874 Carla Pl · Lilburn, GA 30093

$205,000

3 bd · 2.0 ba · 1,122 sqft · Townhouse public records · 120 Days on market

Built 1984 2,613 sqft lot $183/sqft · 8% below area Est $222k · 8% under

---

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 +17.3/30.0
• ARV discount +11.0/15.0
• DSCR +5.4/10.0
• 1% rule +4.8/10.0
• Schools +3.7/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Rent growth +1.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully designed home offers comfort, character, and strong potential with an OPEN FLOOR PLAN and a dramatic two-story family room filled with natural light and GORGEOUS ARCHED CEILINGS that create an impressive architectural statement. The kitchen overlooks the family room, providing an ideal layout for entertaining and everyday functionality. Featuring 3 BEDROOMS and 2 FULL BATHS, the versatile floor plan includes one bedroom and a full bath on the main level-perfect for guests, multigenerational living, or flexible rental options-while two additional bedrooms are located upstairs for added privacy. The private, quiet backyard with a LARGE DECK adds valuable outdoor living space that today's tenants and homeowners love. With easy access to I-85, convenient proximity to shopping and dining, and a layout that appeals to both owner-occupants and renters alike, this is a GREAT OPPORTUNITY FOR INVESTORS or buyers looking to secure a home with long-term potential. Schedule your showing today!

Key facts

• Open floor plan
• Arched ceilings
• Natural light

Tags

• OPEN FLOOR PLAN
• TWO STORY FAMILY ROOM
• NATURAL LIGHT
• ARCHED CEILINGS
• KITCHEN OVERLOOKS FAMILY ROOM
• PRIVATE QUIET BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $205k.

Deal economics

• At list price, monthly cash flow is $148 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (1.8% below list).
• Recommended offer: $187k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.4% in Lilburn — 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 (#61 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, cost of living A, amenities B; Watch: 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: Minor Elementary School (math 27% / reading 27%, grade F, #689 of 1,228 statewide, top 58%, 899 students, 80% FRL); Berkmar Middle School (math 16% / reading 28%, grade F, #333 of 470 statewide, top 72%, 1,084 students, 89% FRL); Berkmar High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 3,029 students, 76% FRL) — zoned schools average 82% FRL vs 47% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 18% at this address vs 41% district-wide (-23 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 soft (-3.0%/yr); 170 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals leasing fast (median 8d on market — plan ~1-2 weeks tenant-placement turnaround); 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• At $2,014/mo this rent would consume 50% of the median local household income ($48k/yr) (locally 5533% 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 $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

• It's been on market 120 days — a 9% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $186,550 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.10%
• DSCR: 1.14
• GRM: 8.5

CMA / ARV

• ARV (median comp): $222,250
• List price: $205,000
• Delta: -7.76%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
997 Carla Pl	0.10mi	3/2.0	1,122 (0%)	2mo	$222,000	$198	94
969 Carla Pl	0.06mi	3/2.0	1,122 (0%)	18mo	$240,000	$214	82
4073 Settlers Hill Way	0.50mi	3/2.0	1,056 (-6%)	11mo	$225,500	$214	58
858 Heritage Valley Rd	0.45mi	2/2.5 (-1)	1,168 (+4%)	13mo	$240,000	$205	54
4059 Heritage Valley Ct	0.55mi	2/2.0 (-1)	988 (-12%)	6mo	$200,000	$202	44
775 Heritage Valley Rd	0.49mi	2/2.5 (-1)	1,270 (+13%)	11mo	$228,000	$180	39

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-29,631
• Equity at exit: $30,566

10-year hold

• IRR: -12.4%
• Equity multiple: 0.37×
• Total profit: $-36,262
• Equity at exit: $17,725

Cash invested: $57,400 (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 30093

• Rents YoY: -3.0%
• Active inventory: 170
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$282 /mo · $3,388/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $148

Break-even live

Break-even rent $1,826

Max offer price $205,000

Occupancy floor 88%

Sensitivity live

Price	-10% $264	-5% $206	+0% $148	+5% $90	+10% $32
Rent	-10% $-11	-5% $69	+0% $148	+5% $228	+10% $307
Rate	-1.0pp $252	-0.5pp $200	base $148	+0.5pp $95	+1.0pp $41

