730 Winnbrook Dr · Dacula, GA 30019

$385,000

3 bd · 2.5 ba · 2,436 sqft · SingleFamily public records · 33 Days on market

Built 1988 0.61 ac lot $158/sqft · 12% below area Est $435k · 12% 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).

• ARV discount +12.7/15.0
• Cash flow +8.7/30.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPACIOUS 4 BED, 2.5 BATH HOME ON FINISHED BASEMENT *PRIVATE .61 ACRE LOT *COVERED WRAP-AROUND FRONT PORCH *NEW ROOF, GUTTERS AND FLASHING IN 2025 *HARDWOOD FLOORS IN THE FIRESIDE FAMILY ROOM *SUN-FILLED BREAKFAST AREA OVERLOOKS KITCHEN WITH WHITE CABINETRY, CUSTOM BACKSPLASH AND STAINLESS STEEL APPLIANCES *FORMAL LIVING ROOM AND DINING ROOM *UPPER LEVEL PRIMARY SUITE WITH TRAY CEILING *PRIMARY BATH WITH DUAL VANITIES, JETTED CORNER TUB AND LUXURY TILED SHOWER WITH LIGHTED SEATING AREA *TWO SECONDARY BEDROOMS AND A FULL BATH COMPLETE THE UPPER LEVEL *FINISHED, WALK-OUT BASEMENT WITH BEDROOM / FLEX SPACE *DECK WITH STAIRS TO THE FENCED, PRIVATE BACKYARD WTH STORAGE SHED AND SWINGSET *OPTIONAL HOA

Key facts

• Private lot
• Finished basement
• Hardwood floors

Tags

• FINISHED BASEMENT
• PRIVATE LOT
• COVERED WRAP-AROUND PORCH
• HARDWOOD FLOORS
• SUN-FILLED BREAKFAST AREA
• WHITE CABINETRY

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $-327 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (15.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (28.0% below list).
• Recommended offer: $277k (28.0% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 4.0% in Dacula — 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 65/100 on livability (#211 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety D-.
• 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 fast (+4.1%/yr); 653 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $3k of loan paydown is wiped out by about $12k 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 ($373k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 13y 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 $136k; list at $385k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,050 (28.0% 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 33 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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: 0.72% ✗
• Cap rate: 5.27%
• Cash-on-cash: -3.64%
• DSCR: 0.84
• GRM: 11.6

CMA / ARV

• ARV (median comp): $435,305
• List price: $385,000
• Delta: -11.56%
• 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
761 Winnbrook Dr	0.07mi	3/2.5	2,487 (+2%)	1mo	$419,000	$168	92
257 Collingsworth Trce	0.39mi	4/2.5 (+1)	2,318 (-5%)	2mo	$418,000	$180	67
869 Nichols Landing Ln	0.52mi	3/2.0	2,298 (-6%)	6mo	$370,000	$161	59
785 Beckenham Walk Dr	0.74mi	4/2.5 (+1)	2,412 (-1%)	4mo	$355,500	$147	56
1001 Autumn Glen Ct	0.48mi	3/2.0	2,102 (-14%)	2mo	$380,000	$181	50
944 Reap Ln	0.62mi	4/2.5 (+1)	2,582 (+6%)	8mo	$419,000	$162	49
2037 Jordan Knoll Ln	0.56mi	4/3.0 (+1)	2,729 (+12%)	2mo	$515,990	$189	45
233 Moorland Way NE	0.50mi	4/2.5 (+1)	2,737 (+12%)	9mo	$425,000	$155	43
971 Reap Ln	0.66mi	4/2.5 (+1)	2,682 (+10%)	6mo	$417,500	$156	42
1522 Reserve Glen Dr	0.74mi	4/3.0 (+1)	2,672 (+10%)	2mo	$609,900	$228	41
1221 Jordan Brook Dr	0.58mi	4/3.0 (+1)	2,729 (+12%)	6mo	$479,990	$176	40
1231 Jordan Brook Dr	0.60mi	4/3.0 (+1)	2,729 (+12%)	7mo	$480,000	$176	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 · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -21.3%
• Equity multiple: 0.26×
• Total profit: $-80,259
• Equity at exit: $57,405

