3904 Stillwater Dr · Norcross, GA 30096

$215,000

3 bd · 2.0 ba · 1,748 sqft · Condo public records · 3 Days on market

Built 1996 $265/mo HOA · 12% 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).

• Cash flow +12.7/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautiful updated 3-bedroom, 2-bath condo in the desirable Duluth Place community on Club Drive. Freshly painted throughout in the popular Alabaster color and featuring new flooring, this home is truly move-in ready and offers a bright, modern feel from the moment you enter. The spacious living room is the heart of the home, featuring a cozy fireplace flanked by built-in bookcases and a versatile side seating area that's perfect for a reading nook, home office, or additional entertainment space. The dining area is separated with a view to the kitchen and living area. Doors open to deck creating an inviting indoor-outdoor living experience. The home comes equipped with a ref

Key facts

• Built-in bookcases
• Updated condo
• Hot water heater

Tags

• UPDATED CONDO
• COZY FIREPLACE
• BUILT-IN BOOKCASES
• INDOOR-OUTDOOR LIVING
• NEW WINDOWS
• HOT WATER HEATER

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $3,180

Exterior

• Parking: On-street parking; No driveway; Open parking available
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential property; Three or more levels; Built in 1996; Resale condition
• Construction: Brick and stucco construction; Permanent foundation
• Exterior features: Insulated windows with screens; Deck; Shingle roof; Level topography; County road frontage with paved road

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher; Garbage disposal; Electric water heater
• Bedrooms: Master bedroom on the main level; Three bedrooms on the main level
• Flooring: Laminate flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Heat pump; Electric heating; Central air conditioning; Electric cooling
• Interior features: Ceiling fans; Sheetrock walls; Wood-burning fireplace
• Laundry & utility: Main level laundry in a laundry closet; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-25 ($-303/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (1.7% below list).
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $211k (1.7% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.5% in Norcross — 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 72/100 on livability (#67 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living B+; Watch: crime C-, amenities F, commute D-.
• 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: Ferguson Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 819 students, 80% FRL); Radloff Middle School (math 11% / reading 20%, grade F, #392 of 470 statewide, top 84%, 1,299 students, 89% FRL); Meadowcreek High School (math 12% / reading 17%, grade F, #315 of 424 statewide, top 76%, 2,663 students, 79% FRL) — zoned schools average 83% FRL vs 47% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 16% at this address vs 41% district-wide (-24 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 falling (-3.2%/yr); 274 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 35% of the median local income ($75k/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 $1k of loan paydown is wiped out by about $6k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $82k; list at $215k implies a 161% gain — meaningful room to come down on a strong offer.

Recommended offer $211,347 (1.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 6.15%
• Cash-on-cash: -0.50%
• DSCR: 0.98
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.1%
• Equity multiple: 0.29×
• Total profit: $-42,652
• Equity at exit: $32,057

10-year hold

• IRR: -25.9%
• Equity multiple: -0.05×
• Total profit: $-63,154
• Equity at exit: $18,589

Cash invested: $60,200 (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 30096

• Rents YoY: -3.2%
• Active inventory: 274
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,184 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$265
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $-25

Break-even live

Break-even rent $2,216

Max offer price $211,347

Occupancy floor 96%

Sensitivity live

Price	-10% $123	-5% $49	+0% $-25	+5% $-100	+10% $-174
Rent	-10% $-198	-5% $-112	+0% $-25	+5% $61	+10% $147
Rate	-1.0pp $83	-0.5pp $29	base $-25	+0.5pp $-81	+1.0pp $-138

