456 Mcmillan Road Rd · Dacula, GA 30019

$1,660

3 bd · 2.5 ba · 1,701 sqft · SingleFamily public records · 3 Days on market

Built 2021 1.00 ac lot $58/mo HOA · 2% of rent

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Key facts

• 1 acre lot
• Garage
• Built 2021

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $699 (about $58.25/month)

Exterior

• Parking: Has garage
• Utilities: Private well water
• Home design: Single-family residence; Attached property with one common wall; Single-story
• Construction: Brick construction
• Exterior features: On a creek waterfront; Has a view

Interior

• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Central heating; Baseboard heating; Electric heating; Central air conditioning; Electric cooling
• Interior features: Electric water heater
• Laundry & utility: Laundry located in bathroom; Laundry located in basement

🏷️ Possibly a rental listed for sale. The $1,660 price doesn't fit this home's estimated sale value (~$364,014) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 1354.9% vs local median 4.1% 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); 643 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $11 of loan paydown is wiped out by about $50 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.
• At projected returns (-3.0% appreciation + 4.1% rent growth), your $465 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $1,660

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 147.55% ✓
• Cap rate: 1354.87%
• Cash-on-cash: 4816.36%
• DSCR: 215.30
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $364,014
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2540 Fortune Dr	0.14mi	3/2.5	1,705 (+0%)	4mo	$353,000	$207	90
425 Charlyne Way	0.35mi	3/2.0	1,728 (+2%)	12mo	$369,900	$214	69
2538 Forest Dale Dr	0.27mi	4/2.5 (+1)	1,860 (+9%)	3mo	$302,000	$162	64
490 Tanner Rd	0.42mi	3/2.0	1,821 (+7%)	6mo	$389,000	$214	61
2515 Dacula Ridge Dr	0.17mi	3/2.5	1,445 (-15%)	8mo	$313,000	$217	60
2612 Spring St	0.58mi	3/2.5	1,813 (+7%)	6mo	$295,000	$163	56
2429 Argento Cir	0.41mi	4/2.5 (+1)	1,827 (+7%)	9mo	$417,990	$229	56
2675 Paul Thomas Dr	0.53mi	3/2.0	1,776 (+4%)	12mo	$265,250	$149	56
2328 Argento Cir	0.48mi	4/2.0 (+1)	1,827 (+7%)	6mo	$395,990	$217	54
206 Silverton Dr	0.63mi	4/2.5 (+1)	1,827 (+7%)	5mo	$398,990	$218	49
656 William St	0.66mi	3/2.0	1,558 (-8%)	8mo	$325,000	$209	46
1914 William Glen St	0.67mi	3/2.5	1,883 (+11%)	6mo	$425,000	$226	46

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: —
• Equity multiple: 261.89×
• Total profit: $121,261
• Equity at exit: $248

10-year hold

• IRR: —
• Equity multiple: 581.79×
• Total profit: $269,951
• Equity at exit: $144

Cash invested: $465 (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: 643
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,449 high
• Mortgage (P&I): −$9
• Tax est. 1.5%: −$2 /mo · $25/yr
• Insurance: −$1
• HOA: −$58
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $1,866

Break-even live

Break-even rent $88

Max offer price $1,660

Occupancy floor 19%

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: $415
• Closing costs: $50
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2705 Dacula Cove Cir Dacula, GA	2.0	1.5	1752	$1,800	$1.03	22d	1	0.39mi
537 Eastside Dr Dacula, GA	3.0	2.0	1400	$2,199	$1.57	24d	1	0.53mi
2237 Alton Frank Way Dacula, GA	3.0	2.0	1588	$1,995	$1.26	43d	1	0.58mi
2794 Misty Ct Dacula, GA	3.0	2.5	1497	$2,395	$1.60	2d	1	0.76mi
2768 Majestic Cir Dacula, GA	3.0	2.0	1530	$2,200	$1.44	24d	1	0.90mi
2230 Village Trail Ct Dacula, GA	4.0	2.5	2112	$2,300	$1.09	43d	1	1.01mi
2595 Freemans Walk Dr Dacula, GA	3.0	2.0	1735	$2,250	$1.30	24d	1	1.02mi
2517 Briar Valley Way Dacula, GA	3.0	2.0	1689	$700	$0.41	24d	1	1.03mi
2583 Davis Rock Dr Dacula, GA	1.0–3.0	1.0–3.0	1069	$2,550	$2.39	1d	226	1.10mi
2213 Carlton Chase Rd Dacula, GA	3.0	2.0	1638	$2,100	$1.28	24d	1	1.50mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 3 events

1. 2026-06-09
   days on market $1,660 Active 3 DOM
2. 2026-06-08
   days on market $1,660 Active 2 DOM
3. 2026-06-07
   listed $1,660 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 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 4/10 Moderate 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,393
• − Mortgage interest: −$93
• − Property taxes: −$25
• − Insurance: −$8
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − HOA: −$696
• − Depreciation: −$48
• Taxable income: $23,819
• Est. tax owed @ 24.0%: −$5,717
• After-tax cash flow: $16,670/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

• Census place: Dacula, GA
• 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

1 event — show timeline

• 2026-06-06 Listed $1,660 Hive MLS

Property tax history

+3.5%/yr

Latest (2025): $4,187 · +11.7% YoY. Source: county tax records.