500	$1.28	45d	1	1.09mi
1165 Ballpark Ln Lawrenceville, GA	1.0–3.0	1.0–2.0	1084	$2,710	$2.50	0d	199	1.13mi
2910 Buford Dr Buford, GA	1.0–3.0	1.0–2.0	1127	$1,968	$1.75	0d	34	1.14mi
2010 Rocksram Dr Buford, GA	4.0	2.5	2648	$2,525	$0.95	19d	1	1.15mi
2520 Whistler Way NE Lawrenceville, GA	4.0	3.5	2415	$2,500	$1.04	45d	1	1.16mi
3152 Mill Springs Cir Buford, GA	3.0	3.5	1596	$2,100	$1.32	14d	1	1.19mi
1400 Mall of Georgia Blvd Buford, GA	1.0–3.0	1.0–2.0	1051	$2,095	$1.99	0d	11	1.23mi
2620 Whistler Way NE Lawrenceville, GA	4.0	3.5	2470	$2,450	$0.99	45d	1	1.23mi
3177 Mill Springs Cir Buford, GA	3.0	3.5	1634	$1,900	$1.16	45d	1	1.23mi
1110 Ballpark Ln Lawrenceville, GA	1.0–3.0	1.0–2.0	1116	$2,069	$1.85	0d	10	1.23mi
2630 Whistler Way NE Lawrenceville, GA	3.0	2.5	2500	$2,525	$1.01	6d	1	1.24mi
3110 Greyton Dr Buford, GA	3.0	3.5	1857	$2,359	$1.27	7d	1	1.25mi
2830 Beacon Bend Xing Lawrenceville, GA	3.0	3.5	2008	$2,500	$1.25	4d	1	1.27mi
2828 Beacon Bend Xing Lawrenceville, GA	3.0	3.5	2008	$2,450	$1.22	4d	1	1.27mi
2929 Sentinel Cir Lawrenceville, GA	3.0	2.5	1802	$2,225	$1.23	45d	1	1.27mi
3091 Greyton Dr Buford, GA	3.0	2.5	1987	$2,299	$1.16	7d	1	1.28mi
2821 Beacon Bend Xing Lawrenceville, GA	3.0	3.5	2000	$2,350	$1.18	45d	1	1.28mi
3082 Sentinel Cir Lawrenceville, GA	3.0	2.5	1716	$2,185	$1.27	45d	1	1.29mi
2203 Blue Monarch Dr Buford, GA	3.0	2.5	1923	$3,000	$1.56	47d	1	1.30mi
2203 Blue Monarch Dr Buford, GA	3.0	2.5	1923	$2,500	$1.30	14d	1	1.30mi
1224 Old Peachtree Rd Lawrenceville, GA	1.0–3.0	1.0–2.0	1094	$2,409	$2.20	26d	15	1.32mi
3072 Cedar Glade Ln Buford, GA	3.0	2.5	1662	$1,990	$1.20	6d	1	1.32mi
3000 Sentinel Pkwy Lawrenceville, GA	3.0	2.0	1599	$2,110	$1.32	6d	1	1.33mi
2202 Blue Monarch Dr Buford, GA	3.0	2.5	1857	$2,295	$1.24	45d	1	1.33mi

Listing history 7 events

1. 2026-05-16
   status Pending 1068-char remark
2. 2026-05-14
   historical Active Under Contract 1068-char remark

   Show marketing remark (1068 chars)

   Welcome to this well maintained 3 bedroom and 2 bath split- level home sitting on a spacious and private lot surrounded by mature trees. Offering a functional layout this home is ideal for buyers looking to personalize while enjoying immediate livability. The main level area features beautiful hardwood floors and a stone fireplace that creates a warm focal point. The kitchen includes generous cabinetry and workspace, opening to a bright dining area with access to the backyard, perfect for everyday living. Downstairs, the unfinished lower level provides exceptional flexibility with a large two-car garage, workshop space, and ample storage that is ideal for hobbies or expansion for future space. Step outside to a sizable backyard with room to garden, entertain, or simply enjoy the peaceful wooded setting. A detached outbuilding adds even more functionality for storage or equipment. This property is in a well-established NO HOA community that is convenient to access shopping, dining and major roadways. Hot water heater and HVAC replaced 4 years ago.

