3262 Summer Wood Cir · Snellville, GA 30039

$290,000

3 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 48 Days on market

Built 1985 0.43 ac lot $134/sqft · 10% below area Est $321k · 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).

• ARV discount +11.9/15.0
• Cash flow +9.0/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to a private, spacious lot! This bright, open layout features updated flooring, a cozy fireplace, and a refreshed kitchen with stainless steel appliances. Enjoy good-sized bedrooms, updated bathrooms, and a separate laundry area for added convenience. The large backyard offers mature trees and a deck-perfect for relaxing or entertaining. Ideally located near shopping, dining, and major roads while still feeling quiet and private. Note: Back deck needs repair-please use caution while showing..

Key facts

• Private lot
• Large backyard
• Updated flooring

Tags

• PRIVATE LOT
• UPDATED FLOORING
• REFRESHED KITCHEN
• STAINLESS STEEL APPLIANCES
• SEPARATE LAUNDRY AREA
• LARGE BACKYARD

Property features AI

Exterior

• Parking: Garage (1 car)
• Utilities: Public water; Septic tank sewer; 110V and 220V electric service; Cable available; Electricity available; Natural gas available; Phone available; Water available
• Home design: One-and-a-half level home; Resale property
• Construction: Built with other construction materials; Composition roof; Slab foundation
• Exterior features: Rain gutters; Backyard fence; Deck

Interior

• Kitchen: Cabinets (other); Dishwasher; Gas range; Refrigerator
• Bedrooms: Three upper-level bedrooms
• Flooring: Vinyl
• Bathrooms: Two full bathrooms; Master bathroom with tub only
• Heating & cooling: Central heating; Central air conditioning
• Interior features: High-speed internet; Shutters; One fireplace located in the family room; No common walls; Sun room; Open-concept dining area
• Laundry & utility: Washer; Dryer; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-226 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $239k (17.5% below list).
• Recommended offer: $239k (17.5% 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.
• Zoned schools: Norton Elementary School (math 21% / reading 28%, grade F, #753 of 1,228 statewide, top 64%, 952 students, 77% FRL); Snellville Middle School (math 19% / reading 29%, grade F, #311 of 470 statewide, top 68%, 882 students, 75% FRL); South Gwinnett High School (math 14% / reading 8%, grade F, #347 of 424 statewide, top 82%, 2,677 students, 58% 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 20% at this address vs 41% district-wide (-21 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 31% 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 $9k 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 48 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 7y 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.
• Current owner paid $250k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $239,188 (17.5% 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 48 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.34%
• DSCR: 0.85
• GRM: 10.1

CMA / ARV

• ARV (median comp): $321,311
• List price: $290,000
• Delta: -9.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3991 Summer Pl	0.35mi	4/2.0 (+1)	2,308 (+7%)	14mo	$321,000	$139	56
3331 Glen Summit Ln	0.60mi	3/2.0	2,016 (-7%)	6mo	$347,000	$172	56
4407 Alpine Ct	0.64mi	3/2.5	2,179 (+1%)	18mo	$363,000	$167	52
4039 Lenora Church Rd	0.60mi	3/2.0	1,900 (-12%)	8mo	$279,125	$147	46
2988 Centerville Rosebud Rd	0.65mi	3/2.0	2,280 (+6%)	20mo	$355,000	$156	43
4310 Mink Livsey Rd	0.63mi	3/2.5	2,450 (+13%)	7mo	$240,000	$98	40
3830 Lenna Dr	0.73mi	3/2.5	2,082 (-4%)	23mo	$360,000	$173	38
3114 Manorside Way	0.33mi	4/2.5 (+1)	2,448 (+13%)	21mo	$330,000	$135	38
3500 Thunderwood Ln	0.71mi	3/4.0	2,402 (+11%)	11mo	$380,000	$158	31

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: -22.7%
• Equity multiple: 0.23×
• Total profit: $-62,919
• Equity at exit: $43,240

10-year hold

• IRR: -18.8%
• Equity multiple: 0.02×
• Total profit: $-79,557
• Equity at exit: $25,074

Cash invested: $81,200 (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 30039

• Rents YoY: 2.3%
• Active inventory: 352
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,392 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$474 /mo · $5,685/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $-226

Break-even live

Break-even rent $2,678

Max offer price $250,112

Occupancy floor —

Sensitivity live

Price	-10% $-62	-5% $-144	+0% $-226	+5% $-308	+10% $-390
Rent	-10% $-415	-5% $-320	+0% $-226	+5% $-131	+10% $-37
Rate	-1.0pp $-80	-0.5pp $-152	base $-226	+0.5pp $-301	+1.0pp $-377

