1480 Bramlett Forest Trl · Dacula, GA 30045

$369,900

4 bd · 2.5 ba · 2,069 sqft · SingleFamily public records · 197 Days on market

Built 2001 0.25 ac lot $179/sqft · 6% below area Est $396k · 7% under $50/mo HOA · 2% of rent ↓ 11% since listing

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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 +10.6/30.0
• ARV discount +10.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

!!! PRICE IMPROVEMENT !!! Welcome to this Amazing 2-Story, 4-Bedroom, 2.5-Bath Exceptionally Well Maintained Home in Highly Sought after Melrose Neighborhood. Walk in to an Open and Inviting Family Room appointed with Custom Built Shelving for all your Family Displays and Joyful Entertainment. Adjacent to the Spacious Formal Dining/Sitting Room is an Open Updated Kitchen with Custom Cabinetry, Granite Countertops, Stainless Steel Appliances and Eat in Kitchen area with Peninsula. From here, quick access to Private Backyard featuring Level enjoyment and Children's Playground. Upper Level features Owners Suite with Sitting area, Dual Closets and Spa Bath with Separate Tub and Shower and Dual Vanities. Upper Level also offers 3 additional Bedrooms perfect for Sleeping Quarters or possible Office/Arts & Crafts Space as well as an Updated Full Bathroom. This Swim/Tennis Neighborhood is conveniently located close to Vibrant Downtown Lawrenceville District, Sugarloaf Connector and Hwy 316 for easy access to Atlanta and Athens. WELCOME HOME!!!

Key facts

• Owners suite
• Private backyard
• Open updated kitchen

Tags

• CUSTOM BUILT SHELVING
• OPEN UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVATE BACKYARD
• OWNERS SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-181 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $286k (22.6% below list).
• Recommended offer: $286k (22.6% 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: Lovin Elementary School (math 31% / reading 38%, grade F, #531 of 1,228 statewide, top 45%, 893 students, 63% 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).
• Market conditions: Rents soft (-1.1%/yr); 429 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 ($104k/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 $11k 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 197 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 6 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,391 (22.6% 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 197 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 10.8

CMA / ARV

• ARV (median comp): $396,285
• List price: $369,900
• Delta: -6.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1065 Chimney Trace Way	0.17mi	4/2.0	2,093 (+1%)	14mo	$380,000	$182	76
860 Chimney Trace Way	0.33mi	4/3.0	2,140 (+3%)	6mo	$380,000	$178	72
992 Marta Crane Dr	0.42mi	4/2.5	2,177 (+5%)	0mo	$410,000	$188	71
1055 Chimney Trace Way	0.17mi	4/2.0	2,369 (+14%)	3mo	$371,500	$157	63
1176 Whatley Mill Ln	0.34mi	4/2.0	1,978 (-4%)	14mo	$349,000	$176	63
1581 Water Lily Way	0.37mi	4/2.5	2,312 (+12%)	2mo	$368,000	$159	61
1331 Log Cabin Ln	0.55mi	3/2.0 (-1)	2,149 (+4%)	2mo	$349,900	$163	60
1322 Melrose Woods Ln	0.44mi	4/2.5	2,342 (+13%)	2mo	$400,000	$171	56
881 Cruiser Run	0.55mi	3/2.0 (-1)	2,175 (+5%)	8mo	$343,000	$158	52
1317 Elmswood Glen Way	0.63mi	4/4.0	2,328 (+12%)	1mo	$480,000	$206	43
1328 Blazing Star Rd SE	0.65mi	3/2.5 (-1)	1,816 (-12%)	3mo	$374,000	$206	42
1631 Royal Ives Dr	0.54mi	5/2.5 (+1)	2,320 (+12%)	13mo	$365,000	$157	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -23.0%
• Equity multiple: 0.23×
• Total profit: $-79,907
• Equity at exit: $55,153

10-year hold

• IRR: -27.5%
• Equity multiple: -0.13×
• Total profit: $-116,993
• Equity at exit: $31,982

Cash invested: $103,572 (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 30045

