2 Dupont Dr #100 · Grayson, GA 30052

$279,115

3 bd · 2.5 ba · 1,627 sqft · Townhouse · 2 Days on market

Built 2026 Good condition $144/mo HOA · 6% 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).

• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.3/5.0
• 1% rule +2.9/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready June 2026! The Pierce plan in Highland Crossing by Smith Douglas Homes offers an easy-maintenance lifestyle, giving you more time to focus on what matters most! From the charming covered front entry to the spacious fireside family room with every detail is crafted for both comfort and style. The chef-inspired kitchen boasts a walk-in pantry, upgraded Vinyl plank flooring, granite and stainless appliances. Step outside to the rear patio perfect for relaxing and entertaining. An open iron rail staircase leads to the second floor where you'll find a conveniently located laundry room and three bedrooms, including a spacious Owner's suite with a walk-in closet. With 9ft ceiling heights on both levels, this home feels bright and inviting. Photos are representative of plan not of actual home being built. Seller incentives with use of preferred lender.

Key facts

• Iron rail staircase
• Fireside family room
• Rear patio

Tags

• COVERED FRONT ENTRY
• FIRESIDE FAMILY ROOM
• CHEF-INSPIRED KITCHEN
• WALK-IN PANTRY
• REAR PATIO
• IRON RAIL STAIRCASE

Property features AI

Finance

• Other: Located on an asphalt city street
• HOA & community: Monthly association dues of $144 covering grounds maintenance and community pool; Community features include homeowners association, pool, and nearby shopping

Exterior

• Parking: Front-facing attached garage (1 car)
• Utilities: Public water; Public sewer; Electricity available
• Home design: Two-story property; New construction; Fee simple ownership; Composition roof; Slab foundation
• Construction: HardiPlank siding and brick exterior
• Exterior features: Private entrance; Patio

Interior

• Kitchen: Kitchen island; Pantry; Stone countertops; Cabinets (other); Open view to family room; Electric range; Microwave; Dishwasher; Garbage disposal
• Bedrooms: Three upstairs bedrooms; Bedrooms with 'Other' feature
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms upstairs; One half bathroom on main level; Master bath with double vanity and shower
• Heating & cooling: Central heating (electric); Central air conditioning
• Interior features: Entrance foyer; Disappearing attic stairs; 9-ft ceilings on main level; 9-ft ceilings on upper level; Tray ceilings; Walk-in closets; Insulated windows; One electric fireplace in family room
• Laundry & utility: Upper-level laundry room

🏗️ New construction. The $279,115 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $327,027.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $279k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-363 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (7.4% below list).
• Recommended offer: $258k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.6% in Grayson — 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 74/100 on livability (#42 in GA, #4,721 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, 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: Grayson Elementary School (math 53% / reading 55%, grade C, #204 of 1,228 statewide, top 17%, 1,009 students, 48% FRL); Bay Creek Middle School (math 30% / reading 43%, grade F, #167 of 470 statewide, top 38%, 1,330 students, 52% FRL); Grayson High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 3,284 students, 42% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising (+3.1%/yr); 858 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 33% 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $258,382 (7.4% 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. 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. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.75%
• DSCR: 0.79
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $327,027
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2476 Rathburn Cir	0.21mi	2/2.0 (-1)	1,742 (+7%)	0mo	$339,000	$195	71
2473 Rathburn Cir	0.20mi	3/2.0	1,792 (+10%)	1mo	$339,000	$189	71
2908 Rambler Dr	0.27mi	3/2.0	1,742 (+7%)	15mo	$350,000	$201	62
2927 Rambler Dr	0.32mi	3/2.0	1,823 (+12%)	3mo	$350,000	$192	61
2984 Rambler Dr	0.46mi	3/2.0	1,742 (+7%)	6mo	$352,000	$202	60
2562 Rathburn Cir	0.41mi	3/2.0	1,835 (+13%)	1mo	$345,000	$188	57
2925 Rambler Dr	0.31mi	3/2.0	1,835 (+13%)	9mo	$360,000	$196	55
2976 Rambler Dr	0.47mi	3/2.0	1,835 (+13%)	5mo	$337,000	$184	50
2980 Rambler Dr	0.46mi	3/2.0	1,742 (+7%)	17mo	$352,000	$202	50
2947 Rambler Dr	0.37mi	3/2.0	1,835 (+13%)	23mo	$382,000	$208	41
2546 Rathburn Cir	0.37mi	3/2.0	1,835 (+13%)	23mo	$385,000	$210	40
2988 Rambler Dr	0.48mi	3/2.0	1,835 (+13%)	20mo	$380,000	$207	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 · 3.12% rent growth · sell at horizon

5-year hold

• IRR: -24.2%
• Equity multiple: 0.17×
• Total profit: $-75,659
• Equity at exit: $48,761

10-year hold

• IRR: -19.0%
• Equity multiple: -0.02×
• Total profit: $-93,833
• Equity at exit: $28,275

Cash invested: $91,568 (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 30052

• Home prices YoY: -31.8%
• Rents YoY: 3.1%
• Active inventory: 858
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,584 high
• Mortgage (P&I): −$1,715
• Tax est. 1.5%: −$409 /mo · $4,905/yr
• Insurance: −$136
• HOA: −$144
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-363

Break-even live

Break-even rent $3,043

Max offer price $274,530

Occupancy floor —

Sensitivity live

Price	-10% $-137	-5% $-250	+0% $-363	+5% $-476	+10% $-589
Rent	-10% $-567	-5% $-465	+0% $-363	+5% $-261	+10% $-159
Rate	-1.0pp $-198	-0.5pp $-280	base $-363	+0.5pp $-448	+1.0pp $-534