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3120 Lake Port Dr Snellville, GA	4.0	2.5	2260	$2,255	$1.00	3d	1	0.75mi
4408 Quinton Hill Ct Snellville, GA	4.0	3.0	2752	$2,500	$0.91	18d	1	0.81mi
3517 Iron Hearth Bnd Snellville, GA	3.0	2.5	2016	$2,600	$1.29	44d	1	1.03mi
3467 Iron Hearth Bnd Snellville, GA	3.0	2.5	2016	$2,600	$1.29	25d	1	1.04mi
4567 Eon Ct Snellville, GA	3.0	2.5	2009	$2,175	$1.08	14d	1	1.08mi
4567 Eon Ct Snellville, GA	3.0	2.5	2009	$2,175	$1.08	23d	1	1.08mi
3854 Wheaton Ct Snellville, GA	3.0	2.0	2013	$2,050	$1.02	23d	1	1.10mi
2725 Lenora Springs Dr Snellville, GA	3.0	2.0	2638	$2,395	$0.91	25d	1	1.17mi
3912 Laurel Bend Dr Snellville, GA	4.0	2.5	2314	$2,099	$0.91	23d	1	1.21mi
4163 Bella View Dr Snellville, GA	4.0	2.0	2525	$2,749	$1.09	14d	1	1.24mi
2895 Gallery Grv Snellville, GA	3.0	2.5	2682	$2,195	$0.82	18d	1	1.25mi
3980 Bella View Ln Snellville, GA	4.0	3.0	2573	$2,879	$1.12	14d	1	1.27mi
4296 Preserve Trl Snellville, GA	3.0	2.0	1862	$2,035	$1.09	44d	1	1.32mi
4093 Laurel Bend Ct Snellville, GA	3.0	3.0	2130	$2,150	$1.01	44d	1	1.35mi
4093 Laurel Bend Ct Snellville, GA	3.0	3.0	2130	$2,150	$1.01	0d	1	1.35mi
4140 Preserve Ln Snellville, GA	3.0	2.0	1637	$2,270	$1.39	16d	1	1.41mi
3790 Carriage Downs Ct Snellville, GA	4.0	2.5	2021	$2,190	$1.08	23d	1	1.42mi
4710 Millenium View Ct Snellville, GA	3.0	2.5	2156	$2,110	$0.98	0d	1	1.42mi

Listing history 39 events

1. 2026-06-18
   days on market $290,000 Active 48 DOM
2. 2026-06-17
   days on market $290,000 Active 47 DOM
3. 2026-06-16
   days on market $290,000 Active 46 DOM
4. 2026-06-15
   days on market $290,000 Active 45 DOM
5. 2026-06-13
   days on market $290,000 Active 43 DOM
6. 2026-06-09
   days on market $290,000 Active 39 DOM
7. 2026-06-08
   days on market $290,000 Active 38 DOM
8. 2026-06-07
   days on market $290,000 Active 37 DOM
9. 2026-06-04
   days on market $290,000 Active 34 DOM
10. 2026-06-03
    days on market $290,000 Active 33 DOM
11. 2026-06-02
    days on market $290,000 Active 32 DOM
12. 2026-06-01
    days on market $290,000 Active 31 DOM
13. 2026-05-31
    days on market $290,000 Active 30 DOM
14. 2026-05-14
    status Back On Market 510-char remark

    Show marketing remark (510 chars)

    Welcome home to a private, spacious lot! This bright, open layout features updated flooring, a cozy fireplace, and a refreshed kitchen with stainless steel appliances. Enjoy good-sized bedrooms, updated bathrooms, and a separate laundry area for added convenience. The large backyard offers mature trees and a deck-perfect for relaxing or entertaining. Ideally located near shopping, dining, and major roads while still feeling quiet and private. Note: Back deck needs repair-please use caution while showing..

15. 2026-05-14
    status Active 522-char remark

    Show marketing remark (510 chars)

    Welcome home to a private, spacious lot! This bright, open layout features updated flooring, a cozy fireplace, and a refreshed kitchen with stainless steel appliances. Enjoy good-sized bedrooms, updated bathrooms, and a separate laundry area for added convenience. The large backyard offers mature trees and a deck-perfect for relaxing or entertaining. Ideally located near shopping, dining, and major roads while still feeling quiet and private. Note: Back deck needs repair-please use caution while showing..

16. 2026-05-04
    historical Active Under Contract 510-char remark

    Show marketing remark (510 chars)

    Welcome home to a private, spacious lot! This bright, open layout features updated flooring, a cozy fireplace, and a refreshed kitchen with stainless steel appliances. Enjoy good-sized bedrooms, updated bathrooms, and a separate laundry area for added convenience. The large backyard offers mature trees and a deck-perfect for relaxing or entertaining. Ideally located near shopping, dining, and major roads while still feeling quiet and private. Note: Back deck needs repair-please use caution while showing..

