3620 Erdly Ln · Snellville, GA 30039

$285,000

4 bd · 2.5 ba · 2,452 sqft · SingleFamily public records · 33 Days on market

Built 1988 0.28 ac lot $116/sqft · 21% below area Est $360k · 21% under $42/mo HOA · 2% of rent

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Why this score? — see what drove the C- 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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• Schools +3.7/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTOR SPECIAL, PRICED ~$140K BELOW AREA COMPS! This 4 bed/2.5 bath home could be perfect for a Fix & Flip, Buy & Hold, Airbnb, or owner occupant looking to invest some sweat equity. Home in need of cosmetic updates. Enter into the two story foyer with a family room on the right and formal dining room to the left. Large living room offers a fireplace, large windows to allow in lots of natural light, open floorplan views to the kitchen, and access to the brand new back deck. Large kitchen offers plenty of cabinets and countertop space, an overhang perfect for barstools, a large eat in kitchen with tons of windows, and separate formal dining room. Huge Master Bedroom offers a large En-suite with a double vanity, separate soaking tub and walk in shower, and large walk in closet. Three secondary bedrooms and secondary bathroom provides a large vanity and tub/shower combo. Out back the brand new deck overlooks the large backyard waiting for your personal touch.

Key facts

• Formal dining room
• Natural light
• Family room

Tags

• TWO STORY FOYER
• FAMILY ROOM
• FORMAL DINING ROOM
• LARGE LIVING ROOM
• FIREPLACE
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $126 ($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 $238k (16.5% below list).
• Recommended offer: $238k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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.
• Market conditions: Rents rising (+2.3%/yr); 343 active listings in the ZIP; 30 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 30% 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 $9k 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 33 days — a 3% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 18y 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 $190k; list at $285k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $238,084 (16.5% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.84% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.90%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (median comp): $360,320
• List price: $285,000
• Delta: -20.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3620 Erdly Ln	0.00mi	4/2.5	2,452 (0%)	1mo	$266,000	$108	99
2681 Eastmont Trl	0.07mi	4/2.5	2,667 (+9%)	1mo	$415,000	$156	82
3837 Etna Dr	0.48mi	4/2.5	2,423 (-1%)	2mo	$290,000	$120	74
3500 Quail Hollow Trl	0.18mi	3/2.0 (-1)	2,350 (-4%)	5mo	$227,000	$97	73
2690 Hill Gate Ct	0.45mi	4/2.5	2,659 (+8%)	3mo	$400,000	$150	62
3391 Quail Hollow Trl	0.30mi	3/2.5 (-1)	2,182 (-11%)	1mo	$235,000	$108	62
2454 Jacks View Ct	0.64mi	3/2.5 (-1)	2,410 (-2%)	3mo	$350,000	$145	60
3052 Glynn Mill Dr	0.69mi	4/2.5	2,334 (-5%)	3mo	$330,000	$141	57
2432 Mistletoe Ln	0.58mi	4/2.0	2,170 (-12%)	1mo	$359,900	$166	51
3490 Park Dr	0.41mi	4/3.5	2,085 (-15%)	5mo	$427,000	$205	48
3806 Etna Dr	0.46mi	3/3.0 (-1)	2,100 (-14%)	6mo	$310,000	$148	43
2404 Jacks View Ct	0.70mi	3/2.5 (-1)	2,750 (+12%)	6mo	$334,000	$121	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: -14.0%
• Equity multiple: 0.50×
• Total profit: $-39,874
• Equity at exit: $42,494

10-year hold

• IRR: -6.3%
• Equity multiple: 0.61×
• Total profit: $-31,396
• Equity at exit: $24,642

Cash invested: $79,800 (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: 343
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,381 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$119
• HOA: −$42
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $126