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1085 Samuel Dr Norcross, GA	3.0	2.0	1376	$2,023	$1.47	46d	1	0.20mi
4270 Phil Niekro Pkwy Norcross, GA	1.0–3.0	1.0–2.0	1054	$2,427	$2.30	0d	22	0.32mi
881 Heritage Valley Rd Unit 881 Norcross, GA	3.0	2.5	1408	$1,650	$1.17	7d	1	0.38mi
835 Heritage Valley Rd Norcross, GA	2.0	2.5	1166	$1,500	$1.29	7d	1	0.43mi
1235 Sweet Pine Dr Norcross, GA	2.0	2.5	1136	$1,795	$1.58	7d	1	0.46mi
1300 Beaver Ruin Rd Norcross, GA	1.0–3.0	1.0–2.0	1087	$1,928	$1.77	0d	28	0.47mi
1256 Sweet Pine Dr Norcross, GA	2.0	2.5	1125	$1,375	$1.22	1d	1	0.49mi
4066 Heritage Valley Ct Norcross, GA	2.0	2.5	1254	$1,495	$1.19	26d	1	0.50mi
1277 Sweet Pine Dr Unit 1299368P Norcross, GA	2.0	2.5	1194	$3,235	$2.71	15d	1	0.53mi
1275 Sweet Pine Dr Unit 1299389P Norcross, GA	2.0	2.5	1194	$3,593	$3.01	7d	1	0.53mi
1275 Sweet Pine Dr Unit 1299353P Norcross, GA	2.0	2.0	1194	$3,342	$2.80	15d	1	0.53mi
1283 Sweet Pine Dr Unit 1299352P Norcross, GA	2.0	2.0	1194	$3,356	$2.81	4d	1	0.56mi
1307 Sweet Pine Dr Norcross, GA	2.0	2.5	1200	$1,800	$1.50	46d	1	0.59mi
1359 Beaver Ruin Rd Norcross, GA	1.0–3.0	1.0–2.0	1116	$2,210	$1.98	0d	15	0.71mi
1405 Beaver Ruin Rd Norcross, GA	1.0–2.0	1.0–2.0	900	$1,554	$1.73	0d	12	0.77mi
4346 Redgate Rd Norcross, GA	2.0	2.5	1200	$1,295	$1.08	7d	1	0.84mi
728 Burnt Creek Dr NW Unit B Lilburn, GA	2.0	2.5	1200	$1,550	$1.29	7d	1	0.84mi
1001 Traymore Dr Norcross, GA	3.0	2.0	1368	$1,750	$1.28	46d	1	0.86mi
679 Burnt Creek Dr NW Unit NA Lilburn, GA	3.0	2.0	1329	$2,050	$1.54	6d	1	0.93mi
679 Burnt Creek Dr NW Lilburn, GA	3.0	2.0	1329	$2,050	$1.54	26d	1	0.93mi
4007 Burns Rd NW Lilburn, GA	2.0	1.5	1100	$1,600	$1.45	46d	1	1.02mi
2045 Oak Loch Trce Norcross, GA	2.0	2.5	1300	$1,700	$1.31	7d	1	1.27mi
500 Pleasant Hill Rd NW Lilburn, GA	1.0–3.0	1.0–2.0	1082	$1,968	$1.82	0d	38	1.29mi
3800 Club Dr Duluth, GA	2.0	1.0–2.0	925	$1,668	$1.80	0d	48	1.34mi
1145 Woodington Cir Lawrenceville, GA	3.0	2.0	1210	$1,949	$1.61	24d	1	1.34mi
3740 Club Dr Duluth, GA	1.0–3.0	1.0–2.0	1074	$2,155	$2.01	0d	17	1.38mi
4853 Burns Rd NW Lilburn, GA	2.0	1.0–2.0	1142	$1,512	$1.32	46d	1	1.41mi
1026 Wuthering Way Norcross, GA	2.0	2.5	1174	$1,750	$1.49	26d	1	1.45mi
4838 Westridge Dr Norcross, GA	2.0	2.0	1012	$1,450	$1.43	26d	1	1.49mi

Listing history 30 events

1. 2026-06-22
   days on market $205,000 Active 120 DOM
2. 2026-06-18
   days on market $205,000 Active 117 DOM
3. 2026-06-17
   days on market $205,000 Active 116 DOM
4. 2026-06-16
   days on market $205,000 Active 115 DOM
5. 2026-06-15
   days on market $205,000 Active 114 DOM
6. 2026-06-13
   days on market $205,000 Active 112 DOM
7. 2026-06-10
   price $205,000 Active 108 DOM
8. 2026-06-09
   days on market $215,000 Active 108 DOM
9. 2026-06-08
   days on market $215,000 Active 107 DOM
10. 2026-06-07
    pricedays on market $215,000 Active 106 DOM
11. 2026-06-04
    days on market $220,000 Active 103 DOM
12. 2026-06-03
    days on market $220,000 Active 102 DOM
13. 2026-06-02
    days on market $220,000 Active 101 DOM
14. 2026-06-01
    days on market $220,000 Active 100 DOM
15. 2026-05-31
    days on market $220,000 Active 99 DOM
16. 2026-02-16
    listed $220,000 New 1012-char remark

    Show marketing remark (1166 chars)

