3507 Dunlin Shore Ct · Peachtree Corners, GA 30092

$539,000

3 bd · 2.5 ba · 3,045 sqft · SingleFamily public records · 157 Days on market

Built 1995 9,583 sqft lot $177/sqft · at area comps Est $553k · at est. $75/mo HOA · 2% of rent

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Why this score? — see what drove the F 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 +8.7/15.0
• Cash flow +7.5/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Master on Main in Sought-After Avocet! This light-filled home offers an open and inviting floor plan designed for comfortable everyday living and easy entertaining. The spacious living room flows seamlessly into the dining area, while the kitchen features stainless steel appliances, an eat-in bar. Kitchen open to the vaulted den with a cozy fireplace creating the perfect gathering spot. The main-level primary suite is a true retreat, complete with a full bath featuring a separate tub and shower and a large walk-in closet. Upstairs, you'll find two additional bedrooms, a full bath, and a generously sized bonus room-ideal for a media room, home office, or playroom. Hardwood and travertine tile floors highlight the main living areas, with plush carpeted bedrooms for added comfort. Separate laundry room on main level. Step outside to a private backyard with a patio and dedicated grilling area-perfect for relaxing or entertaining. Priced for immediate sale! Enjoy life in the active Avocet community with swim, tennis, pickle-ball courts, playground, and sidewalks throughout. Conveniently located in popular Peachtree Corners, just minutes from shopping, dining, and everyday conveniences.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $539k.

Deal economics

• At list price, monthly cash flow is $-673 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $420k (22.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $325k (39.6% below list).
• Recommended offer: $325k (39.6% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 2.5% in Peachtree Corners — 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 73/100 on livability (#58 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, schools A-, housing A-; Watch: cost of living D, commute F, health & safety 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.
• Market conditions: Rents flat; 237 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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).
• At $3,253/mo this rent would consume 49% of the median local household income ($79k/yr) (locally 2823% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k 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 157 days — a 12% lower offer ($474k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $266k; list at $539k implies a 103% 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 $325,292 (39.6% 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 157 days. Have you received any prior offers? Is the seller open to a 40% 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 A-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: 0.60% ✗
• Cap rate: 4.79%
• Cash-on-cash: -5.35%
• DSCR: 0.76
• GRM: 13.8

CMA / ARV

• ARV (median comp): $553,394
• List price: $539,000
• Delta: -2.60%
• 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
3460 Miller Farms Ln	0.08mi	4/3.0 (+1)	2,688 (-12%)	1mo	$450,000	$167	69
3555 Schilling Rdg	0.31mi	4/2.0 (+1)	3,229 (+6%)	3mo	$481,000	$149	66
4924 Waterport Way	0.21mi	3/2.5	2,676 (-12%)	6mo	$535,000	$200	65
4915 Millers Trce	0.53mi	4/3.0 (+1)	2,955 (-3%)	2mo	$448,500	$152	61
3608 Dunlin Shore Ct	0.12mi	4/3.5 (+1)	3,352 (+10%)	11mo	$650,000	$194	60
3687 Foxwood Rd	0.64mi	3/2.0	2,751 (-10%)	1mo	$473,000	$172	52
3950 Ancroft Cir	0.61mi	4/2.5 (+1)	2,696 (-12%)	1mo	$625,000	$232	47
4505 Lakefield Bnd	0.74mi	4/2.5 (+1)	3,173 (+4%)	8mo	$573,000	$181	46
4055 Ancroft Cir	0.65mi	4/2.5 (+1)	2,624 (-14%)	1mo	$580,000	$221	41
3726 Scotts Mill Run	0.62mi	4/3.0 (+1)	2,769 (-9%)	11mo	$624,500	$226	40
5265 Spalding Bridge Ct	0.74mi	4/3.5 (+1)	3,322 (+9%)	8mo	$685,000	$206	35
3965 Ancroft Cir	0.63mi	4/2.5 (+1)	2,620 (-14%)	10mo	$550,000	$210	34

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 · 0.16% rent growth · sell at horizon

5-year hold

• IRR: -28.2%
• Equity multiple: 0.08×
• Total profit: $-139,494
• Equity at exit: $80,367

10-year hold

• IRR: -39.8%
• Equity multiple: -0.41×
• Total profit: $-212,712
• Equity at exit: $46,603

Cash invested: $150,920 (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 30092

• Rents YoY: 0.2%
• Active inventory: 237
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $3,253 medium
• Mortgage (P&I): −$2,827
• Tax from tax record: −$117 /mo · $1,400/yr
• Insurance: −$225
• HOA: −$75
• Vacancy / Maint / Mgmt: −$683
• Net cashflow: $-673

Break-even live

Break-even rent $4,105

Max offer price $420,104

Occupancy floor —

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: $134,750
• Closing costs: $16,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5190 Bankside Way Peachtree Corners, GA	4.0	3.5	2600	$5,000	$1.92	16d	1	0.61mi
3436 Lockmed Dr Peachtree Corners, GA	3.0	3.5	2630	$2,595	$0.99	24d	1	1.09mi
5080 Avala Park Ln Peachtree Corners, GA	4.0	2.5	2468	$2,800	$1.13	5d	1	1.29mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 14 events