Break-even live

Break-even rent $2,221

Max offer price $285,000

Occupancy floor 90%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3500 Quail Hollow Trl Snellville, GA	3.0	2.0	2350	$2,050	$0.87	43d	1	0.17mi
2704 Laurel View Dr Snellville, GA	3.0	2.0	2880	$1,850	$0.64	43d	1	0.28mi
2570 Broadmoor Ct Snellville, GA	3.0	2.5	2575	$2,515	$0.98	1d	1	0.34mi
3302 Glynn Mill Dr Snellville, GA	4.0	2.0	1616	$1,100	$0.68	5d	1	0.44mi
3385 Revere Cir Snellville, GA	3.0	2.0	1960	$1,945	$0.99	12d	1	0.66mi
3935 Willowmeade Dr Snellville, GA	3.0	2.0	1650	$1,980	$1.20	1d	1	0.68mi
3392 Kittery Dr Snellville, GA	4.0	2.5	2421	$2,440	$1.01	1d	1	0.88mi
3186 Gallant Fox Ln Snellville, GA	4.0	2.5	1833	$2,557	$1.39	2d	1	0.94mi
4090 Stony River Way Snellville, GA	4.0	2.5	2196	$2,270	$1.03	43d	1	0.95mi
2260 Parkwood Rd Snellville, GA	3.0–4.0	2.5	1843	$2,552	$1.38	1d	5	0.97mi
3085 Clear View Dr Snellville, GA	3.0	2.5	1968	$2,050	$1.04	43d	1	0.97mi
3092 Scenic Hwy S Snellville, GA	3.0	2.5	2500	$2,100	$0.84	18d	1	0.98mi
3447 High Quest Ln Snellville, GA	3.0	2.5	1833	$2,453	$1.34	2d	1	1.01mi
3421 Open Fields Dr Snellville, GA	3.0	2.5	1992	$2,300	$1.15	5d	1	1.04mi
3421 Open Fields Dr Snellville, GA	3.0	2.5	1992	$2,300	$1.15	43d	1	1.04mi
2868 Rocky Pointe Way Snellville, GA	3.0	2.0	1782	$1,538	$0.86	5d	1	1.04mi
2432 Northbrook Rd Snellville, GA	4.0	3.0	2288	$2,046	$0.89	24d	1	1.07mi
1930 Boone Pl Snellville, GA	5.0	2.5	2762	$2,480	$0.90	43d	1	1.09mi
3106 Arden Way Snellville, GA	3.0	2.0	1886	$1,890	$1.00	24d	1	1.10mi
4287 Bethany Manor Dr Snellville, GA	5.0	4.5	3244	$3,400	$1.05	2d	1	1.16mi
2371 Bankston Cir Snellville, GA	3.0	2.0	1784	$2,050	$1.15	24d	1	1.24mi
3015 Ansley Ridge Ct Snellville, GA	3.0	2.5	2252	$2,375	$1.05	4d	1	1.24mi
2393 Highpoint Rd Snellville, GA	4.0	3.0	2400	$3,700	$1.54	43d	1	1.24mi
2361 Ciji Cir Snellville, GA	5.0	2.5	2815	$2,600	$0.92	43d	1	1.31mi
4087 Stacy Ln Snellville, GA	3.0	2.0	1575	$1,795	$1.14	5d	1	1.35mi
3039 Jonathan Ct Snellville, GA	3.0	2.0	1826	$1,800	$0.99	43d	1	1.41mi
2930 Spruce Cir Snellville, GA	3.0	2.5	1700	$1,800	$1.06	43d	1	1.42mi
3497 Evermore Pkwy Snellville, GA	4.0	3.5	2295	$2,500	$1.09	11d	1	1.45mi
3092 Destin Cir Snellville, GA	3.0	3.0	1746	$2,200	$1.26	24d	1	1.48mi
3092 Destin Cir Unit 3 Snellville, GA	3.0	2.5	1746	$2,200	$1.26	43d	1	1.48mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 13 events

1. 2026-04-25
   status Active 980-char remark

   Show marketing remark (980 chars)

   INVESTOR SPECIAL, PRICED ~$140K BELOW AREA COMPS! This 4 bed/2.5 bath home could be perfect for a Fix & Flip, Buy & Hold, Airbnb, or owner occupant looking to invest some sweat equity. Home in need of cosmetic updates. Enter into the two story foyer with a family room on the right and formal dining room to the left. Large living room offers a fireplace, large windows to allow in lots of natural light, open floorplan views to the kitchen, and access to the brand new back deck. Large kitchen offers plenty of cabinets and countertop space, an overhang perfect for barstools, a large eat in kitchen with tons of windows, and separate formal dining room. Huge Master Bedroom offers a large En-suite with a double vanity, separate soaking tub and walk in shower, and large walk in closet. Three secondary bedrooms and secondary bathroom provides a large vanity and tub/shower combo. Out back the brand new deck overlooks the large backyard waiting for your personal touch.

2. 2026-04-25
   status Back On Market 980-char remark

   Show marketing remark (980 chars)

   INVESTOR SPECIAL, PRICED ~$140K BELOW AREA COMPS! This 4 bed/2.5 bath home could be perfect for a Fix & Flip, Buy & Hold, Airbnb, or owner occupant looking to invest some sweat equity. Home in need of cosmetic updates. Enter into the two story foyer with a family room on the right and formal dining room to the left. Large living room offers a fireplace, large windows to allow in lots of natural light, open floorplan views to the kitchen, and access to the brand new back deck. Large kitchen offers plenty of cabinets and countertop space, an overhang perfect for barstools, a large eat in kitchen with tons of windows, and separate formal dining room. Huge Master Bedroom offers a large En-suite with a double vanity, separate soaking tub and walk in shower, and large walk in closet. Three secondary bedrooms and secondary bathroom provides a large vanity and tub/shower combo. Out back the brand new deck overlooks the large backyard waiting for your personal touch.

3. 2026-04-21
   status Under Contract 980-char remark

   Show marketing remark (980 chars)

   INVESTOR SPECIAL, PRICED ~$140K BELOW AREA COMPS! This 4 bed/2.5 bath home could be perfect for a Fix & Flip, Buy & Hold, Airbnb, or owner occupant looking to invest some sweat equity. Home in need of cosmetic updates. Enter into the two story foyer with a family room on the right and formal dining room to the left. Large living room offers a fireplace, large windows to allow in lots of natural light, open floorplan views to the kitchen, and access to the brand new back deck. Large kitchen offers plenty of cabinets and countertop space, an overhang perfect for barstools, a large eat in kitchen with tons of windows, and separate formal dining room. Huge Master Bedroom offers a large En-suite with a double vanity, separate soaking tub and walk in shower, and large walk in closet. Three secondary bedrooms and secondary bathroom provides a large vanity and tub/shower combo. Out back the brand new deck overlooks the large backyard waiting for your personal touch.

