4400 Ivy Fork Dr · Snellville, GA 30052

$335,000

4 bd · 2.5 ba · 1,896 sqft · SingleFamily public records · 83 Days on market

Built 2005 5,662 sqft lot $177/sqft · 6% below area Est $363k · 8% under $23/mo HOA · 1% of rent

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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 +11.0/15.0
• Cash flow +9.4/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 4400 Ivy Fork Dr, a home that exudes warmth and comfort. The centerpiece of the living room is a cozy fireplace, perfect for those chilly evenings. The primary bathroom is a haven of relaxation, boasting a separate tub and shower for your convenience. Step outside to the patio, a perfect spot for your morning coffee or evening relaxation. The interior of the home has been refreshed with fresh paint, giving it a clean and modern feel. Additionally, partial flooring replacement has been done, enhancing the overall aesthetic of the home. This property is a perfect blend of comfort and style, waiting for you to make it your own.. Included 100-Day Home Warranty with buyer activation

Key facts

• Fresh paint
• Cozy fireplace
• Patio

Tags

• COZY FIREPLACE
• SEPARATE TUB AND SHOWER
• PATIO
• FRESH PAINT
• PARTIAL FLOORING REPLACEMENT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $293k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (29.4% below list).
• Recommended offer: $237k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 3.9% in Snellville — 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 67/100 on livability (#169 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A-; 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.
• Market conditions: Rents rising (+3.1%/yr); 858 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 ($94k/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 83 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 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: moderate wind risk, 25% 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 $236,664 (29.4% 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 83 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 11.8

CMA / ARV

• ARV (median comp): $363,266
• List price: $335,000
• Delta: -7.78%
• 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
4245 Rosebud Rd	0.20mi	3/2.0 (-1)	1,659 (-12%)	5mo	$410,000	$247	59
2250 Rosewood Mill Ct	0.42mi	3/2.5 (-1)	2,012 (+6%)	16mo	$290,000	$144	52
1987 Lenora Rd	0.41mi	3/3.5 (-1)	1,880 (-1%)	23mo	$598,000	$318	51
2060 Pate Ridge Dr	0.58mi	4/3.0	2,021 (+7%)	13mo	$390,000	$193	49
4373 Prather Pass Dr	0.66mi	4/2.0	1,834 (-3%)	23mo	$345,000	$188	43
1735 Knight Cir	0.66mi	3/2.0 (-1)	1,633 (-14%)	3mo	$320,000	$196	36
1675 Knight Cir	0.67mi	3/2.0 (-1)	2,170 (+14%)	5mo	$259,000	$119	33

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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-69,334
• Equity at exit: $49,950

10-year hold

• IRR: -14.7%
• Equity multiple: 0.16×
• Total profit: $-79,197
• Equity at exit: $28,965

Cash invested: $93,800 (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 30052

• Home prices YoY: -31.8%
• Rents YoY: 3.1%
• Active inventory: 858
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,367 high
• Mortgage (P&I): −$1,757
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$140
• HOA: −$23
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-239

Break-even live

Break-even rent $2,670

Max offer price $292,718

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-145	+0% $-239	+5% $-334	+10% $-429
Rent	-10% $-426	-5% $-333	+0% $-239	+5% $-146	+10% $-52
Rate	-1.0pp $-71	-0.5pp $-154	base $-239	+0.5pp $-326	+1.0pp $-414

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3888 Moos Creek Walk Loganville, GA	3.0	2.5	1580	$1,950	$1.23	6d	1	0.98mi
3710 Michaels Creek Way Loganville, GA	3.0	2.0	1520	$1,879	$1.24	45d	1	1.02mi
4192 Alaina Ave Loganville, GA	3.0	2.0	1495	$1,895	$1.27	20d	1	1.02mi
3885 Marham Park Cir Loganville, GA	4.0	3.0	2532	$2,429	$0.96	45d	1	1.04mi
1564 Fredricksberg Dr Loganville, GA	3.0	3.0	2505	$1,200	$0.48	3d	1	1.21mi
1672 Walters Park Ct Loganville, GA	3.0	2.0	1649	$1,950	$1.18	45d	1	1.28mi
4208 Webb Meadows Dr Loganville, GA	4.0	2.5	2616	$2,071	$0.79	14d	1	1.29mi
3908 Rosebud Rd Loganville, GA	3.0	2.0	2052	$2,000	$0.97	6d	1	1.29mi
4408 Webb Meadows Dr Loganville, GA	4.0	2.5	2512	$2,200	$0.88	18d	1	1.33mi
3843 Rustic Barn Way Loganville, GA	4.0	2.5	2558	$2,350	$0.92	0d	1	1.40mi
3843 Rustic Barn Way Loganville, GA	4.0	2.5	2558	$2,350	$0.92	25d	1	1.40mi
6050 Fieldwood Ln Loganville, GA	3.0	2.0	1659	$2,069	$1.25	4d	1	1.43mi
1701 Rose Garden Ln Loganville, GA	3.0	2.0	1342	$1,950	$1.45	0d	1	1.49mi
1826 Temple Park Dr Loganville, GA	3.0	2.0	1974	$2,095	$1.06	6d	1	1.50mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 8 events