1. 2026-06-08
   status $539,000 Pending 157 DOM
2. 2026-06-07
   days on market $539,000 Active 157 DOM
3. 2026-06-04
   days on market $539,000 Active 154 DOM
4. 2026-06-03
   days on market $539,000 Active 153 DOM
5. 2026-06-02
   days on market $539,000 Active 152 DOM
6. 2026-06-01
   days on market $539,000 Active 151 DOM
7. 2026-05-31
   days on market $539,000 Active 150 DOM
8. 2026-04-29
   price $539,000 1202-char remark

   Show marketing remark (1335 chars)

   Freshly Painted and Best Value for Square Footage with one of the few Master on Main Floor plans in Sought-After Avocet! This light-filled home offers an open and inviting floor plan designed for comfortable everyday living and easy entertaining. The spacious living room flows seamlessly into the dining area, while the kitchen features stainless steel appliances, an eat-in bar. Kitchen open to the vaulted den with a cozy fireplace creating the perfect gathering spot. The main-level primary suite is a true retreat, complete with a full bath featuring a separate tub and shower and a large walk-in closet. Upstairs, you’ll find three additional bedrooms, a full bath, with one bedroom generously sized making it ideal for a media room, home office, playroom, or simply Bonus Room Storage. Hardwood and travertine tile floors highlight the main living areas, with plush carpeted bedrooms for added comfort. Separate laundry room on main level. Step outside to a private backyard with a patio and dedicated grilling area—perfect for relaxing or entertaining. Priced for immediate sale! Enjoy life in the active Avocet community with swim, tennis, pickle-ball courts, playground, and sidewalks throughout. Conveniently located in popular Peachtree Corners, just minutes from shopping, dining, and everyday conveniences.

9. 2026-04-29
   price $539,000 1335-char remark

   Show marketing remark (1335 chars)

   Freshly Painted and Best Value for Square Footage with one of the few Master on Main Floor plans in Sought-After Avocet! This light-filled home offers an open and inviting floor plan designed for comfortable everyday living and easy entertaining. The spacious living room flows seamlessly into the dining area, while the kitchen features stainless steel appliances, an eat-in bar. Kitchen open to the vaulted den with a cozy fireplace creating the perfect gathering spot. The main-level primary suite is a true retreat, complete with a full bath featuring a separate tub and shower and a large walk-in closet. Upstairs, you’ll find three additional bedrooms, a full bath, with one bedroom generously sized making it ideal for a media room, home office, playroom, or simply Bonus Room Storage. Hardwood and travertine tile floors highlight the main living areas, with plush carpeted bedrooms for added comfort. Separate laundry room on main level. Step outside to a private backyard with a patio and dedicated grilling area—perfect for relaxing or entertaining. Priced for immediate sale! Enjoy life in the active Avocet community with swim, tennis, pickle-ball courts, playground, and sidewalks throughout. Conveniently located in popular Peachtree Corners, just minutes from shopping, dining, and everyday conveniences.

10. 2026-01-01
    listed $549,000 Active 1335-char remark

    Show marketing remark (1202 chars)

    Master on Main in Sought-After Avocet! This light-filled home offers an open and inviting floor plan designed for comfortable everyday living and easy entertaining. The spacious living room flows seamlessly into the dining area, while the kitchen features stainless steel appliances, an eat-in bar. Kitchen open to the vaulted den with a cozy fireplace creating the perfect gathering spot. The main-level primary suite is a true retreat, complete with a full bath featuring a separate tub and shower and a large walk-in closet. Upstairs, you'll find two additional bedrooms, a full bath, and a generously sized bonus room-ideal for a media room, home office, or playroom. Hardwood and travertine tile floors highlight the main living areas, with plush carpeted bedrooms for added comfort. Separate laundry room on main level. Step outside to a private backyard with a patio and dedicated grilling area-perfect for relaxing or entertaining. Priced for immediate sale! Enjoy life in the active Avocet community with swim, tennis, pickle-ball courts, playground, and sidewalks throughout. Conveniently located in popular Peachtree Corners, just minutes from shopping, dining, and everyday conveniences.

11. 2026-01-01
    listed $549,000 New 1202-char remark

    Show marketing remark (1202 chars)

    Master on Main in Sought-After Avocet! This light-filled home offers an open and inviting floor plan designed for comfortable everyday living and easy entertaining. The spacious living room flows seamlessly into the dining area, while the kitchen features stainless steel appliances, an eat-in bar. Kitchen open to the vaulted den with a cozy fireplace creating the perfect gathering spot. The main-level primary suite is a true retreat, complete with a full bath featuring a separate tub and shower and a large walk-in closet. Upstairs, you'll find two additional bedrooms, a full bath, and a generously sized bonus room-ideal for a media room, home office, or playroom. Hardwood and travertine tile floors highlight the main living areas, with plush carpeted bedrooms for added comfort. Separate laundry room on main level. Step outside to a private backyard with a patio and dedicated grilling area-perfect for relaxing or entertaining. Priced for immediate sale! Enjoy life in the active Avocet community with swim, tennis, pickle-ball courts, playground, and sidewalks throughout. Conveniently located in popular Peachtree Corners, just minutes from shopping, dining, and everyday conveniences.