10-year hold

• IRR: -12.8%
• Equity multiple: 0.22×
• Total profit: $-84,358
• Equity at exit: $33,288

Cash invested: $107,800 (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 30019

• Rents YoY: 4.1%
• Active inventory: 653
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,770 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$336 /mo · $4,033/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-327

Break-even live

Break-even rent $3,184

Max offer price $327,278

Occupancy floor —

Sensitivity live

Price	-10% $-109	-5% $-218	+0% $-327	+5% $-436	+10% $-545
Rent	-10% $-546	-5% $-436	+0% $-327	+5% $-217	+10% $-108
Rate	-1.0pp $-133	-0.5pp $-229	base $-327	+0.5pp $-427	+1.0pp $-528

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2007 Peach Shoals Cir Dacula, GA	4.0	2.5	2428	$2,550	$1.05	44d	1	0.35mi
2187 Peach Shoals Cir Dacula, GA	4.0	2.5	2344	$2,399	$1.02	44d	1	0.40mi
1721 Jordan Brook Dr Lawrenceville, GA	4.0	3.0	2729	$3,500	$1.28	44d	1	0.56mi
1341 Jordan Brook Dr Lawrenceville, GA	4.0	3.0	2784	$2,800	$1.01	6d	1	0.58mi
2455 Beckenham Pl Dacula, GA	4.0	2.5	2458	$2,900	$1.18	18d	1	1.07mi
1418 Dulwich Ct Lawrenceville, GA	4.0	2.0	2756	$2,475	$0.90	12d	1	1.10mi
1392 Weatherbrook Cir Lawrenceville, GA	4.0	2.5	2554	$2,350	$0.92	44d	1	1.15mi
2213 Carlton Chase Rd Dacula, GA	3.0	2.0	1638	$2,100	$1.28	25d	1	1.39mi
2575 Wild Iris Ln Dacula, GA	4.0	2.5	2712	$2,595	$0.96	5d	1	1.44mi
2180 Castle Royale Dr Lawrenceville, GA	4.0	3.0	2322	$2,475	$1.07	21d	1	1.47mi

Listing history 44 events

1. 2026-05-06
   status Active 703-char remark

   Show marketing remark (703 chars)

   SPACIOUS 4 BED, 2.5 BATH HOME ON FINISHED BASEMENT *PRIVATE .61 ACRE LOT *COVERED WRAP-AROUND FRONT PORCH *NEW ROOF, GUTTERS AND FLASHING IN 2025 *HARDWOOD FLOORS IN THE FIRESIDE FAMILY ROOM *SUN-FILLED BREAKFAST AREA OVERLOOKS KITCHEN WITH WHITE CABINETRY, CUSTOM BACKSPLASH AND STAINLESS STEEL APPLIANCES *FORMAL LIVING ROOM AND DINING ROOM *UPPER LEVEL PRIMARY SUITE WITH TRAY CEILING *PRIMARY BATH WITH DUAL VANITIES, JETTED CORNER TUB AND LUXURY TILED SHOWER WITH LIGHTED SEATING AREA *TWO SECONDARY BEDROOMS AND A FULL BATH COMPLETE THE UPPER LEVEL *FINISHED, WALK-OUT BASEMENT WITH BEDROOM / FLEX SPACE *DECK WITH STAIRS TO THE FENCED, PRIVATE BACKYARD WTH STORAGE SHED AND SWINGSET *OPTIONAL HOA

2. 2026-05-06
   status Back On Market 703-char remark

   Show marketing remark (703 chars)

