2290 Taylor Pointe Way · Dacula, GA 30019

$395,000

4 bd · 2.0 ba · 2,452 sqft · SingleFamily public records · 76 Days on market

Built 2002 0.63 ac lot $161/sqft · 18% below area Est $483k · 18% under $14/mo HOA

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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).

• ARV discount +15.0/15.0
• Cash flow +10.4/30.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

------- DUPLICATE LISTING IN PROCESS OF REMOVAL-- Spacious Elegant Ranch with open floor plan, side entrance garage, long driveway. The house located on a .63 arce home, a large private lot for your garden and backyard family entertaining. Desired Archer High school. The property has all rooms you wanted. Welcoming Family Room with vault ceiling viewing private backyard. Big Office/Formal Living Room. Large Dining Room viewing Family Room for entertaining guests. Separated spacious Chef Kitchen with a good size breakfast room. Large Master with walk-in closet, luxury separate tub and shower. 2 good size bedrooms and a Bonus Room/Bedroom. Fenced backyard, there's a gas grill with a covered, wooden patio for cooking and hosting. This quiet neighborhood is peaceful along with very low HOA fees. Enjoy your garden hobby in a city setting. Major supermarkets, shopping centers with large retailers at your convenience close by. Quick access to Hwy 316 East towards Athens University of GA.

Key facts

• Low hoa fees
• Private lot
• Walk-in closet

Tags

• PRIVATE LOT
• VAULT CEILING
• CHEF KITCHEN
• WALK-IN CLOSET
• COVERED WOODEN PATIO
• LOW HOA FEES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $395k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $358k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $313k (20.7% below list).
• Recommended offer: $313k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• Zoned schools: Harbins Elementary School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 1,412 students, 46% FRL); Mcconnell Middle School (math 39% / reading 51%, grade D, #103 of 470 statewide, top 23%, 2,176 students, 51% FRL); Archer High School (math 32% / reading 33%, grade F, #104 of 424 statewide, top 25%, 3,134 students, 43% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 657 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 32% of the median local income ($117k/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 $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 76 days — a 6% lower offer ($371k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 7y ago; this cycle's ask is 900% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $313,269 (20.7% 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 76 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 10.5

CMA / ARV

• ARV (median comp): $483,459
• List price: $395,000
• Delta: -18.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2760 Jay Oak Dr	0.14mi	4/2.0	2,420 (-1%)	10mo	$409,000	$169	83
2360 Taylor Pointe Way	0.09mi	4/4.0	2,504 (+2%)	2mo	$450,000	$180	82
2870 Jay Oak Dr	0.14mi	3/2.0 (-1)	2,424 (-1%)	10mo	$415,000	$171	79
2549 Maggie Woods Ct	0.69mi	4/3.0	2,500 (+2%)	2mo	$480,000	$192	59
2126 Jones Phillips Rd	0.49mi	3/2.5 (-1)	2,455 (+0%)	18mo	$650,000	$265	54
3559 New Hope Rd	0.53mi	4/3.5	2,265 (-8%)	20mo	$577,657	$255	40

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: -18.9%
• Equity multiple: 0.33×
• Total profit: $-73,803
• Equity at exit: $58,896

10-year hold

• IRR: -9.4%
• Equity multiple: 0.39×
• Total profit: $-67,021
• Equity at exit: $34,152

Cash invested: $110,600 (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: 657
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $3,133 medium
• Mortgage (P&I): −$2,071
• Tax from tax record: −$432 /mo · $5,183/yr
• Insurance: −$165
• HOA: −$14
• Vacancy / Maint / Mgmt: −$658
• Net cashflow: $-207

Break-even live

Break-even rent $3,395

Max offer price $358,416

Occupancy floor —

Sensitivity live

Price	-10% $17	-5% $-95	+0% $-207	+5% $-319	+10% $-431
Rent	-10% $-455	-5% $-331	+0% $-207	+5% $-83	+10% $40
Rate	-1.0pp $-8	-0.5pp $-107	base $-207	+0.5pp $-309	+1.0pp $-414

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: $98,750
• Closing costs: $11,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2730 Jona Trl Dacula, GA	4.0	2.5	2359	$2,450	$1.04	45d	1	1.40mi
2730 Jona Trl Dacula, GA	4.0	2.5	2359	$2,450	$1.04	3d	1	1.40mi