4. 2026-04-21
   status Pending 980-char remark

   Show marketing remark (980 chars)

   INVESTOR SPECIAL, PRICED ~$140K BELOW AREA COMPS! This 4 bed/2.5 bath home could be perfect for a Fix & Flip, Buy & Hold, Airbnb, or owner occupant looking to invest some sweat equity. Home in need of cosmetic updates. Enter into the two story foyer with a family room on the right and formal dining room to the left. Large living room offers a fireplace, large windows to allow in lots of natural light, open floorplan views to the kitchen, and access to the brand new back deck. Large kitchen offers plenty of cabinets and countertop space, an overhang perfect for barstools, a large eat in kitchen with tons of windows, and separate formal dining room. Huge Master Bedroom offers a large En-suite with a double vanity, separate soaking tub and walk in shower, and large walk in closet. Three secondary bedrooms and secondary bathroom provides a large vanity and tub/shower combo. Out back the brand new deck overlooks the large backyard waiting for your personal touch.

5. 2026-04-14
   listed $285,000 New 980-char remark

   Show marketing remark (980 chars)

   INVESTOR SPECIAL, PRICED ~$140K BELOW AREA COMPS! This 4 bed/2.5 bath home could be perfect for a Fix & Flip, Buy & Hold, Airbnb, or owner occupant looking to invest some sweat equity. Home in need of cosmetic updates. Enter into the two story foyer with a family room on the right and formal dining room to the left. Large living room offers a fireplace, large windows to allow in lots of natural light, open floorplan views to the kitchen, and access to the brand new back deck. Large kitchen offers plenty of cabinets and countertop space, an overhang perfect for barstools, a large eat in kitchen with tons of windows, and separate formal dining room. Huge Master Bedroom offers a large En-suite with a double vanity, separate soaking tub and walk in shower, and large walk in closet. Three secondary bedrooms and secondary bathroom provides a large vanity and tub/shower combo. Out back the brand new deck overlooks the large backyard waiting for your personal touch.

6. 2026-04-14
   listed $285,000 Active 980-char remark

   Show marketing remark (980 chars)

   INVESTOR SPECIAL, PRICED ~$140K BELOW AREA COMPS! This 4 bed/2.5 bath home could be perfect for a Fix & Flip, Buy & Hold, Airbnb, or owner occupant looking to invest some sweat equity. Home in need of cosmetic updates. Enter into the two story foyer with a family room on the right and formal dining room to the left. Large living room offers a fireplace, large windows to allow in lots of natural light, open floorplan views to the kitchen, and access to the brand new back deck. Large kitchen offers plenty of cabinets and countertop space, an overhang perfect for barstools, a large eat in kitchen with tons of windows, and separate formal dining room. Huge Master Bedroom offers a large En-suite with a double vanity, separate soaking tub and walk in shower, and large walk in closet. Three secondary bedrooms and secondary bathroom provides a large vanity and tub/shower combo. Out back the brand new deck overlooks the large backyard waiting for your personal touch.

7. 2026-03-11
   soldstatus $190,000
8. 2008-07-18
   soldstatus $164,900
9. 2008-07-17
   soldstatus $164,900
10. 2008-03-14
    listed $164,900
11. 1996-09-06
    soldstatus $129,900
12. 1988-03-09
    soldstatus $138,200
13. 1988-03-01
    soldstatus $140,000

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $2,622 · $218/mo
• Expected delta: +$1,431/yr (+$119/mo · 120.2%)

ⓘ 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 · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $28,570
• − Mortgage interest: −$15,964
• − Property taxes: −$1,191
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,286
• − Management: −$2,286
• − HOA: −$504
• − Depreciation: −$8,291
• Taxable loss: −$3,376
• Est. tax savings @ 24.0%: +$810
• After-tax cash flow: $2,326/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

+103.6% since first listed

13 events — show timeline

• 2026-04-25 Relisted — FMLS
• 2026-04-25 Relisted — GAMLS
• 2026-04-21 Pending — GAMLS
• 2026-04-21 Pending — FMLS
• 2026-04-14 Listed $285,000 FMLS
• 2026-04-14 Listed $285,000 GAMLS
• 2026-03-11 Sold (Public Records) $190,000 Public Records
• 2008-07-18 Sold (Public Records) $164,900 Public Records
• 2008-07-17 Sold (MLS) $164,900 FMLS
• 2008-03-14 Listed $164,900 FMLS
• 1996-09-06 Sold (Public Records) $129,900 Public Records
• 1988-03-09 Sold (Public Records) $138,200 Public Records
• 1988-03-01 Sold (Public Records) $140,000 Public Records

Property tax history

-3.2%/yr

Latest (2025): $1,191 · +0.3% YoY. Source: county tax records.