   SPACIOUS 4 BED, 2.5 BATH HOME ON FINISHED BASEMENT *PRIVATE .61 ACRE LOT *COVERED WRAP-AROUND FRONT PORCH *NEW ROOF, GUTTERS AND FLASHING IN 2025 *HARDWOOD FLOORS IN THE FIRESIDE FAMILY ROOM *SUN-FILLED BREAKFAST AREA OVERLOOKS KITCHEN WITH WHITE CABINETRY, CUSTOM BACKSPLASH AND STAINLESS STEEL APPLIANCES *FORMAL LIVING ROOM AND DINING ROOM *UPPER LEVEL PRIMARY SUITE WITH TRAY CEILING *PRIMARY BATH WITH DUAL VANITIES, JETTED CORNER TUB AND LUXURY TILED SHOWER WITH LIGHTED SEATING AREA *TWO SECONDARY BEDROOMS AND A FULL BATH COMPLETE THE UPPER LEVEL *FINISHED, WALK-OUT BASEMENT WITH BEDROOM / FLEX SPACE *DECK WITH STAIRS TO THE FENCED, PRIVATE BACKYARD WTH STORAGE SHED AND SWINGSET *OPTIONAL HOA

3. 2026-05-05
   historical Active Under Contract 703-char remark

   Show marketing remark (703 chars)

   SPACIOUS 4 BED, 2.5 BATH HOME ON FINISHED BASEMENT *PRIVATE .61 ACRE LOT *COVERED WRAP-AROUND FRONT PORCH *NEW ROOF, GUTTERS AND FLASHING IN 2025 *HARDWOOD FLOORS IN THE FIRESIDE FAMILY ROOM *SUN-FILLED BREAKFAST AREA OVERLOOKS KITCHEN WITH WHITE CABINETRY, CUSTOM BACKSPLASH AND STAINLESS STEEL APPLIANCES *FORMAL LIVING ROOM AND DINING ROOM *UPPER LEVEL PRIMARY SUITE WITH TRAY CEILING *PRIMARY BATH WITH DUAL VANITIES, JETTED CORNER TUB AND LUXURY TILED SHOWER WITH LIGHTED SEATING AREA *TWO SECONDARY BEDROOMS AND A FULL BATH COMPLETE THE UPPER LEVEL *FINISHED, WALK-OUT BASEMENT WITH BEDROOM / FLEX SPACE *DECK WITH STAIRS TO THE FENCED, PRIVATE BACKYARD WTH STORAGE SHED AND SWINGSET *OPTIONAL HOA

4. 2026-05-05
   status Under Contract 703-char remark

   Show marketing remark (703 chars)

   SPACIOUS 4 BED, 2.5 BATH HOME ON FINISHED BASEMENT *PRIVATE .61 ACRE LOT *COVERED WRAP-AROUND FRONT PORCH *NEW ROOF, GUTTERS AND FLASHING IN 2025 *HARDWOOD FLOORS IN THE FIRESIDE FAMILY ROOM *SUN-FILLED BREAKFAST AREA OVERLOOKS KITCHEN WITH WHITE CABINETRY, CUSTOM BACKSPLASH AND STAINLESS STEEL APPLIANCES *FORMAL LIVING ROOM AND DINING ROOM *UPPER LEVEL PRIMARY SUITE WITH TRAY CEILING *PRIMARY BATH WITH DUAL VANITIES, JETTED CORNER TUB AND LUXURY TILED SHOWER WITH LIGHTED SEATING AREA *TWO SECONDARY BEDROOMS AND A FULL BATH COMPLETE THE UPPER LEVEL *FINISHED, WALK-OUT BASEMENT WITH BEDROOM / FLEX SPACE *DECK WITH STAIRS TO THE FENCED, PRIVATE BACKYARD WTH STORAGE SHED AND SWINGSET *OPTIONAL HOA

5. 2026-04-24
   price $385,000 703-char remark

   Show marketing remark (703 chars)

   SPACIOUS 4 BED, 2.5 BATH HOME ON FINISHED BASEMENT *PRIVATE .61 ACRE LOT *COVERED WRAP-AROUND FRONT PORCH *NEW ROOF, GUTTERS AND FLASHING IN 2025 *HARDWOOD FLOORS IN THE FIRESIDE FAMILY ROOM *SUN-FILLED BREAKFAST AREA OVERLOOKS KITCHEN WITH WHITE CABINETRY, CUSTOM BACKSPLASH AND STAINLESS STEEL APPLIANCES *FORMAL LIVING ROOM AND DINING ROOM *UPPER LEVEL PRIMARY SUITE WITH TRAY CEILING *PRIMARY BATH WITH DUAL VANITIES, JETTED CORNER TUB AND LUXURY TILED SHOWER WITH LIGHTED SEATING AREA *TWO SECONDARY BEDROOMS AND A FULL BATH COMPLETE THE UPPER LEVEL *FINISHED, WALK-OUT BASEMENT WITH BEDROOM / FLEX SPACE *DECK WITH STAIRS TO THE FENCED, PRIVATE BACKYARD WTH STORAGE SHED AND SWINGSET *OPTIONAL HOA