    This beautifully designed home offers comfort, character, and strong potential with an OPEN FLOOR PLAN and a dramatic two-story family room filled with natural light and GORGEOUS ARCHED CEILINGS that create an impressive architectural statement. The kitchen overlooks the family room, providing an ideal layout for entertaining and everyday functionality. Featuring 3 BEDROOMS and 2 FULL BATHS, the versatile floor plan includes one bedroom and a full bath on the main level—perfect for guests, multigenerational living, or flexible rental options—while two additional bedrooms are located upstairs for added privacy. The private, quiet backyard with a LARGE DECK adds valuable outdoor living space that today’s tenants and homeowners love. With easy access to I-85, convenient proximity to shopping and dining, and a layout that appeals to both owner-occupants and renters alike, this is a GREAT OPPORTUNITY FOR INVESTORS or buyers looking to secure a home with long-term potential. Schedule your showing today! Seller is contributing $5,000 in closing costs and rent to own option is available, for more details please reach out to listing agent.

17. 2026-02-16
    listed $220,000 Active 1166-char remark

    Show marketing remark (1166 chars)

    This beautifully designed home offers comfort, character, and strong potential with an OPEN FLOOR PLAN and a dramatic two-story family room filled with natural light and GORGEOUS ARCHED CEILINGS that create an impressive architectural statement. The kitchen overlooks the family room, providing an ideal layout for entertaining and everyday functionality. Featuring 3 BEDROOMS and 2 FULL BATHS, the versatile floor plan includes one bedroom and a full bath on the main level—perfect for guests, multigenerational living, or flexible rental options—while two additional bedrooms are located upstairs for added privacy. The private, quiet backyard with a LARGE DECK adds valuable outdoor living space that today’s tenants and homeowners love. With easy access to I-85, convenient proximity to shopping and dining, and a layout that appeals to both owner-occupants and renters alike, this is a GREAT OPPORTUNITY FOR INVESTORS or buyers looking to secure a home with long-term potential. Schedule your showing today! Seller is contributing $5,000 in closing costs and rent to own option is available, for more details please reach out to listing agent.

18. 2022-08-12
    soldstatus $189,900 Closed
19. 2022-08-12
    soldstatus $189,900
20. 2022-07-23
    status Pending
21. 2022-07-21
    historical Active Under Contract
22. 2022-07-01
    price $189,900
23. 2022-06-10
    status Active
24. 2022-06-06
    historical Active Under Contract
25. 2022-05-27
    status Active
26. 2022-05-24
    historical Active Under Contract
27. 2022-05-12
    listed $199,900 Active
28. 2001-10-19
    soldstatus $69,900
29. 1992-06-01
    soldstatus $30,700
30. 1985-06-26
    soldstatus $57,900

ⓘ 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: $3,388 · $282/mo
• Projected year-2 tax: $3,388 · $282/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 7 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,168
• − Mortgage interest: −$11,483
• − Property taxes: −$3,388
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − Depreciation: −$5,964
• Taxable loss: −$1,559
• Est. tax savings @ 24.0%: +$374
• After-tax cash flow: $2,153/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 — Lilburn

• Score: 72/100
• State rank: #61
• US rank: #5949

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 70,121
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 46,410
• Household income: $48,404
• Rent vs Own: 70.4% rent · 29.6% own
• Severe rent burden: 5533.0

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 0.63)
• Race & ethnicity: Hispanic / Latino 54% Black 24% Two or more races 16% Asian 10% White 10% Native American 1%
• Hispanic origin (detail): Mexican 32% Puerto Rican 3% Dominican 1%
• Common ancestry: Italian 1% Hispanic 0%
• Foreign-born: 43% · Canada, Vietnam, China
• Languages at home: 37% English-only · Spanish 50% Vietnamese 5% Other Indo-European 3%

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: ▼ -225.86%
• Current HPI: 276.4398
• Rent YoY: ▼ -2.98%
• 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

+280.0% since first listed

15 events — show timeline

• 2026-02-16 Listed $220,000 FMLS
• 2026-02-16 Listed $220,000 GAMLS
• 2022-08-12 Sold (Public Records) $189,900 Public Records
• 2022-08-12 Sold (MLS) $189,900 FMLS
• 2022-07-23 Pending — FMLS
• 2022-07-21 Contingent — FMLS
• 2022-07-01 Price Changed $189,900 FMLS
• 2022-06-10 Relisted — FMLS
• 2022-06-06 Contingent — FMLS
• 2022-05-27 Relisted — FMLS
• 2022-05-24 Contingent — FMLS
• 2022-05-12 Listed $199,900 FMLS
• 2001-10-19 Sold (Public Records) $69,900 Public Records
• 1992-06-01 Sold (Public Records) $30,700 Public Records
• 1985-06-26 Sold (Public Records) $57,900 Public Records

Property tax history

+9.0%/yr

Latest (2025): $3,388 · +6.1% YoY. Source: county tax records.