4080 Kittery Pt · Snellville, GA 30039

$380,000

6 bd · 4.0 ba · 3,555 sqft · SingleFamily public records · 17 Days on market

Built 2009 7,405 sqft lot $107/sqft · 7% below area Est $460k · 17% under $21/mo HOA · 1% of rent ↓ 51% since listing

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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 +13.4/30.0
• DSCR +4.0/10.0
• 1% rule +3.8/10.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT OPPORTUNITY!! 6 bedroom home, with bedroom on main., 3555 square feet, no HOA, private fenced yard and so much more to offer. Under priced for a quick sale, comps at at 450K, home sold AS IS. Don't miss out and bring your smart buyer or inventor to hold.

Key facts

• Private fenced yard
• 7,405 sq ft lot
• 2 garage spots

Tags

• PRIVATE FENCED YARD

Property features AI

Finance

• Other: Property located in Gwinnett County; Directions: GPS
• HOA & community: Community association with an annual fee of $250; Community offers sidewalks and street lights

Exterior

• Parking: Attached garage; Two garage spaces; Four total parking spaces
• Utilities: Public water; Public sewer; Cable available; Sewer available
• Home design: Two levels; Wood siding construction; Composition roof; Slab foundation; Resale property
• Construction: Wood siding exterior; Composition roof; Slab foundation; Other detached/auxiliary structure on the property
• Exterior features: Garden; Front porch; Patio; Back yard fencing; Paved road access; Sidewalks and street lights in the community

Interior

• Kitchen: Pantry; Breakfast room; Solid-surface counters; Microwave; Dishwasher
• Bedrooms: One main-level bedroom; Five upper-level bedrooms; Oversized master suite with sitting room
• Flooring: Hardwood floors; Carpeted areas
• Bathrooms: Four full bathrooms; Main-level half/full bathroom present; Master bathroom with double shower and soaking tub
• Heating & cooling: Forced-air heating; Central air conditioning
• Interior features: Two-story entrance foyer; Masonry fireplace; Double-pane windows; No shared/common walls
• Laundry & utility: Upper-level laundry

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $8 ($92/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 $333k (12.3% below list).
• Recommended offer: $333k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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.
• Zoned schools: Partee Elementary School (math 37% / reading 47%, grade F, #380 of 1,228 statewide, top 33%, 753 students, 71% FRL); Shiloh Middle School (math 16% / reading 24%, grade F, #349 of 470 statewide, top 75%, 1,738 students, 75% FRL); Shiloh High School (math 22% / reading 8%, grade F, #297 of 424 statewide, top 74%, 2,203 students, 65% FRL) — zoned schools average 70% FRL vs 47% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 26% at this address vs 41% district-wide (-15 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 rising (+2.3%/yr); 352 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 43% 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 $3k of loan paydown is wiped out by about $11k 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 17 days — a 2% lower offer ($374k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y ago 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 $333,423 (12.3% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.88% ✗
• Cap rate: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• GRM: 9.5

CMA / ARV

• ARV (median comp): $459,970
• List price: $380,000
• Delta: -17.39%
• 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
3830 Kittery Pt	0.19mi	6/4.0	3,569 (+0%)	3mo	$435,000	$122	88
4080 Kittery Pt	0.00mi	6/4.0	3,992 (+12%)	0mo	$400,000	$100	79
3209 Moon Stone Ln	0.55mi	5/4.0 (-1)	3,472 (-2%)	6mo	$450,000	$130	61
4307 Bethany Manor Dr	0.48mi	5/3.5 (-1)	3,276 (-8%)	0mo	$525,000	$160	57
4165 Bridlegate Way	0.72mi	6/3.5	3,573 (+0%)	9mo	$488,000	$137	56
3250 Moon Beam Ct	0.63mi	5/4.0 (-1)	3,285 (-8%)	2mo	$465,000	$142	51
3592 Kittery Dr	0.45mi	5/3.0 (-1)	3,237 (-9%)	6mo	$460,000	$142	50
2731 Brackenwood Dr	0.71mi	6/3.5	3,835 (+8%)	3mo	$390,000	$102	49
3642 Sunbridge Dr	0.53mi	5/3.0 (-1)	3,400 (-4%)	13mo	$449,400	$132	48
3076 Excelsior Ct	0.46mi	5/4.5 (-1)	3,926 (+10%)	8mo	$449,000	$114	48
3158 Arbor Oaks Way	0.26mi	5/3.0 (-1)	3,030 (-15%)	14mo	$390,000	$129	43
3196 Moon Stone Ln	0.52mi	5/3.5 (-1)	3,093 (-13%)	9mo	$403,000	$130	39

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 · 2.31% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-63,338
• Equity at exit: $56,659

10-year hold

• IRR: -10.1%
• Equity multiple: 0.40×
• Total profit: $-63,626
• Equity at exit: $32,855

Cash invested: $106,400 (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 30039