3. 2026-05-14
   historical Active Under Contract 1068-char remark

   Show marketing remark (1068 chars)

   Welcome to this well maintained 3 bedroom and 2 bath split- level home sitting on a spacious and private lot surrounded by mature trees. Offering a functional layout this home is ideal for buyers looking to personalize while enjoying immediate livability. The main level area features beautiful hardwood floors and a stone fireplace that creates a warm focal point. The kitchen includes generous cabinetry and workspace, opening to a bright dining area with access to the backyard, perfect for everyday living. Downstairs, the unfinished lower level provides exceptional flexibility with a large two-car garage, workshop space, and ample storage that is ideal for hobbies or expansion for future space. Step outside to a sizable backyard with room to garden, entertain, or simply enjoy the peaceful wooded setting. A detached outbuilding adds even more functionality for storage or equipment. This property is in a well-established NO HOA community that is convenient to access shopping, dining and major roadways. Hot water heater and HVAC replaced 4 years ago.

4. 2026-05-04
   listed $325,000 Active 1068-char remark
5. 2026-05-03
   listed $325,000 New 1068-char remark

   Show marketing remark (1068 chars)

   Welcome to this well maintained 3 bedroom and 2 bath split- level home sitting on a spacious and private lot surrounded by mature trees. Offering a functional layout this home is ideal for buyers looking to personalize while enjoying immediate livability. The main level area features beautiful hardwood floors and a stone fireplace that creates a warm focal point. The kitchen includes generous cabinetry and workspace, opening to a bright dining area with access to the backyard, perfect for everyday living. Downstairs, the unfinished lower level provides exceptional flexibility with a large two-car garage, workshop space, and ample storage that is ideal for hobbies or expansion for future space. Step outside to a sizable backyard with room to garden, entertain, or simply enjoy the peaceful wooded setting. A detached outbuilding adds even more functionality for storage or equipment. This property is in a well-established NO HOA community that is convenient to access shopping, dining and major roadways. Hot water heater and HVAC replaced 4 years ago.

6. 2000-07-14
   soldstatus $122,000
7. 1989-02-08
   soldstatus $81,900

ⓘ 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: $737 · $61/mo
• Projected year-2 tax: $2,990 · $249/mo
• Expected delta: +$2,253/yr (+$188/mo · 305.8%)

ⓘ 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 ≥102°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: $28,189
• − Mortgage interest: −$18,205
• − Property taxes: −$737
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,255
• − Management: −$2,255
• − Depreciation: −$9,455
• Taxable loss: −$6,343
• Est. tax savings @ 24.0%: +$1,522
• After-tax cash flow: $978/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 — Buford

• Score: 70/100
• State rank: #96
• US rank: #7638

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 117,909
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 59,997
• Household income: $102,553
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 1489.0

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 0.72)
• Race & ethnicity: White 42% Black 21% Hispanic / Latino 20% Asian 12% Two or more races 11%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2% Dominican 2%
• Common ancestry: Lithuanian 2% Italian 2% Scandinavian 2%
• Foreign-born: 22% · Canada, South Korea, Jamaica
• Languages at home: 68% English-only · Spanish 16% Korean 5% Other Indo-European 4%

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: ▼ -126.16%
• Current HPI: 230.4574
• Rent YoY: ▼ -1.23%
• 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

+302.9% since first listed

9 events — show timeline

• 2026-06-09 Sold (MLS) $330,000 GAMLS
• 2026-06-09 Sold (MLS) $330,000 FMLS
• 2026-05-16 Pending — FMLS
• 2026-05-14 Contingent — GAMLS
• 2026-05-14 Contingent — FMLS
• 2026-05-04 Listed $325,000 FMLS
• 2026-05-03 Listed $325,000 GAMLS
• 2000-07-14 Sold (Public Records) $122,000 Public Records
• 1989-02-08 Sold (Public Records) $81,900 Public Records

Property tax history

-3.4%/yr

Latest (2024): $737 · +8.7% YoY. Source: county tax records.