5304 Pounds Dr N · Mountain Park, GA 30087

$320,000

3 bd · 3.0 ba · 2,156 sqft · SingleFamily public records · 97 Days on market

Built 1974 0.60 ac lot $148/sqft · 30% above area Est $355k · 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 +7.5/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Just Listed,Vacant, Roommate plan, Awesome Deal $$ Bring your Buyers, NO HOA's, this home is Move-in-ready. 4bed/3Fullbath, split level, Beamed Ceilings, Bookcases, Double Vanity, High Ceilings, Wet Bar. 3 entrance's. a skylight with covering; a joining midlevel balcony for 2 bedrooms, separated by a balcony door; stone front door entrance; off the kitchen is a large stepdown deck with an open gazebo, a large backyard with 2 storage sheds, also two fruit tree's; peach tree and apple tree; lower level, entry from the front door, the toilet has been winterized, please do not use. basement with a multi-purpose room and work/storage room. Vacant, ready to move in. Please turn all lights off.

Key facts

• 0.6 acre lot
• Parking
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-400 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $214k (33.1% below list).
• Recommended offer: $214k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.9% in Mountain Park — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 73/100 on livability (#54 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities D-, 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: Annistown Elementary School (math 34% / reading 39%, grade F, #509 of 1,228 statewide, top 42%, 709 students, 75% 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 72% FRL vs 47% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 24% at this address vs 41% district-wide (-17 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 (+1.3%/yr); 250 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).

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 97 days — a 9% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $24k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; list at $320k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $214,002 (33.1% 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 97 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.67% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.36%
• DSCR: 0.76
• GRM: 12.5

CMA / ARV

• ARV (median comp): $354,914
• List price: $320,000
• Delta: -9.84%
• 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
5235 Pounds Dr S	0.17mi	3/2.0	1,957 (-9%)	10mo	$340,000	$174	65
2352 Rockwood Way	0.11mi	4/3.0 (+1)	2,441 (+13%)	7mo	$328,500	$135	62
5472 Dry Fork Creek Ter	0.45mi	3/2.5	2,132 (-1%)	16mo	$320,000	$150	61
2142 Colonial Oak Way SW	0.57mi	3/2.0	2,057 (-5%)	2mo	$360,000	$175	60
5268 Santee St	0.27mi	3/2.0	1,871 (-13%)	2mo	$382,500	$204	60
5301 Deep Springs Dr	0.19mi	4/2.0 (+1)	2,025 (-6%)	18mo	$340,000	$168	57
5249 Santee St SW	0.24mi	4/2.5 (+1)	2,434 (+13%)	5mo	$275,100	$113	56
5166 Vivid Dr	0.44mi	4/3.0 (+1)	2,324 (+8%)	12mo	$325,000	$140	51
5278 Santee St	0.27mi	4/2.0 (+1)	2,400 (+11%)	11mo	$355,000	$148	51
5129 Valley Forge Rd	0.43mi	3/2.0	2,350 (+9%)	14mo	$335,000	$143	50
2158 Vivid Ct	0.43mi	3/2.0	1,856 (-14%)	5mo	$297,000	$160	48
5111 Valley Forge Rd	0.46mi	3/2.0	1,834 (-15%)	14mo	$345,000	$188	38

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 · 1.3% rent growth · sell at horizon

5-year hold

• IRR: -27.3%
• Equity multiple: 0.10×
• Total profit: $-81,000
• Equity at exit: $47,713

10-year hold

• IRR: -32.0%
• Equity multiple: -0.31×
• Total profit: $-117,818
• Equity at exit: $27,668

Cash invested: $89,600 (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 30087

• Rents YoY: 1.3%
• Active inventory: 250
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,140 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$280 /mo · $3,355/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$449
• Net cashflow: $-400

