2792 Brandon Lake Dr · Snellville, GA 30039

$339,900

3 bd · 2.5 ba · 2,356 sqft · SingleFamily public records · 129 Days on market

Built 2001 0.34 ac lot $144/sqft · 8% below area Est $370k · 8% under $34/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 +11.2/15.0
• Cash flow +8.4/30.0
• Schools +3.7/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't let the tax record fool you; this is a true 4-bedroom, 2.5-bath home in the established Brandon Lakes Community, sitting on a slightly elevated .34-acre lot in the South Gwinnett High School District. Major upgrades already done = major savings for you. New HVAC system (2019). New water heater (2019). Brand-new energy-efficient windows throughout (2024) throughout. Updated flooring and interior improvements. Inside, you'll find a spacious, functional layout with a formal sitting room, separate dining area, and a sunken family room with a wood-burning fireplace. The kitchen features stainless steel appliances and opens to the main living space, perfect for everyday living and entertaining. Upstairs offers a large primary suite with an upgraded bathroom and walk-in closet, while secondary bedrooms feature high ceilings and durable flooring for flexibility and comfort. Enjoy a large backyard, plus community amenities including a pool, playground, and tennis courts; all in a quiet, well-kept neighborhood close to parks, schools, and shopping. Move-in ready with the big-ticket items already handled, giving you the freedom to personalize without the heavy upfront costs.

Key facts

• Sunken living room
• 0.34 acre lot
• Garage

Tags

• SLIGHTLY ELEVATED LOT
• SPACIOUS SITTING ROOM
• SUNKEN LIVING ROOM
• WOOD-BURNING FIREPLACE
• RECENTLY REMODELED KITCHEN
• SHAKER STYLE CABINET DOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-305 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $286k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $252k (26.0% below list).
• Recommended offer: $252k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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); 357 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% 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 129 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $77k; list at $340k implies a 341% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $251,523 (26.0% 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 129 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 11.3

CMA / ARV

• ARV (median comp): $370,240
• List price: $339,900
• Delta: -8.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2792 Brandon Lake Dr	0.00mi	4/2.5 (+1)	2,356 (0%)	1mo	$331,500	$141	94
2939 Sweetbriar Walk	0.50mi	4/3.0 (+1)	2,411 (+2%)	3mo	$380,000	$158	64
2951 Aviator Cir	0.47mi	3/2.5	2,103 (-11%)	4mo	$324,000	$154	57
2928 Lakewater Way	0.42mi	3/2.5	2,152 (-9%)	15mo	$330,000	$153	54
2979 Sweetbriar Walk	0.43mi	4/4.0 (+1)	2,200 (-7%)	7mo	$375,000	$170	52
2700 Lenora Springs Dr	0.34mi	4/2.5 (+1)	2,199 (-7%)	20mo	$382,000	$174	51
3004 Wind Springs Way	0.45mi	4/2.5 (+1)	2,642 (+12%)	5mo	$358,000	$136	50
2980 Lake Port Dr	0.40mi	4/2.5 (+1)	2,705 (+15%)	6mo	$335,000	$124	47
2837 Lakewater Way	0.51mi	3/2.5	2,057 (-13%)	11mo	$360,000	$175	46
2770 Lenora Springs Dr	0.25mi	4/2.0 (+1)	2,682 (+14%)	18mo	$355,000	$132	43
2807 Lakewater Way	0.54mi	4/2.5 (+1)	2,606 (+11%)	18mo	$340,000	$130	37
3785 Sweetbriar Trce	0.38mi	4/2.5 (+1)	2,012 (-15%)	20mo	$340,000	$169	37

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: -23.5%
• Equity multiple: 0.20×
• Total profit: $-76,247
• Equity at exit: $50,680

10-year hold

• IRR: -20.3%
• Equity multiple: -0.03×
• Total profit: $-98,428
• Equity at exit: $29,388

Cash invested: $95,172 (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: 357
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,515 high
• Mortgage (P&I): −$1,782
• Tax from tax record: −$334 /mo · $4,009/yr
• Insurance: −$142
• HOA: −$34
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $-305