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: $81,757
• Closing costs: $9,811
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2780 Westgate Park Dr Loganville, GA	4.0	2.5	2249	$2,850	$1.27	14d	1	0.26mi
315 Meadow Gate Ct Loganville, GA	3.0	2.0	1872	$1,129	$0.60	24d	1	0.29mi
304 Sterling Creek Way Loganville, GA	4.0	3.0	2172	$2,899	$1.33	7d	1	0.34mi
3041 Westgate Park Dr Loganville, GA	4.0	2.5	2249	$2,700	$1.20	7d	1	0.40mi
602 Silvermoon Dr Loganville, GA	3.0	3.0	1951	$2,595	$1.33	45d	1	0.64mi
3093 Turkey Oak Trl Loganville, GA	3.0	2.0	1773	$2,046	$1.15	26d	1	0.86mi
3108 Turkey Oak Trl Loganville, GA	3.0	2.0	1868	$2,226	$1.19	45d	1	0.88mi
379 Beech Hollow Trl Loganville, GA	3.0	2.0	2209	$2,350	$1.06	7d	1	1.03mi
2231 Whetstone Dr Grayson, GA	4.0	3.0	1925	$2,081	$1.08	1d	1	1.14mi
219 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,440	$1.32	45d	1	1.26mi
359 Porch View Ln Loganville, GA	3.0	2.5	1833	$2,430	$1.33	45d	1	1.26mi
348 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,440	$1.32	7d	1	1.26mi
2210 Grayfield Dr Grayson, GA	3.0	2.0	1623	$2,150	$1.32	45d	1	1.27mi
389 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,450	$1.32	7d	1	1.28mi
378 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,450	$1.32	7d	1	1.28mi
399 Porch View Ln Loganville, GA	3.0	2.5	1833	$2,440	$1.33	1d	1	1.28mi
388 Porch View Ln Loganville, GA	4.0	2.5	1854	$2,450	$1.32	1d	1	1.28mi
2904 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,450	$1.34	21d	1	1.32mi
2914 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,450	$1.34	22d	1	1.32mi
641 Porchlight Dr Loganville, GA	3.0	2.5	1833	$2,420	$1.32	26d	1	1.32mi
2934 Porch Creek Way Loganville, GA	4.0	2.5	1854	$2,470	$1.33	3d	1	1.33mi
2944 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,450	$1.34	17d	1	1.33mi
2954 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,460	$1.34	7d	1	1.33mi
2994 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,460	$1.34	7d	1	1.34mi
3014 Porch Creek Way Loganville, GA	3.0	2.5	1833	$2,470	$1.35	1d	1	1.34mi
1016 Grace View Ln Loganville, GA	4.0	2.5	1833	$2,440	$1.33	45d	1	1.34mi
1046 Grace View Ln Loganville, GA	4.0	2.5	1833	$2,440	$1.33	45d	1	1.36mi
3131 Langley Rd Loganville, GA	3.0	2.0	1136	$1,750	$1.54	26d	1	1.36mi
2732 Porchlight Ct Loganville, GA	3.0	2.5	1833	$2,430	$1.33	45d	1	1.37mi
2711 Porchlight Ct Loganville, GA	4.0	2.5	1833	$2,460	$1.34	7d	1	1.37mi
2802 Porchlight Ct Loganville, GA	3.0	2.5	1833	$2,430	$1.33	45d	1	1.39mi
1126 Grace View Ln Loganville, GA	4.0	2.5	1833	$2,450	$1.34	7d	1	1.39mi
2801 Porchlight Ct Loganville, GA	4.0	2.5	1833	$2,460	$1.34	7d	1	1.40mi
871 Porchlight Dr Loganville, GA	3.0	2.5	1833	$2,420	$1.32	14d	1	1.42mi

HOA detail

• Monthly dues: $144 · $1,728/yr

Listing history 3 events

1. 2026-06-18
   days on market $279,115 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $279,115 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,006
• − Mortgage interest: −$18,319
• − Property taxes: −$4,905
• − Insurance: −$1,635
• − Repairs & maintenance: −$2,480
• − Management: −$2,480
• − HOA: −$1,728
• − Depreciation: −$9,514
• Taxable loss: −$10,056
• Est. tax savings @ 24.0%: +$2,413
• After-tax cash flow: $-1,940/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This move-in-ready townhouse is in good condition with a fresh paint job and modern finishes. It offers a great opportunity for an investor to make some cosmetic improvements to enhance its curb appeal and value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Well-maintained landscaping increases curb appeal and property value.
• Resale Kitchen appliances — Upgraded appliances in the kitchen can attract more buyers.
• Resale Bathroom fixtures — Modern fixtures in bathrooms can also attract more buyers.
• Both Flooring — New flooring can improve the overall look and feel of the home, both for resale and rental purposes.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Well-maintained landscaping increases curb appeal and property value. ↑
• Resale Kitchen appliances — Upgraded appliances in the kitchen can attract more buyers. ↑
• Resale Bathroom fixtures — Modern fixtures in bathrooms can also attract more buyers. ↑
• Both Flooring — New flooring can improve the overall look and feel of the home, both for resale and rental purposes. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Grayson

• Score: 74/100
• State rank: #42
• US rank: #4721

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Walton County · 128,246 people
• City population: 26,620
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,811
• Household income: $93,764
• Rent vs Own: 19.3% rent · 80.7% own
• Severe rent burden: 1174.0

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 0.64)
• Race & ethnicity: White 48% Black 33% Hispanic / Latino 13% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3% Cuban 1%
• Common ancestry: Slovak 2% Lithuanian 2% Romanian 1%
• Foreign-born: 13% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 10% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -98.77%
• Current HPI: 212.1241
• Rent YoY: ▲ 3.12%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $279,115 GAMLS
• 2026-06-16 Listed $279,115 FMLS