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3865 Shackleford Rd Duluth, GA	1.0–2.0	1.0–2.0	1000	$2,550	$2.55	45d	15	0.34mi
3800 Club Dr Duluth, GA	2.0	1.0–2.0	925	$1,668	$1.80	0d	45	0.46mi
2110 Preston Park Dr Duluth, GA	1.0–3.0	1.0–2.0	1291	$2,265	$1.75	0d	59	0.62mi
1640 Northgate Mill Dr Duluth, GA	3.0	3.0	1704	$2,250	$1.32	5d	1	0.64mi
3740 Club Dr Duluth, GA	1.0–3.0	1.0–2.0	1074	$2,155	$2.01	0d	17	0.66mi
1145 Woodington Cir Lawrenceville, GA	3.0	2.0	1210	$1,949	$1.61	24d	1	0.86mi
1307 Sweet Pine Dr Norcross, GA	2.0	2.5	1200	$1,800	$1.50	45d	1	0.93mi
4241 Oaknoll Cir Duluth, GA	2.0	2.5	1300	$1,700	$1.31	26d	1	0.94mi
4201 Pleasant Lake Village Ln Duluth, GA	1.0–3.0	1.0–2.0	884	$1,868	$2.11	0d	26	0.95mi
1283 Sweet Pine Dr Unit 1299352P Norcross, GA	2.0	2.0	1194	$3,356	$2.81	3d	1	0.97mi
1405 Beaver Ruin Rd Norcross, GA	1.0–2.0	1.0–2.0	900	$1,564	$1.74	0d	12	0.97mi
1359 Beaver Ruin Rd Norcross, GA	1.0–3.0	1.0–2.0	1116	$2,210	$1.98	0d	15	0.97mi
3925 Satellite Blvd Duluth, GA	1.0–2.0	1.0–2.0	955	$1,873	$1.96	0d	40	0.98mi
1275 Sweet Pine Dr Unit 1299389P Norcross, GA	2.0	2.5	1194	$3,593	$3.01	7d	1	0.99mi
1275 Sweet Pine Dr Unit 1299353P Norcross, GA	2.0	2.0	1194	$3,342	$2.80	14d	1	0.99mi
1277 Sweet Pine Dr Unit 1299368P Norcross, GA	2.0	2.5	1194	$3,235	$2.71	14d	1	0.99mi
4346 Redgate Rd Norcross, GA	2.0	2.5	1200	$1,295	$1.08	6d	1	1.02mi
1256 Sweet Pine Dr Norcross, GA	2.0	2.5	1125	$1,375	$1.22	0d	1	1.03mi
3747 Willow Wood Way Lawrenceville, GA	3.0	2.0	1685	$2,000	$1.19	45d	1	1.03mi
1300 Beaver Ruin Rd Norcross, GA	1.0–3.0	1.0–2.0	1087	$1,928	$1.77	0d	29	1.07mi
1235 Sweet Pine Dr Norcross, GA	2.0	2.5	1136	$1,795	$1.58	7d	1	1.07mi
3880 Grovemont Pl Duluth, GA	3.0	2.5	1696	$2,250	$1.33	26d	1	1.09mi
2236 Dandridge Dr Duluth, GA	3.0	2.5	1696	$2,100	$1.24	45d	1	1.10mi
3814 Dandridge Way Duluth, GA	3.0	2.5	1696	$2,250	$1.33	45d	1	1.12mi
1102 Pleasant Oaks Ct Lawrenceville, GA	3.0	2.5	1892	$2,000	$1.06	45d	1	1.12mi
1102 Pleasant Oaks Ct Unit 1 Lawrenceville, GA	3.0	2.5	1892	$1,990	$1.05	45d	1	1.12mi
1191 Heritage Glen Dr Norcross, GA	3.0	2.5	1650	$2,190	$1.33	45d	1	1.14mi
3824 Princess Ct Lawrenceville, GA	4.0	3.0	2238	$2,540	$1.13	3d	1	1.14mi
4066 Heritage Valley Ct Norcross, GA	2.0	2.5	1254	$1,495	$1.19	26d	1	1.15mi
3816 Dandridge Way Duluth, GA	3.0	2.5	1696	$2,190	$1.29	14d	1	1.17mi
1500 Ridge Brook Trl Duluth, GA	1.0–3.0	1.0–3.0	1315	$2,436	$1.85	4d	35	1.17mi
1655 Centerview Dr Duluth, GA	1.0–3.0	1.0–2.0	1132	$2,313	$2.04	0d	37	1.18mi
815 Heritage Valley Rd Norcross, GA	3.0	2.5	1518	$1,950	$1.28	0d	1	1.20mi
2279 Oak Glenn Cir Duluth, GA	4.0	2.5	1679	$2,595	$1.55	20d	1	1.21mi
835 Heritage Valley Rd Norcross, GA	2.0	2.5	1166	$1,500	$1.29	7d	1	1.23mi
2047 Montgomery Trl Duluth, GA	3.0	2.0	1576	$2,335	$1.48	7d	1	1.25mi
4534 Montgomery Way Duluth, GA	3.0	3.0	1462	$4,500	$3.08	26d	1	1.25mi
881 Heritage Valley Rd Unit 881 Norcross, GA	3.0	2.5	1408	$1,650	$1.17	7d	1	1.27mi
3405 Sweetwater Rd Lawrenceville, GA	1.0–3.0	1.0–2.0	986	$1,902	$1.93	0d	24	1.29mi
1085 Samuel Dr Norcross, GA	3.0	2.0	1376	$2,023	$1.47	45d	1	1.33mi

HOA detail condo

• Monthly dues: $265 · $3,180/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 3 events

1. 2026-06-21
   days on market $215,000 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $215,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $26,211
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,097
• − Management: −$2,097
• − HOA: −$3,180
• − Depreciation: −$6,255
• Taxable loss: −$3,760
• Est. tax savings @ 24.0%: +$903
• After-tax cash flow: $600/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 — Norcross

• Score: 72/100
• State rank: #67
• US rank: #6207

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 72,240
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 71,732
• Household income: $74,656
• Rent vs Own: 57.0% rent · 43.0% own
• Severe rent burden: 4726.0

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 0.77)
• Race & ethnicity: White 29% Hispanic / Latino 25% Black 23% Asian 18% Two or more races 11%
• Hispanic origin (detail): Mexican 10% Puerto Rican 1%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 32% · Canada, China, South Korea
• Languages at home: 58% English-only · Spanish 21% Chinese 5% Korean 5%

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: ▼ -211.92%
• Current HPI: 250.6589
• Rent YoY: ▼ -3.16%
• 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

+160.6% since first listed

2 events — show timeline

• 2026-06-17 Listed $215,000 NEGBOR
• 1996-08-21 Sold (Public Records) $82,500 Public Records

Property tax history

-6.5%/yr

Latest (2025): $357 · +0.0% YoY. Source: county tax records.