• Home prices YoY: -34.5%
• Rents YoY: -1.1%
• Active inventory: 429
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,864 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$300 /mo · $3,599/yr
• Insurance: −$154
• HOA: −$50
• Vacancy / Maint / Mgmt: −$601
• Net cashflow: $-181

Break-even live

Break-even rent $3,093

Max offer price $337,869

Occupancy floor —

Sensitivity live

Price	-10% $28	-5% $-77	+0% $-181	+5% $-286	+10% $-391
Rent	-10% $-408	-5% $-294	+0% $-181	+5% $-68	+10% $45
Rate	-1.0pp $5	-0.5pp $-87	base $-181	+0.5pp $-277	+1.0pp $-375

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1293 Melrose Forest Ln Lawrenceville, GA	4.0	2.5	2323	$2,450	$1.05	0d	1	0.18mi
719 Still Hill Ln Lawrenceville, GA	4.0	2.5	2562	$2,450	$0.96	45d	1	0.21mi
748 Still Hill Ln Lawrenceville, GA	5.0	3.0	2602	$2,450	$0.94	18d	1	0.24mi
1502 Sand Way Lawrenceville, GA	4.0	2.5	2609	$2,400	$0.92	45d	1	0.25mi
1655 Bramlett Blvd Lawrenceville, GA	3.0	2.5	2264	$2,275	$1.00	12d	1	0.32mi
1564 Log Cabin Ln Lawrenceville, GA	4.0	2.5	2566	$2,999	$1.17	45d	1	0.48mi
961 Cruiser Run Lawrenceville, GA	4.0	2.5	2170	$3,500	$1.61	26d	1	0.49mi
962 Cruiser Run Lawrenceville, GA	4.0	3.0	2170	$3,700	$1.71	45d	1	0.51mi
1305 Bramlett Blvd Lawrenceville, GA	4.0	2.5	2312	$2,410	$1.04	45d	1	0.59mi
1240 Grayson Oaks Dr Lawrenceville, GA	5.0	4.0	2778	$2,850	$1.03	5d	1	0.67mi
1525 New Hope Rd Lawrenceville, GA	5.0	2.5	2619	$3,200	$1.22	6d	1	0.72mi
1118 Low Water Way Lawrenceville, GA	3.0	2.0	2076	$2,100	$1.01	7d	1	0.92mi
1632 Cagle Ct Lawrenceville, GA	4.0	2.0	1853	$2,500	$1.35	45d	1	1.19mi
1466 Wilson Manor Cir Lawrenceville, GA	5.0	2.5	2912	$2,524	$0.87	19d	1	1.20mi
1680 Station Bluff Dr Lawrenceville, GA	4.0	2.5	2655	$3,070	$1.16	45d	1	1.22mi
786 Overlook Gln Dr Lawrenceville, GA	4.0	3.0	2635	$2,600	$0.99	14d	1	1.24mi
534 Quiet Cloud Dr Lawrenceville, GA	4.0	2.5	2655	$3,290	$1.24	7d	1	1.27mi
657 Overlook Glen Dr Lawrenceville, GA	5.0	3.0	2522	$2,740	$1.09	26d	1	1.29mi
402 Holiday Bluff Ln Lawrenceville, GA	4.0	3.0	2458	$3,320	$1.35	21d	1	1.34mi
1427 Trident Maple Chase Lawrenceville, GA	4.0	3.0	2676	$3,350	$1.25	45d	1	1.34mi
1120 Trident Maple Chase Lawrenceville, GA	4.0	3.0	2676	$3,500	$1.31	45d	1	1.34mi
1289 Avington Glen Dr Lawrenceville, GA	5.0	3.0	2737	$2,749	$1.00	4d	1	1.38mi
1314 Little Hampton Dr Lawrenceville, GA	4.0	2.5	1932	$2,305	$1.19	17d	1	1.46mi
1305 Little Hampton Dr Lawrenceville, GA	4.0	2.5	1955	$2,225	$1.14	23d	1	1.49mi
2068 White Top Rd Lawrenceville, GA	4.0	2.5	2765	$2,400	$0.87	26d	1	1.49mi
2068 White Top Rd Lawrenceville, GA	4.0	2.5	2765	$2,400	$0.87	22d	1	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 43 events