12. 2025-12-26
    historical $549,000 1202-char remark

    Show marketing remark (1335 chars)

    Freshly Painted and Best Value for Square Footage with one of the few Master on Main Floor plans in Sought-After Avocet! This light-filled home offers an open and inviting floor plan designed for comfortable everyday living and easy entertaining. The spacious living room flows seamlessly into the dining area, while the kitchen features stainless steel appliances, an eat-in bar. Kitchen open to the vaulted den with a cozy fireplace creating the perfect gathering spot. The main-level primary suite is a true retreat, complete with a full bath featuring a separate tub and shower and a large walk-in closet. Upstairs, you’ll find three additional bedrooms, a full bath, with one bedroom generously sized making it ideal for a media room, home office, playroom, or simply Bonus Room Storage. Hardwood and travertine tile floors highlight the main living areas, with plush carpeted bedrooms for added comfort. Separate laundry room on main level. Step outside to a private backyard with a patio and dedicated grilling area—perfect for relaxing or entertaining. Priced for immediate sale! Enjoy life in the active Avocet community with swim, tennis, pickle-ball courts, playground, and sidewalks throughout. Conveniently located in popular Peachtree Corners, just minutes from shopping, dining, and everyday conveniences.

13. 2025-12-26
    historical $549,000 1335-char remark

    Show marketing remark (1335 chars)

    Freshly Painted and Best Value for Square Footage with one of the few Master on Main Floor plans in Sought-After Avocet! This light-filled home offers an open and inviting floor plan designed for comfortable everyday living and easy entertaining. The spacious living room flows seamlessly into the dining area, while the kitchen features stainless steel appliances, an eat-in bar. Kitchen open to the vaulted den with a cozy fireplace creating the perfect gathering spot. The main-level primary suite is a true retreat, complete with a full bath featuring a separate tub and shower and a large walk-in closet. Upstairs, you’ll find three additional bedrooms, a full bath, with one bedroom generously sized making it ideal for a media room, home office, playroom, or simply Bonus Room Storage. Hardwood and travertine tile floors highlight the main living areas, with plush carpeted bedrooms for added comfort. Separate laundry room on main level. Step outside to a private backyard with a patio and dedicated grilling area—perfect for relaxing or entertaining. Priced for immediate sale! Enjoy life in the active Avocet community with swim, tennis, pickle-ball courts, playground, and sidewalks throughout. Conveniently located in popular Peachtree Corners, just minutes from shopping, dining, and everyday conveniences.

14. 2004-09-02
    soldstatus $265,900

ⓘ 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: $1,400 · $117/mo
• Projected year-2 tax: $4,959 · $413/mo
• Expected delta: +$3,558/yr (+$297/mo · 254.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,035
• − Mortgage interest: −$30,192
• − Property taxes: −$1,400
• − Insurance: −$2,695
• − Repairs & maintenance: −$3,123
• − Management: −$3,123
• − HOA: −$900
• − Depreciation: −$15,680
• Taxable loss: −$18,078
• Est. tax savings @ 24.0%: +$4,339
• After-tax cash flow: $-3,738/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 — Peachtree Corners

• Score: 73/100
• State rank: #58
• US rank: #5470

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Peachtree Corners, GA
• County: Gwinnett County · 952,346 people
• City population: 36,992
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 36,992
• Household income: $79,309
• Rent vs Own: 51.0% rent · 49.0% own
• Severe rent burden: 2823.0

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 0.69)
• Race & ethnicity: White 46% Black 26% Hispanic / Latino 16% Asian 8% Two or more races 8%
• Hispanic origin (detail): Mexican 9% Puerto Rican 1%
• Common ancestry: Italian 3% Iranian 3% Slovak 2%
• Foreign-born: 18% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 15% Korean 2% Chinese 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: ▼ -187.15%
• Current HPI: 235.0655
• Rent YoY: ▲ 0.16%
• 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

+102.7% since first listed

7 events — show timeline

• 2026-04-29 Price Changed $539,000 GAMLS
• 2026-04-29 Price Changed $539,000 FMLS
• 2026-01-01 Listed $549,000 FMLS
• 2026-01-01 Listed $549,000 GAMLS
• 2025-12-26 Coming Soon $549,000 GAMLS
• 2025-12-26 Coming Soon $549,000 FMLS
• 2004-09-02 Sold (Public Records) $265,900 Public Records

Property tax history

-4.8%/yr

Latest (2025): $1,400 · +1.4% YoY. Source: county tax records.