HOA detail

• Monthly dues: $14 · $168/yr
• Likely covers: gas

Listing history 50 events

1. 2026-06-22
   days on market $395,000 Active 76 DOM
2. 2026-06-18
   days on market $395,000 Active 73 DOM
3. 2026-06-17
   days on market $395,000 Active 72 DOM
4. 2026-06-16
   days on market $395,000 Active 71 DOM
5. 2026-06-15
   days on market $395,000 Active 70 DOM
6. 2026-06-13
   days on market $395,000 Active 68 DOM
7. 2026-06-09
   days on market $395,000 Active 64 DOM
8. 2026-06-08
   days on market $395,000 Active 63 DOM
9. 2026-06-07
   days on market $395,000 Active 62 DOM
10. 2026-06-04
    days on market $395,000 Active 59 DOM
11. 2026-06-03
    days on market $395,000 Active 58 DOM
12. 2026-06-02
    days on market $395,000 Active 57 DOM
13. 2026-06-01
    days on market $395,000 Active 56 DOM
14. 2026-05-31
    days on market $395,000 Active 55 DOM
15. 2026-04-10
    historical
16. 2026-04-07
    price $395,000 1013-char remark

    Show marketing remark (1013 chars)

    ------- DUPLICATE LISTING IN PROCESS OF REMOVAL-- Spacious Elegant Ranch with open floor plan, side entrance garage, long driveway. The house located on a .63 arce home, a large private lot for your garden and backyard family entertaining. Desired Archer High school. The property has all rooms you wanted. Welcoming Family Room with vault ceiling viewing private backyard. Big Office/Formal Living Room. Large Dining Room viewing Family Room for entertaining guests. Separated spacious Chef Kitchen with a good size breakfast room. Large Master with walk-in closet, luxury separate tub and shower. 2 good size bedrooms and a Bonus Room/Bedroom. Fenced backyard, there's a gas grill with a covered, wooden patio for cooking and hosting. This quiet neighborhood is peaceful along with very low HOA fees. Enjoy your garden hobby in a city setting. Major supermarkets, shopping centers with large retailers at your convenience close by. Quick access to Hwy 316 East towards Athens University of GA.

17. 2026-04-06
    price $395,000
18. 2026-04-03
    listed $394,900 New

    Show marketing remark (1013 chars)

    ------- DUPLICATE LISTING IN PROCESS OF REMOVAL-- Spacious Elegant Ranch with open floor plan, side entrance garage, long driveway. The house located on a .63 arce home, a large private lot for your garden and backyard family entertaining. Desired Archer High school. The property has all rooms you wanted. Welcoming Family Room with vault ceiling viewing private backyard. Big Office/Formal Living Room. Large Dining Room viewing Family Room for entertaining guests. Separated spacious Chef Kitchen with a good size breakfast room. Large Master with walk-in closet, luxury separate tub and shower. 2 good size bedrooms and a Bonus Room/Bedroom. Fenced backyard, there's a gas grill with a covered, wooden patio for cooking and hosting. This quiet neighborhood is peaceful along with very low HOA fees. Enjoy your garden hobby in a city setting. Major supermarkets, shopping centers with large retailers at your convenience close by. Quick access to Hwy 316 East towards Athens University of GA.

19. 2026-04-03
    listed $39,500 New 1013-char remark

    Show marketing remark (1013 chars)

    ------- DUPLICATE LISTING IN PROCESS OF REMOVAL-- Spacious Elegant Ranch with open floor plan, side entrance garage, long driveway. The house located on a .63 arce home, a large private lot for your garden and backyard family entertaining. Desired Archer High school. The property has all rooms you wanted. Welcoming Family Room with vault ceiling viewing private backyard. Big Office/Formal Living Room. Large Dining Room viewing Family Room for entertaining guests. Separated spacious Chef Kitchen with a good size breakfast room. Large Master with walk-in closet, luxury separate tub and shower. 2 good size bedrooms and a Bonus Room/Bedroom. Fenced backyard, there's a gas grill with a covered, wooden patio for cooking and hosting. This quiet neighborhood is peaceful along with very low HOA fees. Enjoy your garden hobby in a city setting. Major supermarkets, shopping centers with large retailers at your convenience close by. Quick access to Hwy 316 East towards Athens University of GA.

20. 2026-04-03
    listed $39,500 Active

    Show marketing remark (1013 chars)

    ------- DUPLICATE LISTING IN PROCESS OF REMOVAL-- Spacious Elegant Ranch with open floor plan, side entrance garage, long driveway. The house located on a .63 arce home, a large private lot for your garden and backyard family entertaining. Desired Archer High school. The property has all rooms you wanted. Welcoming Family Room with vault ceiling viewing private backyard. Big Office/Formal Living Room. Large Dining Room viewing Family Room for entertaining guests. Separated spacious Chef Kitchen with a good size breakfast room. Large Master with walk-in closet, luxury separate tub and shower. 2 good size bedrooms and a Bonus Room/Bedroom. Fenced backyard, there's a gas grill with a covered, wooden patio for cooking and hosting. This quiet neighborhood is peaceful along with very low HOA fees. Enjoy your garden hobby in a city setting. Major supermarkets, shopping centers with large retailers at your convenience close by. Quick access to Hwy 316 East towards Athens University of GA.