1. 2026-06-22
   days on market $369,900 Active 197 DOM
2. 2026-06-18
   days on market $369,900 Active 194 DOM
3. 2026-06-17
   days on market $369,900 Active 193 DOM
4. 2026-06-16
   days on market $369,900 Active 192 DOM
5. 2026-06-15
   days on market $369,900 Active 191 DOM
6. 2026-06-13
   days on market $369,900 Active 189 DOM
7. 2026-06-09
   days on market $369,900 Active 185 DOM
8. 2026-06-08
   days on market $369,900 Active 184 DOM
9. 2026-06-07
   days on market $369,900 Active 183 DOM
10. 2026-06-04
    days on market $369,900 Active 180 DOM
11. 2026-06-03
    days on market $369,900 Active 179 DOM
12. 2026-06-02
    days on market $369,900 Active 178 DOM
13. 2026-06-01
    days on market $369,900 Active 177 DOM
14. 2026-05-31
    days on market $369,900 Active 176 DOM
15. 2026-02-19
    price $375,000 1061-char remark

    Show marketing remark (1061 chars)

    !!! PRICE IMPROVEMENT !!! Welcome to this Amazing 2-Story, 4-Bedroom, 2.5-Bath Exceptionally Well Maintained Home in Highly Sought after Melrose Neighborhood. Walk in to an Open and Inviting Family Room appointed with Custom Built Shelving for all your Family Displays and Joyful Entertainment. Adjacent to the Spacious Formal Dining/Sitting Room is an Open Updated Kitchen with Custom Cabinetry, Granite Countertops, Stainless Steel Appliances and Eat in Kitchen area with Peninsula. From here, quick access to Private Backyard featuring Level enjoyment and Children's Playground. Upper Level features Owners Suite with Sitting area, Dual Closets and Spa Bath with Separate Tub and Shower and Dual Vanities. Upper Level also offers 3 additional Bedrooms perfect for Sleeping Quarters or possible Office/Arts & Crafts Space as well as an Updated Full Bathroom. This Swim/Tennis Neighborhood is conveniently located close to Vibrant Downtown Lawrenceville District, Sugarloaf Connector and Hwy 316 for easy access to Atlanta and Athens. WELCOME HOME!!!

16. 2026-02-19
    price $375,000 1061-char remark

    Show marketing remark (1061 chars)

    !!! PRICE IMPROVEMENT !!! Welcome to this Amazing 2-Story, 4-Bedroom, 2.5-Bath Exceptionally Well Maintained Home in Highly Sought after Melrose Neighborhood. Walk in to an Open and Inviting Family Room appointed with Custom Built Shelving for all your Family Displays and Joyful Entertainment. Adjacent to the Spacious Formal Dining/Sitting Room is an Open Updated Kitchen with Custom Cabinetry, Granite Countertops, Stainless Steel Appliances and Eat in Kitchen area with Peninsula. From here, quick access to Private Backyard featuring Level enjoyment and Children's Playground. Upper Level features Owners Suite with Sitting area, Dual Closets and Spa Bath with Separate Tub and Shower and Dual Vanities. Upper Level also offers 3 additional Bedrooms perfect for Sleeping Quarters or possible Office/Arts & Crafts Space as well as an Updated Full Bathroom. This Swim/Tennis Neighborhood is conveniently located close to Vibrant Downtown Lawrenceville District, Sugarloaf Connector and Hwy 316 for easy access to Atlanta and Athens. WELCOME HOME!!!