6. 2026-04-24
   price $385,000 703-char remark

   Show marketing remark (703 chars)

   SPACIOUS 4 BED, 2.5 BATH HOME ON FINISHED BASEMENT *PRIVATE .61 ACRE LOT *COVERED WRAP-AROUND FRONT PORCH *NEW ROOF, GUTTERS AND FLASHING IN 2025 *HARDWOOD FLOORS IN THE FIRESIDE FAMILY ROOM *SUN-FILLED BREAKFAST AREA OVERLOOKS KITCHEN WITH WHITE CABINETRY, CUSTOM BACKSPLASH AND STAINLESS STEEL APPLIANCES *FORMAL LIVING ROOM AND DINING ROOM *UPPER LEVEL PRIMARY SUITE WITH TRAY CEILING *PRIMARY BATH WITH DUAL VANITIES, JETTED CORNER TUB AND LUXURY TILED SHOWER WITH LIGHTED SEATING AREA *TWO SECONDARY BEDROOMS AND A FULL BATH COMPLETE THE UPPER LEVEL *FINISHED, WALK-OUT BASEMENT WITH BEDROOM / FLEX SPACE *DECK WITH STAIRS TO THE FENCED, PRIVATE BACKYARD WTH STORAGE SHED AND SWINGSET *OPTIONAL HOA

7. 2026-04-16
   price $400,000 703-char remark

   Show marketing remark (703 chars)

   SPACIOUS 4 BED, 2.5 BATH HOME ON FINISHED BASEMENT *PRIVATE .61 ACRE LOT *COVERED WRAP-AROUND FRONT PORCH *NEW ROOF, GUTTERS AND FLASHING IN 2025 *HARDWOOD FLOORS IN THE FIRESIDE FAMILY ROOM *SUN-FILLED BREAKFAST AREA OVERLOOKS KITCHEN WITH WHITE CABINETRY, CUSTOM BACKSPLASH AND STAINLESS STEEL APPLIANCES *FORMAL LIVING ROOM AND DINING ROOM *UPPER LEVEL PRIMARY SUITE WITH TRAY CEILING *PRIMARY BATH WITH DUAL VANITIES, JETTED CORNER TUB AND LUXURY TILED SHOWER WITH LIGHTED SEATING AREA *TWO SECONDARY BEDROOMS AND A FULL BATH COMPLETE THE UPPER LEVEL *FINISHED, WALK-OUT BASEMENT WITH BEDROOM / FLEX SPACE *DECK WITH STAIRS TO THE FENCED, PRIVATE BACKYARD WTH STORAGE SHED AND SWINGSET *OPTIONAL HOA

8. 2026-04-16
   price $400,000 703-char remark

   Show marketing remark (703 chars)

   SPACIOUS 4 BED, 2.5 BATH HOME ON FINISHED BASEMENT *PRIVATE .61 ACRE LOT *COVERED WRAP-AROUND FRONT PORCH *NEW ROOF, GUTTERS AND FLASHING IN 2025 *HARDWOOD FLOORS IN THE FIRESIDE FAMILY ROOM *SUN-FILLED BREAKFAST AREA OVERLOOKS KITCHEN WITH WHITE CABINETRY, CUSTOM BACKSPLASH AND STAINLESS STEEL APPLIANCES *FORMAL LIVING ROOM AND DINING ROOM *UPPER LEVEL PRIMARY SUITE WITH TRAY CEILING *PRIMARY BATH WITH DUAL VANITIES, JETTED CORNER TUB AND LUXURY TILED SHOWER WITH LIGHTED SEATING AREA *TWO SECONDARY BEDROOMS AND A FULL BATH COMPLETE THE UPPER LEVEL *FINISHED, WALK-OUT BASEMENT WITH BEDROOM / FLEX SPACE *DECK WITH STAIRS TO THE FENCED, PRIVATE BACKYARD WTH STORAGE SHED AND SWINGSET *OPTIONAL HOA

