None · Dacula, GA 30019

$295,000

3 bd · 2.0 ba · 2,001 sqft · SingleFamily public records · 9 Days on market

Built 1988 0.44 ac lot $147/sqft · 12% below area Est $336k · 12% under

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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 +17.3/30.0
• ARV discount +13.0/15.0
• DSCR +5.4/10.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• 1% rule +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make an offer! This home is being sold as-is. It's an excellent opportunity for investors, or buyers looking to make this home their own. NO HOA, private wooded lot, established community.

Key facts

• Private wooded lot
• 0.44 acre lot
• Parking

Tags

• PRIVATE WOODED LOT
• ESTABLISHED COMMUNITY

Property features AI

Exterior

• Parking: Covered parking for 1 vehicle
• Utilities: Public water; Septic tank; Electric service available; Natural gas available; Cable available; Phone service available; Water service available
• Home design: Two levels; Fee simple ownership; Frame construction; Metal roof
• Construction: Frame construction; Metal roof; Crawl space foundation
• Exterior features: Glass-enclosed patio/porch; Exterior storage

Interior

• Kitchen: Eat-in kitchen with stained cabinets and laminate counters; Dishwasher; Electric oven; Refrigerator
• Bedrooms: Two main-level bedrooms; Two upper-level bedrooms; Master bedroom on main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms; One full bathroom on the main level; One full bathroom on the upper level; Master bath with tub/shower combo
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fan(s)
• Interior features: One fireplace located in the family room; No shared/common walls; Accessible approach with ramp; Storage on the exterior; Crawl space basement; Property listed as fixer
• Laundry & utility: Main-level laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/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 $245k (16.8% below list).
• Recommended offer: $245k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• Zoned schools: Dacula Elementary School (math 46% / reading 42%, grade F, #356 of 1,228 statewide, top 30%, 1,188 students, 56% FRL); Dacula Middle School (math 31% / reading 44%, grade F, #162 of 470 statewide, top 35%, 1,839 students, 58% FRL); Dacula High School (math 12% / reading 15%, grade F, #325 of 424 statewide, top 78%, 2,498 students, 51% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 643 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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

• Only 9 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.

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 $245,315 (16.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.83% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.17%
• DSCR: 1.14
• GRM: 10.0

CMA / ARV

• ARV (median comp): $336,099
• List price: $295,000
• Delta: -12.23%
• 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
2538 Forest Dale Dr	0.05mi	4/2.5 (+1)	1,860 (-7%)	3mo	$302,000	$162	76
2490 Fortune Dr	0.46mi	4/3.0 (+1)	2,031 (+2%)	2mo	$375,000	$185	66
1914 William Glen St	0.41mi	3/2.5	1,883 (-6%)	6mo	$425,000	$226	64
2516 Briar Valley Way	0.74mi	3/2.0	1,992 (-0%)	3mo	$369,000	$185	63
490 Tanner Rd	0.38mi	3/2.0	1,821 (-9%)	6mo	$389,000	$214	62
2612 Spring St	0.33mi	3/2.5	1,813 (-9%)	7mo	$295,000	$163	62
2540 Fortune Dr	0.40mi	3/2.5	1,705 (-15%)	4mo	$353,000	$207	51
450 Charlyne Way	0.60mi	4/3.0 (+1)	2,154 (+8%)	2mo	$389,000	$181	48
2328 Argento Cir	0.73mi	4/2.0 (+1)	1,827 (-9%)	6mo	$395,990	$217	42
2249 Argento Cir	0.75mi	4/3.0 (+1)	2,174 (+9%)	2mo	$421,990	$194	40
2309 Argento Cir	0.70mi	4/2.5 (+1)	2,279 (+14%)	7mo	$408,000	$179	31
2269 Argento Cir	0.73mi	4/2.5 (+1)	2,279 (+14%)	7mo	$410,000	$180	30

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-31,432
• Equity at exit: $43,985

10-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $950
• Equity at exit: $25,506

Cash invested: $82,600 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,453 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $218

Break-even live

Break-even rent $2,177

Max offer price $295,000

Occupancy floor 86%

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	0.32mi
537 Eastside Dr Dacula, GA	3.0	2.0	1400	$2,199	$1.57	24d	1	0.48mi
2794 Misty Ct Dacula, GA	3.0	2.5	1497	$2,395	$1.60	3d	1	0.53mi
2768 Majestic Cir Dacula, GA	3.0	2.0	1530	$2,200	$1.44	24d	1	0.68mi
2517 Briar Valley Way Dacula, GA	3.0	2.0	1689	$700	$0.41	24d	1	0.76mi
2237 Alton Frank Way Dacula, GA	3.0	2.0	1588	$1,995	$1.26	44d	1	0.77mi
2230 Village Trail Ct Dacula, GA	4.0	2.5	2112	$2,300	$1.09	44d	1	1.26mi
2595 Freemans Walk Dr Dacula, GA	3.0	2.0	1735	$2,250	$1.30	24d	1	1.28mi
2441 Melton Common Dr Dacula, GA	4.0	3.0	2712	$2,600	$0.96	24d	1	1.31mi

Listing history 2 events

1. 2026-05-10
   listed $295,000 New 188-char remark

   Show marketing remark (188 chars)

   Make an offer! This home is being sold as-is. It's an excellent opportunity for investors, or buyers looking to make this home their own. NO HOA, private wooded lot, established community.

2. 2026-05-06
   listed $295,000 Active 194-char remark

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $2,714 · $226/mo
• Expected delta: +$2,113/yr (+$176/mo · 351.9%)

ⓘ 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 · 16 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: $29,438
• − Mortgage interest: −$16,525
• − Property taxes: −$601
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − Depreciation: −$8,582
• Taxable loss: −$2,454
• Est. tax savings @ 24.0%: +$589
• After-tax cash flow: $3,205/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

+0.0% since first listed

4 events — show timeline

• 2026-05-20 Pending — GAMLS
• 2026-05-20 Pending — FMLS
• 2026-05-10 Listed $295,000 GAMLS
• 2026-05-06 Listed $295,000 FMLS

Property tax history

+0.8%/yr

Latest (2025): $601 · +42.7% YoY. Source: county tax records.