• Rents YoY: 2.3%
• Active inventory: 352
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,334 medium
• Mortgage (P&I): −$1,993
• Tax from tax record: −$454 /mo · $5,452/yr
• Insurance: −$158
• HOA: −$21
• Vacancy / Maint / Mgmt: −$700
• Net cashflow: $8

Break-even live

Break-even rent $3,325

Max offer price $380,000

Occupancy floor 95%

Sensitivity live

Price	-10% $223	-5% $115	+0% $8	+5% $-100	+10% $-207
Rent	-10% $-256	-5% $-124	+0% $8	+5% $139	+10% $271
Rate	-1.0pp $199	-0.5pp $104	base $8	+0.5pp $-91	+1.0pp $-191

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4287 Bethany Manor Dr Snellville, GA	5.0	4.5	3244	$3,500	$1.08	0d	1	0.53mi
4325 Constellation Blvd Snellville, GA	5.0	3.5	2896	$2,511	$0.87	44d	1	0.75mi
4400 Ross Estates Ct Snellville, GA	7.0	5.0	3100	$3,600	$1.16	44d	1	1.12mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 19 events

1. 2026-05-11
   status Under Contract 260-char remark

   Show marketing remark (260 chars)

   GREAT OPPORTUNITY!! 6 bedroom home, with bedroom on main., 3555 square feet, no HOA, private fenced yard and so much more to offer. Under priced for a quick sale, comps at at 450K, home sold AS IS. Don't miss out and bring your smart buyer or inventor to hold.

2. 2026-05-11
   status Pending 260-char remark

   Show marketing remark (260 chars)

   GREAT OPPORTUNITY!! 6 bedroom home, with bedroom on main., 3555 square feet, no HOA, private fenced yard and so much more to offer. Under priced for a quick sale, comps at at 450K, home sold AS IS. Don't miss out and bring your smart buyer or inventor to hold.

3. 2026-05-04
   status Active 260-char remark

   Show marketing remark (260 chars)

   GREAT OPPORTUNITY!! 6 bedroom home, with bedroom on main., 3555 square feet, no HOA, private fenced yard and so much more to offer. Under priced for a quick sale, comps at at 450K, home sold AS IS. Don't miss out and bring your smart buyer or inventor to hold.

4. 2026-05-04
   status Back On Market 260-char remark

   Show marketing remark (260 chars)

   GREAT OPPORTUNITY!! 6 bedroom home, with bedroom on main., 3555 square feet, no HOA, private fenced yard and so much more to offer. Under priced for a quick sale, comps at at 450K, home sold AS IS. Don't miss out and bring your smart buyer or inventor to hold.

5. 2026-05-01
   historical Active Under Contract 260-char remark

   Show marketing remark (260 chars)

   GREAT OPPORTUNITY!! 6 bedroom home, with bedroom on main., 3555 square feet, no HOA, private fenced yard and so much more to offer. Under priced for a quick sale, comps at at 450K, home sold AS IS. Don't miss out and bring your smart buyer or inventor to hold.

6. 2026-05-01
   historical Active Under Contract 260-char remark

   Show marketing remark (260 chars)

   GREAT OPPORTUNITY!! 6 bedroom home, with bedroom on main., 3555 square feet, no HOA, private fenced yard and so much more to offer. Under priced for a quick sale, comps at at 450K, home sold AS IS. Don't miss out and bring your smart buyer or inventor to hold.

7. 2026-04-24
   listed $380,000 New 260-char remark

   Show marketing remark (260 chars)

   GREAT OPPORTUNITY!! 6 bedroom home, with bedroom on main., 3555 square feet, no HOA, private fenced yard and so much more to offer. Under priced for a quick sale, comps at at 450K, home sold AS IS. Don't miss out and bring your smart buyer or inventor to hold.

8. 2026-04-24
   listed $380,000 Active 260-char remark

   Show marketing remark (260 chars)

   GREAT OPPORTUNITY!! 6 bedroom home, with bedroom on main., 3555 square feet, no HOA, private fenced yard and so much more to offer. Under priced for a quick sale, comps at at 450K, home sold AS IS. Don't miss out and bring your smart buyer or inventor to hold.

9. 2011-04-07
   soldstatus $190,000
10. 2011-04-02
    historical

    Show marketing remark (531 chars)

    Gwinnett NSP Home- $22,500 or $14,500 mortgage reduction assistance available to buyers who qualify for this govmt stimulus program and you only have to have 1 % downpayment. Upgrades include hdwds in foyer, hall, kitchen and breakfast area, granite countertops, 42" maple cabinets, brush nickel hardware, tiles backsplash, undermounted ss sinks, black appliances, upgraded faucet, wainscotting & cr molding formal dining room, sunken family room w/fireplace, upgraded light fixtures, oversized bedrooms and master suite.