1. 2026-05-07
   price $335,000 697-char remark

   Show marketing remark (697 chars)

   Welcome to 4400 Ivy Fork Dr, a home that exudes warmth and comfort. The centerpiece of the living room is a cozy fireplace, perfect for those chilly evenings. The primary bathroom is a haven of relaxation, boasting a separate tub and shower for your convenience. Step outside to the patio, a perfect spot for your morning coffee or evening relaxation. The interior of the home has been refreshed with fresh paint, giving it a clean and modern feel. Additionally, partial flooring replacement has been done, enhancing the overall aesthetic of the home. This property is a perfect blend of comfort and style, waiting for you to make it your own.. Included 100-Day Home Warranty with buyer activation

2. 2026-05-07
   price $335,000 697-char remark

   Show marketing remark (697 chars)

   Welcome to 4400 Ivy Fork Dr, a home that exudes warmth and comfort. The centerpiece of the living room is a cozy fireplace, perfect for those chilly evenings. The primary bathroom is a haven of relaxation, boasting a separate tub and shower for your convenience. Step outside to the patio, a perfect spot for your morning coffee or evening relaxation. The interior of the home has been refreshed with fresh paint, giving it a clean and modern feel. Additionally, partial flooring replacement has been done, enhancing the overall aesthetic of the home. This property is a perfect blend of comfort and style, waiting for you to make it your own.. Included 100-Day Home Warranty with buyer activation

3. 2026-03-05
   listed $341,000 New 697-char remark

   Show marketing remark (697 chars)

   Welcome to 4400 Ivy Fork Dr, a home that exudes warmth and comfort. The centerpiece of the living room is a cozy fireplace, perfect for those chilly evenings. The primary bathroom is a haven of relaxation, boasting a separate tub and shower for your convenience. Step outside to the patio, a perfect spot for your morning coffee or evening relaxation. The interior of the home has been refreshed with fresh paint, giving it a clean and modern feel. Additionally, partial flooring replacement has been done, enhancing the overall aesthetic of the home. This property is a perfect blend of comfort and style, waiting for you to make it your own.. Included 100-Day Home Warranty with buyer activation

4. 2026-03-05
   listed $341,000 Active 697-char remark

   Show marketing remark (697 chars)

   Welcome to 4400 Ivy Fork Dr, a home that exudes warmth and comfort. The centerpiece of the living room is a cozy fireplace, perfect for those chilly evenings. The primary bathroom is a haven of relaxation, boasting a separate tub and shower for your convenience. Step outside to the patio, a perfect spot for your morning coffee or evening relaxation. The interior of the home has been refreshed with fresh paint, giving it a clean and modern feel. Additionally, partial flooring replacement has been done, enhancing the overall aesthetic of the home. This property is a perfect blend of comfort and style, waiting for you to make it your own.. Included 100-Day Home Warranty with buyer activation

5. 2026-02-20
   soldstatus $317,300
6. 2005-08-02
   soldstatus $169,900
7. 2004-07-27
   soldstatus $1,082,400
8. 2004-06-17
   soldstatus $5,477,800

ⓘ 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: $2,276 · $190/mo
• Projected year-2 tax: $3,082 · $257/mo
• Expected delta: +$806/yr (+$67/mo · 35.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $28,400
• − Mortgage interest: −$18,765
• − Property taxes: −$2,276
• − Insurance: −$1,675
• − Repairs & maintenance: −$2,272
• − Management: −$2,272
• − HOA: −$276
• − Depreciation: −$9,745
• Taxable loss: −$8,882
• Est. tax savings @ 24.0%: +$2,132
• After-tax cash flow: $-741/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 — Snellville

• Score: 67/100
• State rank: #169
• US rank: #10705

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walton County · 128,246 people
• City population: 94,380
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,811
• Household income: $93,764
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 1174.0

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 0.64)
• Race & ethnicity: White 48% Black 33% Hispanic / Latino 13% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3% Cuban 1%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -98.77%
• Current HPI: 212.1241
• Rent YoY: ▲ 3.12%
• 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

-93.9% since first listed

8 events — show timeline

• 2026-05-07 Price Changed $335,000 FMLS
• 2026-05-07 Price Changed $335,000 GAMLS
• 2026-03-05 Listed $341,000 FMLS
• 2026-03-05 Listed $341,000 GAMLS
• 2026-02-20 Sold (Public Records) $317,300 Public Records
• 2005-08-02 Sold (Public Records) $169,900 Public Records
• 2004-07-27 Sold (Public Records) $1,082,400 Public Records
• 2004-06-17 Sold (Public Records) $5,477,800 Public Records

Property tax history

+2.6%/yr

Latest (2019): $2,276 · +7.5% YoY. Source: county tax records.