21. 2025-12-31
    historical
22. 2025-10-24
    price $409,000
23. 2025-06-27
    listed $419,500 New
24. 2025-03-31
    historical
25. 2025-02-05
    status Active
26. 2025-01-31
    historical
27. 2025-01-08
    status Active
28. 2024-12-31
    historical
29. 2024-11-22
    status Active
30. 2024-11-15
    historical
31. 2024-11-03
    status Active
32. 2024-10-31
    historical
33. 2024-10-13
    price $429,000
34. 2024-09-16
    listed $435,000 Active
35. 2022-06-16
    soldstatus $391,000
36. 2022-06-07
    price $2,380
37. 2022-06-03
    soldstatus $391,000 Closed
38. 2022-06-03
    soldstatus $391,000 Sold
39. 2022-05-05
    status Pending
40. 2022-05-05
    historical Active Under Contract
41. 2022-04-27
    listed $369,999 Active
42. 2022-04-27
    listed $369,999 New
43. 2020-04-28
    soldstatus $257,500
44. 2020-04-17
    soldstatus $257,500 Closed
45. 2020-04-17
    soldstatus $257,500 Sold
46. 2020-03-29
    status Pending
47. 2020-03-26
    status Under Contract
48. 2019-11-19
    listed $259,900 Active
49. 2019-11-19
    listed $259,900 New
50. 2019-08-26
    historical

ⓘ 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: $5,183 · $432/mo
• Projected year-2 tax: $5,183 · $432/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $37,592
• − Mortgage interest: −$22,126
• − Property taxes: −$5,183
• − Insurance: −$1,975
• − Repairs & maintenance: −$3,007
• − Management: −$3,007
• − HOA: −$168
• − Depreciation: −$11,491
• Taxable loss: −$9,365
• Est. tax savings @ 24.0%: +$2,248
• After-tax cash flow: $-237/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

+117.6% since first listed

42 events — show timeline

• 2026-04-10 Listing Removed — GAMLS
• 2026-04-07 Price Changed $395,000 GAMLS
• 2026-04-06 Price Changed $395,000 FMLS
• 2026-04-03 Listed $39,500 FMLS
• 2026-04-03 Listed $39,500 GAMLS
• 2026-04-03 Listed $394,900 GAMLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-10-24 Price Changed $409,000 GAMLS
• 2025-06-27 Listed $419,500 GAMLS
• 2025-03-31 Listing Removed — FMLS
• 2025-02-05 Relisted — FMLS
• 2025-01-31 Listing Removed — FMLS
• 2025-01-08 Relisted — FMLS
• 2024-12-31 Listing Removed — FMLS
• 2024-11-22 Relisted — FMLS
• 2024-11-15 Listing Removed — FMLS
• 2024-11-03 Relisted — FMLS
• 2024-10-31 Listing Removed — FMLS
• 2024-10-13 Price Changed $429,000 FMLS
• 2024-09-16 Listed $435,000 FMLS
• 2022-06-16 Sold (Public Records) $391,000 Public Records
• 2022-06-07 Price Changed $2,380 RENT.
• 2022-06-03 Sold (MLS) $391,000 GAMLS
• 2022-06-03 Sold (MLS) $391,000 FMLS
• 2022-05-05 Pending — FMLS
• 2022-05-05 Contingent — GAMLS
• 2022-04-27 Listed $369,999 GAMLS
• 2022-04-27 Listed $369,999 FMLS
• 2020-04-28 Sold (Public Records) $257,500 Public Records
• 2020-04-17 Sold (MLS) $257,500 GAMLS
• 2020-04-17 Sold (MLS) $257,500 FMLS
• 2020-03-29 Pending — FMLS
• 2020-03-26 Pending — GAMLS
• 2019-11-19 Listed $259,900 GAMLS
• 2019-11-19 Listed $259,900 FMLS
• 2019-08-26 Listing Removed — GAMLS
• 2019-08-02 Price Changed $249,900 GAMLS
• 2019-07-03 Price Changed $259,900 GAMLS
• 2019-05-08 Listed $269,900 GAMLS
• 2006-02-07 Sold (Public Records) $197,900 Public Records
• 2003-04-17 Sold (Public Records) $172,900 Public Records
• 2002-02-22 Sold (Public Records) $181,500 Public Records

Property tax history

+4.7%/yr

Latest (2025): $5,183 · +1.1% YoY. Source: county tax records.