11. 2011-04-01
    soldstatus $190,000 Sold

    Show marketing remark (531 chars)

    Gwinnett NSP Home- $22,500 or $14,500 mortgage reduction assistance available to buyers who qualify for this govmt stimulus program and you only have to have 1 % downpayment. Upgrades include hdwds in foyer, hall, kitchen and breakfast area, granite countertops, 42" maple cabinets, brush nickel hardware, tiles backsplash, undermounted ss sinks, black appliances, upgraded faucet, wainscotting & cr molding formal dining room, sunken family room w/fireplace, upgraded light fixtures, oversized bedrooms and master suite.

12. 2011-03-10
    status Pending

    Show marketing remark (531 chars)

    Gwinnett NSP Home- $22,500 or $14,500 mortgage reduction assistance available to buyers who qualify for this govmt stimulus program and you only have to have 1 % downpayment. Upgrades include hdwds in foyer, hall, kitchen and breakfast area, granite countertops, 42" maple cabinets, brush nickel hardware, tiles backsplash, undermounted ss sinks, black appliances, upgraded faucet, wainscotting & cr molding formal dining room, sunken family room w/fireplace, upgraded light fixtures, oversized bedrooms and master suite.

13. 2010-12-11
    price $190,000 Extended
14. 2010-12-10
    price $190,000

    Show marketing remark (531 chars)

    Gwinnett NSP Home- $22,500 or $14,500 mortgage reduction assistance available to buyers who qualify for this govmt stimulus program and you only have to have 1 % downpayment. Upgrades include hdwds in foyer, hall, kitchen and breakfast area, granite countertops, 42" maple cabinets, brush nickel hardware, tiles backsplash, undermounted ss sinks, black appliances, upgraded faucet, wainscotting & cr molding formal dining room, sunken family room w/fireplace, upgraded light fixtures, oversized bedrooms and master suite.

15. 2010-01-20
    soldstatus $145,000
16. 2009-12-29
    listed $195,000 Active

    Show marketing remark (531 chars)

    Gwinnett NSP Home- $22,500 or $14,500 mortgage reduction assistance available to buyers who qualify for this govmt stimulus program and you only have to have 1 % downpayment. Upgrades include hdwds in foyer, hall, kitchen and breakfast area, granite countertops, 42" maple cabinets, brush nickel hardware, tiles backsplash, undermounted ss sinks, black appliances, upgraded faucet, wainscotting & cr molding formal dining room, sunken family room w/fireplace, upgraded light fixtures, oversized bedrooms and master suite.

17. 2009-12-11
    soldstatus $145,000
18. 2009-10-02
    listed $199,900
19. 2008-09-09
    soldstatus $808,500

ⓘ 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: $5,452 · $454/mo
• Projected year-2 tax: $5,452 · $454/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 6/10 Major 7 d/yr ≥104°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: $40,011
• − Mortgage interest: −$21,286
• − Property taxes: −$5,452
• − Insurance: −$1,900
• − Repairs & maintenance: −$3,201
• − Management: −$3,201
• − HOA: −$252
• − Depreciation: −$11,055
• Taxable loss: −$6,335
• Est. tax savings @ 24.0%: +$1,520
• After-tax cash flow: $1,612/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: Gwinnett County · 952,346 people
• City population: 94,380
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 52,783
• Household income: $93,701
• Rent vs Own: 20.6% rent · 79.4% own
• Severe rent burden: 906.0

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 0.60)
• Race & ethnicity: Black 58% White 21% Hispanic / Latino 14% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 1%
• Common ancestry: Hispanic 1% American 1% Italian 1%
• Foreign-born: 20% · Canada
• Languages at home: 79% English-only · Spanish 10% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -165.06%
• Current HPI: 233.5335
• Rent YoY: ▲ 2.31%
• 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

-50.5% since first listed

21 events — show timeline

• 2026-06-05 Sold (MLS) $400,000 FMLS
• 2026-06-05 Sold (MLS) $400,000 GAMLS
• 2026-05-11 Pending — GAMLS
• 2026-05-11 Pending — FMLS
• 2026-05-04 Relisted — FMLS
• 2026-05-04 Relisted — GAMLS
• 2026-05-01 Contingent — GAMLS
• 2026-05-01 Contingent — FMLS
• 2026-04-24 Listed $380,000 FMLS
• 2026-04-24 Listed $380,000 GAMLS
• 2011-04-07 Sold (Public Records) $190,000 Public Records
• 2011-04-02 Listing Removed — FMLS
• 2011-04-01 Sold (MLS) $190,000 FMLS
• 2011-03-10 Pending — FMLS
• 2010-12-11 Price Changed $190,000 GAMLS
• 2010-12-10 Price Changed $190,000 FMLS
• 2010-01-20 Sold (Public Records) $145,000 Public Records
• 2009-12-29 Listed $195,000 FMLS
• 2009-12-11 Sold (MLS) $145,000 FMLS
• 2009-10-02 Listed $199,900 FMLS
• 2008-09-09 Sold (Public Records) $808,500 Public Records

Property tax history

+5.9%/yr

Latest (2025): $5,452 · +1.0% YoY. Source: county tax records.