Break-even live

Break-even rent $2,902

Max offer price $285,989

Occupancy floor —

Sensitivity live

Price	-10% $-113	-5% $-209	+0% $-305	+5% $-401	+10% $-498
Rent	-10% $-504	-5% $-405	+0% $-305	+5% $-206	+10% $-106
Rate	-1.0pp $-134	-0.5pp $-219	base $-305	+0.5pp $-393	+1.0pp $-483

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2725 Lenora Springs Dr Snellville, GA	3.0	2.0	2638	$2,395	$0.91	26d	1	0.33mi
3120 Lake Port Dr Snellville, GA	4.0	2.5	2260	$2,255	$1.00	3d	1	0.41mi
3790 Carriage Downs Ct Snellville, GA	4.0	2.5	2021	$2,190	$1.08	23d	1	0.53mi
3980 Bella View Ln Snellville, GA	4.0	3.0	2573	$2,879	$1.12	14d	1	0.57mi
4163 Bella View Dr Snellville, GA	4.0	2.0	2525	$2,749	$1.09	14d	1	0.67mi
3635 Andrea Lee Ct Snellville, GA	4.0	2.0	2860	$2,450	$0.86	26d	1	0.91mi
2895 Gallery Grv Snellville, GA	3.0	2.5	2682	$2,195	$0.82	19d	1	1.12mi
Camaron Way , GA	4.0	2.5	3195	$2,250	$0.70	45d	1	1.49mi

HOA detail

• Monthly dues: $34 · $408/yr
• Likely covers: waterpool

Listing history 10 events

1. 2026-05-06
   status Under Contract 1188-char remark

   Show marketing remark (1188 chars)

   Don't let the tax record fool you; this is a true 4-bedroom, 2.5-bath home in the established Brandon Lakes Community, sitting on a slightly elevated .34-acre lot in the South Gwinnett High School District. Major upgrades already done = major savings for you. New HVAC system (2019). New water heater (2019). Brand-new energy-efficient windows throughout (2024) throughout. Updated flooring and interior improvements. Inside, you'll find a spacious, functional layout with a formal sitting room, separate dining area, and a sunken family room with a wood-burning fireplace. The kitchen features stainless steel appliances and opens to the main living space, perfect for everyday living and entertaining. Upstairs offers a large primary suite with an upgraded bathroom and walk-in closet, while secondary bedrooms feature high ceilings and durable flooring for flexibility and comfort. Enjoy a large backyard, plus community amenities including a pool, playground, and tennis courts; all in a quiet, well-kept neighborhood close to parks, schools, and shopping. Move-in ready with the big-ticket items already handled, giving you the freedom to personalize without the heavy upfront costs.

2. 2026-04-01
   price $339,900 1188-char remark

   Show marketing remark (1188 chars)

   Don't let the tax record fool you; this is a true 4-bedroom, 2.5-bath home in the established Brandon Lakes Community, sitting on a slightly elevated .34-acre lot in the South Gwinnett High School District. Major upgrades already done = major savings for you. New HVAC system (2019). New water heater (2019). Brand-new energy-efficient windows throughout (2024) throughout. Updated flooring and interior improvements. Inside, you'll find a spacious, functional layout with a formal sitting room, separate dining area, and a sunken family room with a wood-burning fireplace. The kitchen features stainless steel appliances and opens to the main living space, perfect for everyday living and entertaining. Upstairs offers a large primary suite with an upgraded bathroom and walk-in closet, while secondary bedrooms feature high ceilings and durable flooring for flexibility and comfort. Enjoy a large backyard, plus community amenities including a pool, playground, and tennis courts; all in a quiet, well-kept neighborhood close to parks, schools, and shopping. Move-in ready with the big-ticket items already handled, giving you the freedom to personalize without the heavy upfront costs.