9. 2026-04-16
   listed $375,000 New 703-char remark

   Show marketing remark (703 chars)

   SPACIOUS 4 BED, 2.5 BATH HOME ON FINISHED BASEMENT *PRIVATE .61 ACRE LOT *COVERED WRAP-AROUND FRONT PORCH *NEW ROOF, GUTTERS AND FLASHING IN 2025 *HARDWOOD FLOORS IN THE FIRESIDE FAMILY ROOM *SUN-FILLED BREAKFAST AREA OVERLOOKS KITCHEN WITH WHITE CABINETRY, CUSTOM BACKSPLASH AND STAINLESS STEEL APPLIANCES *FORMAL LIVING ROOM AND DINING ROOM *UPPER LEVEL PRIMARY SUITE WITH TRAY CEILING *PRIMARY BATH WITH DUAL VANITIES, JETTED CORNER TUB AND LUXURY TILED SHOWER WITH LIGHTED SEATING AREA *TWO SECONDARY BEDROOMS AND A FULL BATH COMPLETE THE UPPER LEVEL *FINISHED, WALK-OUT BASEMENT WITH BEDROOM / FLEX SPACE *DECK WITH STAIRS TO THE FENCED, PRIVATE BACKYARD WTH STORAGE SHED AND SWINGSET *OPTIONAL HOA

10. 2026-04-16
    listed $375,000 Active 703-char remark

    Show marketing remark (703 chars)

    SPACIOUS 4 BED, 2.5 BATH HOME ON FINISHED BASEMENT *PRIVATE .61 ACRE LOT *COVERED WRAP-AROUND FRONT PORCH *NEW ROOF, GUTTERS AND FLASHING IN 2025 *HARDWOOD FLOORS IN THE FIRESIDE FAMILY ROOM *SUN-FILLED BREAKFAST AREA OVERLOOKS KITCHEN WITH WHITE CABINETRY, CUSTOM BACKSPLASH AND STAINLESS STEEL APPLIANCES *FORMAL LIVING ROOM AND DINING ROOM *UPPER LEVEL PRIMARY SUITE WITH TRAY CEILING *PRIMARY BATH WITH DUAL VANITIES, JETTED CORNER TUB AND LUXURY TILED SHOWER WITH LIGHTED SEATING AREA *TWO SECONDARY BEDROOMS AND A FULL BATH COMPLETE THE UPPER LEVEL *FINISHED, WALK-OUT BASEMENT WITH BEDROOM / FLEX SPACE *DECK WITH STAIRS TO THE FENCED, PRIVATE BACKYARD WTH STORAGE SHED AND SWINGSET *OPTIONAL HOA

11. 2026-02-18
    historical
12. 2026-02-18
    historical
13. 2025-08-20
    listed $395,000 Active
14. 2025-08-20
    listed $395,000 New
15. 2015-05-08
    price $136,500
16. 2014-10-21
    price $136,500
17. 2014-10-21
    historical
18. 2014-10-17
    soldstatus $136,500 Sold
19. 2014-10-17
    soldstatus $136,500 Sold
20. 2014-10-17
    price $169,900
21. 2014-09-06
    status Under Contract
22. 2014-09-06
    status Pending
23. 2014-09-05
    price $169,900
24. 2014-07-10
    price $169,900 Reduced
25. 2014-07-10
    price $169,900
26. 2014-05-23
    status Back On Market
27. 2014-05-23
    status Active
28. 2014-04-22
    status Under Contract
29. 2014-04-22
    status Pending
30. 2014-04-11
    listed $179,900 New
31. 2014-04-11
    listed $179,900 Active
32. 2014-02-20
    historical
33. 2014-02-14
    historical
34. 2014-01-23
    status Active
35. 2014-01-23
    status Back On Market
36. 2014-01-15
    status Under Contract
37. 2014-01-15
    status Pending
38. 2013-12-20
    listed $174,900 New
39. 2013-12-20
    listed $174,900 Active
40. 2013-12-19
    historical
41. 2013-12-02
    price $174,900 Reduced
42. 2013-11-14
    price $184,900 Reduced
43. 2013-09-14
    listed $208,900 New
44. 2006-08-07
    soldstatus $199,900