Break-even live

Break-even rent $2,647

Max offer price $249,260

Occupancy floor —

Sensitivity live

Price	-10% $-219	-5% $-310	+0% $-400	+5% $-491	+10% $-582
Rent	-10% $-570	-5% $-485	+0% $-400	+5% $-316	+10% $-231
Rate	-1.0pp $-239	-0.5pp $-319	base $-400	+0.5pp $-483	+1.0pp $-568

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: $80,000
• Closing costs: $9,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2338 Rockbridge Rd Stone Mountain, GA	3.0	2.0	1616	$1,900	$1.18	45d	1	0.31mi
2213 Davis Rd Stone Mountain, GA	4.0	2.0	2244	$1,475	$0.66	0d	1	0.62mi
2599 Hickory Cv SW Lilburn, GA	4.0	2.5	2609	$2,999	$1.15	17d	1	0.77mi
2147 Camp Cir SW Lilburn, GA	2.0	2.0	1456	$1,715	$1.18	0d	1	0.79mi
850 Malvern Blvd Stone Mountain, GA	4.0	2.5	2684	$2,415	$0.90	6d	1	0.85mi
5100 Denali Dr Stone Mountain, GA	3.0–4.0	2.0–3.5	2420	$2,495	$1.03	0d	11	0.93mi
2807 Cherokee Cv Stone Mountain, GA	4.0	2.0	2540	$2,120	$0.83	0d	1	1.18mi
100 Castle Club Dr Stone Mountain, GA	1.0–4.0	1.0–2.0	1036	$1,783	$1.72	4d	1	1.25mi
4790 Matterhorn Dr SW Lilburn, GA	4.0	3.0	1895	$2,195	$1.16	7d	1	1.28mi
4910 Valley Dale Dr SW Unit B Lilburn, GA	2.0	1.0	1728	$1,050	$0.61	45d	1	1.28mi
4911 Valley Dale Dr SW Lilburn, GA	2.0	1.0	2635	$1,999	$0.76	45d	1	1.30mi

Listing history 22 events

1. 2026-06-22
   days on market $320,000 Active 97 DOM
2. 2026-06-18
   days on market $320,000 Active 94 DOM
3. 2026-06-17
   days on market $320,000 Active 93 DOM
4. 2026-06-16
   days on market $320,000 Active 92 DOM
5. 2026-06-15
   days on market $320,000 Active 91 DOM
6. 2026-06-13
   days on market $320,000 Active 89 DOM
7. 2026-06-09
   days on market $320,000 Active 85 DOM
8. 2026-06-08
   days on market $320,000 Active 84 DOM
9. 2026-06-07
   days on market $320,000 Active 83 DOM
10. 2026-06-04
    remarks 699-char remark
11. 2026-06-04
    pricedays on market $320,000 Active 80 DOM
12. 2026-06-03
    days on market $343,500 Active 79 DOM
13. 2026-06-02
    days on market $343,500 Active 78 DOM
14. 2026-06-01
    days on market $343,500 Active 77 DOM
15. 2026-05-31
    days on market $343,500 Active 76 DOM
16. 2026-03-16
    listed $343,500 Active 701-char remark

    Show marketing remark (707 chars)

    Just Listed,Vacant,No HOA, Awesome Deal $$ Bring your Buyers, No HOA's, this home is Move-in-ready. 4bed/3Fullbath, Roommate plan, split level, Beamed Ceilings, Bookcases, Double Vanity, High Ceilings, Wet Bar. 3 entrance's. a skylight with covering; a joining midlevel balcony for 2 bedrooms, separated by a balcony door; stone front door entrance; off the kitchen is a large stepdown deck with an open gazebo, a large backyard with 2 storage sheds, also two fruit tree's; peach tree and apple tree; a lower level, entry from the front door, the toilet has been winterized, please do not use. basement has a multi-purpose room with a work/storage room. Vacant, ready to move in. Please turn off lights.