3. 2025-12-26
   listed $349,900 New 1188-char remark

   Show marketing remark (1188 chars)

   Don't let the tax record fool you; this is a true 4-bedroom, 2.5-bath home in the established Brandon Lakes Community, sitting on a slightly elevated .34-acre lot in the South Gwinnett High School District. Major upgrades already done = major savings for you. New HVAC system (2019). New water heater (2019). Brand-new energy-efficient windows throughout (2024) throughout. Updated flooring and interior improvements. Inside, you'll find a spacious, functional layout with a formal sitting room, separate dining area, and a sunken family room with a wood-burning fireplace. The kitchen features stainless steel appliances and opens to the main living space, perfect for everyday living and entertaining. Upstairs offers a large primary suite with an upgraded bathroom and walk-in closet, while secondary bedrooms feature high ceilings and durable flooring for flexibility and comfort. Enjoy a large backyard, plus community amenities including a pool, playground, and tennis courts; all in a quiet, well-kept neighborhood close to parks, schools, and shopping. Move-in ready with the big-ticket items already handled, giving you the freedom to personalize without the heavy upfront costs.

4. 2011-12-28
   historical 173-char remark

   Show marketing remark (173 chars)

   2 STORY 3BDRM/2.5 BATH HOME JUST WAITING FOR A NEW OWNER. HUD HOME SOLD AS IS. INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. FHA INSURABLE WITH ESCROW. CASE #105-087484

5. 2011-12-23
   soldstatus $77,000 Sold

   Show marketing remark (173 chars)

   2 STORY 3BDRM/2.5 BATH HOME JUST WAITING FOR A NEW OWNER. HUD HOME SOLD AS IS. INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. FHA INSURABLE WITH ESCROW. CASE #105-087484

6. 2011-12-23
   soldstatus $77,000 Sold 173-char remark

   Show marketing remark (173 chars)

   2 STORY 3BDRM/2.5 BATH HOME JUST WAITING FOR A NEW OWNER. HUD HOME SOLD AS IS. INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. FHA INSURABLE WITH ESCROW. CASE #105-087484

7. 2011-11-11
   status Under Contract
8. 2011-11-09
   status Pending 173-char remark

   Show marketing remark (173 chars)

   2 STORY 3BDRM/2.5 BATH HOME JUST WAITING FOR A NEW OWNER. HUD HOME SOLD AS IS. INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. FHA INSURABLE WITH ESCROW. CASE #105-087484

9. 2011-10-31
   listed $77,000 New
10. 2011-10-29
    listed $77,000 Active 173-char remark

    Show marketing remark (173 chars)

    2 STORY 3BDRM/2.5 BATH HOME JUST WAITING FOR A NEW OWNER. HUD HOME SOLD AS IS. INFORMATION DEEMED RELIABLE BUT NOT GUARANTEED. FHA INSURABLE WITH ESCROW. CASE #105-087484

ⓘ 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: $4,009 · $334/mo
• Projected year-2 tax: $4,009 · $334/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 6/10 Major 27% 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: $30,183
• − Mortgage interest: −$19,040
• − Property taxes: −$4,009
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,415
• − Management: −$2,415
• − HOA: −$408
• − Depreciation: −$9,888
• Taxable loss: −$9,691
• Est. tax savings @ 24.0%: +$2,326
• After-tax cash flow: $-1,336/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

+341.4% since first listed

10 events — show timeline

• 2026-05-06 Pending — GAMLS
• 2026-04-01 Price Changed $339,900 GAMLS
• 2025-12-26 Listed $349,900 GAMLS
• 2011-12-28 Listing Removed — FMLS
• 2011-12-23 Sold (MLS) $77,000 GAMLS
• 2011-12-23 Sold (MLS) $77,000 FMLS
• 2011-11-11 Pending — GAMLS
• 2011-11-09 Pending — FMLS
• 2011-10-31 Listed $77,000 GAMLS
• 2011-10-29 Listed $77,000 FMLS

Property tax history

+4.3%/yr

Latest (2025): $4,009 · +1.1% YoY. Source: county tax records.