5165 Sycamore Trail 283 283 · Buford, GA 30518

$60,000

4 bd · 2.0 ba · 968 sqft · SingleFamily · 220 Days on market

Built 1996 Average condition $62/sqft · at area comps Est $57k · at est. $800/mo HOA · 37% of rent ↓ 33% since listing

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.4/15.0
• Livability +3.5/5.0
• Condition / age +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

the perfect home for an investor with tenants already in place! with a total of 4 bedrooms/ potentially 5. and 3 rooms already rented out. You can move the trailer elsewhere as well. come take a tour today.

Key facts

• 2 parking spots
• Built 1996
• Listed 220 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $60k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $480 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.9% vs local median 3.0% 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.
• Hall County (rural): math 28% / reading 33% proficiency, ranked #81 of 174 in GA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents soft (-2.0%/yr); 590 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 2,274 units permitted in Hall County in 2024 (620 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Hall County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 220 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• 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 $52,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 220 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 3.58% ✓
• Cap rate: 15.90%
• Cash-on-cash: 34.30%
• DSCR: 2.53
• GRM: 2.3

CMA / ARV

• ARV (median comp): $57,341
• List price: $60,000
• Delta: 4.64%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5016 Dogwood Ln #69	0.10mi	3/2.0 (-1)	984 (+2%)	14mo	$40,000	$41	76

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: 23.5%
• Equity multiple: 1.90×
• Total profit: $15,101
• Equity at exit: $8,946

10-year hold

• IRR: 27.5%
• Equity multiple: 2.81×
• Total profit: $30,365
• Equity at exit: $5,188

Cash invested: $16,800 (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 30518

• Home prices YoY: -34.7%
• Rents YoY: -2.0%
• Active inventory: 590
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $2,145 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$800
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $480

Break-even live

Break-even rent $1,538

Max offer price $60,000

Occupancy floor 73%

Sensitivity live

Price	-10% $522	-5% $501	+0% $480	+5% $460	+10% $439
Rent	-10% $311	-5% $395	+0% $480	+5% $565	+10% $650
Rate	-1.0pp $510	-0.5pp $495	base $480	+0.5pp $465	+1.0pp $449

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2903 Vernon Ct Buford, GA	3.0	2.0	1070	$1,595	$1.49	44d	1	1.48mi

HOA detail

• Monthly dues: $800 · $9,600/yr

Listing history 16 events

1. 2026-06-18
   days on market $60,000 Active 220 DOM
2. 2026-06-17
   days on market $60,000 Active 219 DOM
3. 2026-06-16
   days on market $60,000 Active 218 DOM
4. 2026-06-15
   days on market $60,000 Active 217 DOM
5. 2026-06-13
   days on market $60,000 Active 215 DOM
6. 2026-06-09
   days on market $60,000 Active 211 DOM
7. 2026-06-08
   days on market $60,000 Active 210 DOM
8. 2026-06-07
   days on market $60,000 Active 209 DOM
9. 2026-06-04
   days on market $60,000 Active 206 DOM
10. 2026-06-03
    days on market $60,000 Active 205 DOM
11. 2026-06-02
    days on market $60,000 Active 204 DOM
12. 2026-06-01
    days on market $60,000 Active 203 DOM
13. 2026-05-31
    days on market $60,000 Active 202 DOM
14. 2026-05-20
    price $60,000 206-char remark

    Show marketing remark (206 chars)

    the perfect home for an investor with tenants already in place! with a total of 4 bedrooms/ potentially 5. and 3 rooms already rented out. You can move the trailer elsewhere as well. come take a tour today.

15. 2025-11-23
    price $80,000 206-char remark

    Show marketing remark (206 chars)

    the perfect home for an investor with tenants already in place! with a total of 4 bedrooms/ potentially 5. and 3 rooms already rented out. You can move the trailer elsewhere as well. come take a tour today.

16. 2025-11-10
    listed $90,000 Active 206-char remark

    Show marketing remark (206 chars)

    the perfect home for an investor with tenants already in place! with a total of 4 bedrooms/ potentially 5. and 3 rooms already rented out. You can move the trailer elsewhere as well. come take a tour today.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 14% 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: $25,745
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − HOA: −$9,600
• − Depreciation: −$1,745
• Taxable income: $5,719
• Est. tax owed @ 24.0%: −$1,373
• After-tax cash flow: $4,390/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.

Condition & rehab AI · 7 photos

Average 55/100 Moderate rehab

This home is in average condition with moderate repairs needed. It has potential for a moderate renovation to increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Minor bathroom shower curtain — dated and in need of replacement

Value-add opportunities

• Both update kitchen cabinets — modernizing the kitchen would appeal to both buyers and renters
• Rental replace shower curtain — a fresh shower curtain would attract renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
bathroom shower curtain · dated and in need of replacement	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both update kitchen cabinets — modernizing the kitchen would appeal to both buyers and renters ↑
• Rental replace shower curtain — a fresh shower curtain would attract renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hall County
• NCES district ID: 1302610
• Math proficiency: 28% ▼ -12.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $55,708
• Composite: 27.15/100
• National rank: #7029
• State rank: #81 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): 57,912
• Household income: $96,936
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 1302.0

Population outlook (Hall County) Hauer SSP2

• Today (2025): 225,275 people
• By 2030: 240,204 · +6.6%
• By 2040: 268,440 · +19.2%
• By 2050: 293,596 · +30.3%
• By 2075: 350,293 · +55.5%
• By 2100: 389,329 · +72.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 52% Hispanic / Latino 22% Two or more races 16% Black 13% Asian 9%
• Hispanic origin (detail): Mexican 14% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Romanian 1%
• Foreign-born: 22% · Canada, South Korea, Vietnam
• Languages at home: 69% English-only · Spanish 18% Korean 3% Other Indo-European 2%

Political lean MEDSL · Hall

• 2024 margin: Solid R (+43.8) · D 27.8% · R 71.6%
• 2008→2024 swing: +7.1pp toward D · 2008: -50.9pp · 2024: -43.8pp
• All cycles: 2024: R+43.8 2020: R+43.2 2016: R+50.7 2012: R+56.4 2008: R+50.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.45%
• Current HPI: 251.5141
• Rent YoY: ▼ -1.98%
• 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

-33.3% since first listed

3 events — show timeline

• 2026-05-20 Price Changed $60,000 FMLS
• 2025-11-23 Price Changed $80,000 FMLS
• 2025-11-10 Listed $90,000 FMLS