17. 2026-03-16
    listed $343,500 New 707-char remark

    Show marketing remark (707 chars)

    Just Listed,Vacant,No HOA, Awesome Deal $$ Bring your Buyers, No HOA's, this home is Move-in-ready. 4bed/3Fullbath, Roommate plan, split level, Beamed Ceilings, Bookcases, Double Vanity, High Ceilings, Wet Bar. 3 entrance's. a skylight with covering; a joining midlevel balcony for 2 bedrooms, separated by a balcony door; stone front door entrance; off the kitchen is a large stepdown deck with an open gazebo, a large backyard with 2 storage sheds, also two fruit tree's; peach tree and apple tree; a lower level, entry from the front door, the toilet has been winterized, please do not use. basement has a multi-purpose room with a work/storage room. Vacant, ready to move in. Please turn off lights.

18. 2026-03-12
    historical $343,500 701-char remark

    Show marketing remark (707 chars)

    Just Listed,Vacant,No HOA, Awesome Deal $$ Bring your Buyers, No HOA's, this home is Move-in-ready. 4bed/3Fullbath, Roommate plan, split level, Beamed Ceilings, Bookcases, Double Vanity, High Ceilings, Wet Bar. 3 entrance's. a skylight with covering; a joining midlevel balcony for 2 bedrooms, separated by a balcony door; stone front door entrance; off the kitchen is a large stepdown deck with an open gazebo, a large backyard with 2 storage sheds, also two fruit tree's; peach tree and apple tree; a lower level, entry from the front door, the toilet has been winterized, please do not use. basement has a multi-purpose room with a work/storage room. Vacant, ready to move in. Please turn off lights.

19. 2026-03-12
    historical $343,500 707-char remark

    Show marketing remark (707 chars)

    Just Listed,Vacant,No HOA, Awesome Deal $$ Bring your Buyers, No HOA's, this home is Move-in-ready. 4bed/3Fullbath, Roommate plan, split level, Beamed Ceilings, Bookcases, Double Vanity, High Ceilings, Wet Bar. 3 entrance's. a skylight with covering; a joining midlevel balcony for 2 bedrooms, separated by a balcony door; stone front door entrance; off the kitchen is a large stepdown deck with an open gazebo, a large backyard with 2 storage sheds, also two fruit tree's; peach tree and apple tree; a lower level, entry from the front door, the toilet has been winterized, please do not use. basement has a multi-purpose room with a work/storage room. Vacant, ready to move in. Please turn off lights.

20. 1997-10-14
    soldstatus $128,500
21. 1997-10-14
    soldstatus $128,500
22. 1975-04-01
    soldstatus $49,500

ⓘ 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: $3,355 · $280/mo
• Projected year-2 tax: $3,355 · $280/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 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 10 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,680
• − Mortgage interest: −$17,925
• − Property taxes: −$3,355
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,054
• − Management: −$2,054
• − Depreciation: −$9,309
• Taxable loss: −$10,618
• Est. tax savings @ 24.0%: +$2,548
• After-tax cash flow: $-2,257/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 — Mountain Park

• Score: 73/100
• State rank: #54
• US rank: #5313

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Dekalb County · 782,738 people
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 38,977
• Household income: $96,491
• Rent vs Own: 15.0% rent · 85.0% own
• Severe rent burden: 780.0

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 0.56)
• Race & ethnicity: Black 62% White 22% Asian 6% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Slovak 1% Lithuanian 1% Serbian 1%
• Foreign-born: 14% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 1%

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: ▼ -228.39%
• Current HPI: 204.2122
• Rent YoY: ▲ 1.30%
• 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

+593.9% since first listed

7 events — show timeline

• 2026-03-16 Listed $343,500 FMLS
• 2026-03-16 Listed $343,500 GAMLS
• 2026-03-12 Coming Soon $343,500 FMLS
• 2026-03-12 Coming Soon $343,500 GAMLS
• 1997-10-14 Sold (Public Records) $128,500 Public Records
• 1997-10-14 Sold (Public Records) $128,500 Public Records
• 1975-04-01 Sold (Public Records) $49,500 Public Records

Property tax history

+4.2%/yr

Latest (2025): $3,355 · -0.3% YoY. Source: county tax records.