17. 2026-01-18
    price $379,000 1061-char remark

    Show marketing remark (1061 chars)

    !!! PRICE IMPROVEMENT !!! Welcome to this Amazing 2-Story, 4-Bedroom, 2.5-Bath Exceptionally Well Maintained Home in Highly Sought after Melrose Neighborhood. Walk in to an Open and Inviting Family Room appointed with Custom Built Shelving for all your Family Displays and Joyful Entertainment. Adjacent to the Spacious Formal Dining/Sitting Room is an Open Updated Kitchen with Custom Cabinetry, Granite Countertops, Stainless Steel Appliances and Eat in Kitchen area with Peninsula. From here, quick access to Private Backyard featuring Level enjoyment and Children's Playground. Upper Level features Owners Suite with Sitting area, Dual Closets and Spa Bath with Separate Tub and Shower and Dual Vanities. Upper Level also offers 3 additional Bedrooms perfect for Sleeping Quarters or possible Office/Arts & Crafts Space as well as an Updated Full Bathroom. This Swim/Tennis Neighborhood is conveniently located close to Vibrant Downtown Lawrenceville District, Sugarloaf Connector and Hwy 316 for easy access to Atlanta and Athens. WELCOME HOME!!!

18. 2026-01-18
    price $379,000 1061-char remark

    Show marketing remark (1061 chars)

    !!! PRICE IMPROVEMENT !!! Welcome to this Amazing 2-Story, 4-Bedroom, 2.5-Bath Exceptionally Well Maintained Home in Highly Sought after Melrose Neighborhood. Walk in to an Open and Inviting Family Room appointed with Custom Built Shelving for all your Family Displays and Joyful Entertainment. Adjacent to the Spacious Formal Dining/Sitting Room is an Open Updated Kitchen with Custom Cabinetry, Granite Countertops, Stainless Steel Appliances and Eat in Kitchen area with Peninsula. From here, quick access to Private Backyard featuring Level enjoyment and Children's Playground. Upper Level features Owners Suite with Sitting area, Dual Closets and Spa Bath with Separate Tub and Shower and Dual Vanities. Upper Level also offers 3 additional Bedrooms perfect for Sleeping Quarters or possible Office/Arts & Crafts Space as well as an Updated Full Bathroom. This Swim/Tennis Neighborhood is conveniently located close to Vibrant Downtown Lawrenceville District, Sugarloaf Connector and Hwy 316 for easy access to Atlanta and Athens. WELCOME HOME!!!

19. 2025-12-04
    listed $379,900 New 1061-char remark

    Show marketing remark (1061 chars)

    !!! PRICE IMPROVEMENT !!! Welcome to this Amazing 2-Story, 4-Bedroom, 2.5-Bath Exceptionally Well Maintained Home in Highly Sought after Melrose Neighborhood. Walk in to an Open and Inviting Family Room appointed with Custom Built Shelving for all your Family Displays and Joyful Entertainment. Adjacent to the Spacious Formal Dining/Sitting Room is an Open Updated Kitchen with Custom Cabinetry, Granite Countertops, Stainless Steel Appliances and Eat in Kitchen area with Peninsula. From here, quick access to Private Backyard featuring Level enjoyment and Children's Playground. Upper Level features Owners Suite with Sitting area, Dual Closets and Spa Bath with Separate Tub and Shower and Dual Vanities. Upper Level also offers 3 additional Bedrooms perfect for Sleeping Quarters or possible Office/Arts & Crafts Space as well as an Updated Full Bathroom. This Swim/Tennis Neighborhood is conveniently located close to Vibrant Downtown Lawrenceville District, Sugarloaf Connector and Hwy 316 for easy access to Atlanta and Athens. WELCOME HOME!!!

20. 2025-12-04
    listed $379,900 Active 1061-char remark

    Show marketing remark (1061 chars)

    !!! PRICE IMPROVEMENT !!! Welcome to this Amazing 2-Story, 4-Bedroom, 2.5-Bath Exceptionally Well Maintained Home in Highly Sought after Melrose Neighborhood. Walk in to an Open and Inviting Family Room appointed with Custom Built Shelving for all your Family Displays and Joyful Entertainment. Adjacent to the Spacious Formal Dining/Sitting Room is an Open Updated Kitchen with Custom Cabinetry, Granite Countertops, Stainless Steel Appliances and Eat in Kitchen area with Peninsula. From here, quick access to Private Backyard featuring Level enjoyment and Children's Playground. Upper Level features Owners Suite with Sitting area, Dual Closets and Spa Bath with Separate Tub and Shower and Dual Vanities. Upper Level also offers 3 additional Bedrooms perfect for Sleeping Quarters or possible Office/Arts & Crafts Space as well as an Updated Full Bathroom. This Swim/Tennis Neighborhood is conveniently located close to Vibrant Downtown Lawrenceville District, Sugarloaf Connector and Hwy 316 for easy access to Atlanta and Athens. WELCOME HOME!!!