ⓘ 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: $4,033 · $336/mo
• Projected year-2 tax: $4,033 · $336/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,246
• − Mortgage interest: −$21,566
• − Property taxes: −$4,033
• − Insurance: −$1,925
• − Repairs & maintenance: −$2,660
• − Management: −$2,660
• − Depreciation: −$11,200
• Taxable loss: −$10,797
• Est. tax savings @ 24.0%: +$2,591
• After-tax cash flow: $-1,330/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 — Dacula

• Score: 65/100
• State rank: #211
• US rank: #12728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gwinnett County · 952,346 people
• City population: 51,162
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 51,162
• Household income: $116,583
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 630.0

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 0.67)
• Race & ethnicity: White 49% Black 27% Hispanic / Latino 13% Two or more races 10% Asian 6%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Hispanic 3% Italian 2% Romanian 2%
• Foreign-born: 16% · Canada, Vietnam, Jamaica
• Languages at home: 78% English-only · Spanish 10% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -155.48%
• Current HPI: 212.925
• Rent YoY: ▲ 4.06%
• 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

+92.6% since first listed

44 events — show timeline

• 2026-05-06 Relisted — FMLS
• 2026-05-06 Relisted — GAMLS
• 2026-05-05 Contingent — FMLS
• 2026-05-05 Pending — GAMLS
• 2026-04-24 Price Changed $385,000 FMLS
• 2026-04-24 Price Changed $385,000 GAMLS
• 2026-04-16 Price Changed $400,000 GAMLS
• 2026-04-16 Price Changed $400,000 FMLS
• 2026-04-16 Listed $375,000 FMLS
• 2026-04-16 Listed $375,000 GAMLS
• 2026-02-18 Listing Removed — GAMLS
• 2026-02-18 Listing Removed — FMLS
• 2025-08-20 Listed $395,000 GAMLS
• 2025-08-20 Listed $395,000 FMLS
• 2015-05-08 Price Changed $136,500 GAMLS
• 2014-10-21 Price Changed $136,500 FMLS
• 2014-10-21 Listing Removed — FMLS
• 2014-10-17 Sold (MLS) $136,500 GAMLS
• 2014-10-17 Price Changed $169,900 FMLS
• 2014-10-17 Sold (MLS) $136,500 FMLS
• 2014-09-06 Pending — GAMLS
• 2014-09-06 Pending — FMLS
• 2014-09-05 Price Changed $169,900 GAMLS
• 2014-07-10 Price Changed $169,900 GAMLS
• 2014-07-10 Price Changed $169,900 FMLS
• 2014-05-23 Relisted — GAMLS
• 2014-05-23 Relisted — FMLS
• 2014-04-22 Pending — GAMLS
• 2014-04-22 Pending — FMLS
• 2014-04-11 Listed $179,900 GAMLS
• 2014-04-11 Listed $179,900 FMLS
• 2014-02-20 Listing Removed — FMLS
• 2014-02-14 Listing Removed — GAMLS
• 2014-01-23 Relisted — FMLS
• 2014-01-23 Relisted — GAMLS
• 2014-01-15 Pending — GAMLS
• 2014-01-15 Pending — FMLS
• 2013-12-20 Listed $174,900 GAMLS
• 2013-12-20 Listed $174,900 FMLS
• 2013-12-19 Listing Removed — GAMLS
• 2013-12-02 Price Changed $174,900 GAMLS
• 2013-11-14 Price Changed $184,900 GAMLS
• 2013-09-14 Listed $208,900 GAMLS
• 2006-08-07 Sold (Public Records) $199,900 Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,033 · -1.6% YoY. Source: county tax records.