17. 2026-05-04
    historical Active Under Contract 522-char remark

    Show marketing remark (510 chars)

    Welcome home to a private, spacious lot! This bright, open layout features updated flooring, a cozy fireplace, and a refreshed kitchen with stainless steel appliances. Enjoy good-sized bedrooms, updated bathrooms, and a separate laundry area for added convenience. The large backyard offers mature trees and a deck-perfect for relaxing or entertaining. Ideally located near shopping, dining, and major roads while still feeling quiet and private. Note: Back deck needs repair-please use caution while showing..

18. 2026-05-01
    listed $290,000 New 510-char remark

    Show marketing remark (510 chars)

    Welcome home to a private, spacious lot! This bright, open layout features updated flooring, a cozy fireplace, and a refreshed kitchen with stainless steel appliances. Enjoy good-sized bedrooms, updated bathrooms, and a separate laundry area for added convenience. The large backyard offers mature trees and a deck-perfect for relaxing or entertaining. Ideally located near shopping, dining, and major roads while still feeling quiet and private. Note: Back deck needs repair-please use caution while showing..

19. 2026-05-01
    listed $290,000 Active 522-char remark

    Show marketing remark (510 chars)

    Welcome home to a private, spacious lot! This bright, open layout features updated flooring, a cozy fireplace, and a refreshed kitchen with stainless steel appliances. Enjoy good-sized bedrooms, updated bathrooms, and a separate laundry area for added convenience. The large backyard offers mature trees and a deck-perfect for relaxing or entertaining. Ideally located near shopping, dining, and major roads while still feeling quiet and private. Note: Back deck needs repair-please use caution while showing..

20. 2026-03-13
    historical
21. 2026-02-03
    price $289,999
22. 2025-12-14
    listed $299,999 New
23. 2021-07-14
    soldstatus $250,000 Closed
24. 2021-07-14
    soldstatus $250,000 Sold
25. 2021-06-30
    status Under Contract
26. 2021-06-30
    status Pending
27. 2021-06-24
    listed $230,000 Active
28. 2021-06-24
    listed $230,000 New
29. 2019-08-08
    soldstatus $185,000
30. 2019-07-31
    soldstatus $185,000 Closed
31. 2019-07-31
    soldstatus $185,000 Sold
32. 2019-06-28
    status Under Contract
33. 2019-06-28
    status Pending
34. 2019-06-24
    price $189,900
35. 2019-06-24
    price $189,900
36. 2019-05-24
    listed $192,900 Active
37. 2019-05-24
    listed $192,900 New
38. 1988-12-01
    soldstatus $69,900
39. 1985-04-12
    soldstatus $65,200

ⓘ 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: $5,685 · $474/mo
• Projected year-2 tax: $5,685 · $474/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $28,703
• − Mortgage interest: −$16,245
• − Property taxes: −$5,685
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − Depreciation: −$8,436
• Taxable loss: −$7,706
• Est. tax savings @ 24.0%: +$1,849
• After-tax cash flow: $-860/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

+344.8% since first listed

26 events — show timeline

• 2026-05-14 Relisted — GAMLS
• 2026-05-14 Relisted — FMLS
• 2026-05-04 Contingent — GAMLS
• 2026-05-04 Contingent — FMLS
• 2026-05-01 Listed $290,000 FMLS
• 2026-05-01 Listed $290,000 GAMLS
• 2026-03-13 Listing Removed — GAMLS
• 2026-02-03 Price Changed $289,999 GAMLS
• 2025-12-14 Listed $299,999 GAMLS
• 2021-07-14 Sold (MLS) $250,000 GAMLS
• 2021-07-14 Sold (MLS) $250,000 FMLS
• 2021-06-30 Pending — GAMLS
• 2021-06-30 Pending — FMLS
• 2021-06-24 Listed $230,000 GAMLS
• 2021-06-24 Listed $230,000 FMLS
• 2019-08-08 Sold (Public Records) $185,000 Public Records
• 2019-07-31 Sold (MLS) $185,000 GAMLS
• 2019-07-31 Sold (MLS) $185,000 FMLS
• 2019-06-28 Pending — GAMLS
• 2019-06-28 Pending — FMLS
• 2019-06-24 Price Changed $189,900 GAMLS
• 2019-06-24 Price Changed $189,900 FMLS
• 2019-05-24 Listed $192,900 GAMLS
• 2019-05-24 Listed $192,900 FMLS
• 1988-12-01 Sold (Public Records) $69,900 Public Records
• 1985-04-12 Sold (Public Records) $65,200 Public Records

Property tax history

+8.4%/yr

Latest (2025): $5,685 · -0.5% YoY. Source: county tax records.