21. 2025-10-31
    historical
22. 2025-10-31
    historical
23. 2025-09-26
    price $377,900
24. 2025-09-26
    price $377,900
25. 2025-09-17
    listed $378,900 Active
26. 2025-09-17
    listed $378,900 New
27. 2025-09-16
    historical
28. 2025-09-16
    historical
29. 2025-08-14
    price $379,900
30. 2025-08-14
    price $379,900
31. 2025-07-07
    price $381,900
32. 2025-07-07
    price $381,900
33. 2025-06-03
    price $384,900
34. 2025-06-03
    price $384,900
35. 2025-05-26
    price $394,900
36. 2025-05-26
    price $394,900
37. 2025-05-15
    price $400,000
38. 2025-05-15
    price $400,000
39. 2025-05-02
    price $415,000
40. 2025-05-02
    price $415,000
41. 2025-04-04
    listed $420,000 Active
42. 2025-04-04
    historical
43. 2025-04-03
    listed $420,000 New

ⓘ 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: $3,599 · $300/mo
• Projected year-2 tax: $3,599 · $300/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 6/10 Major 7 d/yr ≥104°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $34,367
• − Mortgage interest: −$20,720
• − Property taxes: −$3,599
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,749
• − Management: −$2,749
• − HOA: −$600
• − Depreciation: −$10,761
• Taxable loss: −$8,661
• Est. tax savings @ 24.0%: +$2,079
• After-tax cash flow: $-97/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): 44,993
• Household income: $104,350
• Rent vs Own: 16.8% rent · 83.2% own
• Severe rent burden: 659.0

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 0.70)
• Race & ethnicity: Black 43% White 26% Hispanic / Latino 21% Two or more races 11% Asian 6%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2% Dominican 3%
• Common ancestry: Slovak 2% Italian 2% American 1%
• Foreign-born: 22% · Canada, Vietnam, South Korea
• Languages at home: 70% English-only · Spanish 18% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -120.05%
• Current HPI: 228.0768
• Rent YoY: ▼ -1.09%
• 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

-10.7% since first listed

29 events — show timeline

• 2026-02-19 Price Changed $375,000 GAMLS
• 2026-02-19 Price Changed $375,000 FMLS
• 2026-01-18 Price Changed $379,000 FMLS
• 2026-01-18 Price Changed $379,000 GAMLS
• 2025-12-04 Listed $379,900 FMLS
• 2025-12-04 Listed $379,900 GAMLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-31 Listing Removed — FMLS
• 2025-09-26 Price Changed $377,900 FMLS
• 2025-09-26 Price Changed $377,900 GAMLS
• 2025-09-17 Listed $378,900 GAMLS
• 2025-09-17 Listed $378,900 FMLS
• 2025-09-16 Listing Removed — GAMLS
• 2025-09-16 Listing Removed — FMLS
• 2025-08-14 Price Changed $379,900 FMLS
• 2025-08-14 Price Changed $379,900 GAMLS
• 2025-07-07 Price Changed $381,900 FMLS
• 2025-07-07 Price Changed $381,900 GAMLS
• 2025-06-03 Price Changed $384,900 GAMLS
• 2025-06-03 Price Changed $384,900 FMLS
• 2025-05-26 Price Changed $394,900 GAMLS
• 2025-05-26 Price Changed $394,900 FMLS
• 2025-05-15 Price Changed $400,000 GAMLS
• 2025-05-15 Price Changed $400,000 FMLS
• 2025-05-02 Price Changed $415,000 GAMLS
• 2025-05-02 Price Changed $415,000 FMLS
• 2025-04-04 Listed $420,000 FMLS
• 2025-04-04 Coming Soon — FMLS
• 2025-04-03 Listed $420,000 GAMLS

Property tax history

+4.3%/yr

Latest (2025): $3,599 · +0.9% YoY. Source: county tax records.