1500 Wilkes Crest Dr · Dacula, GA 30019

$330,000

3 bd · 2.0 ba · 1,732 sqft · SingleFamily public records · 37 Days on market

Built 1998 0.29 ac lot $191/sqft · 13% below area Est $379k · 13% under $33/mo HOA · 1% 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).

• ARV discount +13.3/15.0
• Cash flow +9.4/30.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

RARE ONE-OWNER RANCH! Best value in the Mill Creek School District at $330k. This impeccably maintained 1998 "time capsule" features 3BR/2BA plus a flexible bonus room (perfect 4th BR/Office). 1,732 sq ft on a .29-acre lot in Charleston Place. NO RENTAL RESTRICTIONS-ideal for savvy investors or owners looking to build instant equity. Pristine condition with original charm (including those iconic green counters!) ready for your modern touch. Minutes from the upcoming Dacula City Core (2027). A cherished home for 30 years-ready for its next chapter!

Key facts

• One owner ranch
• Pristine condition
• Flexible bonus room

Tags

• ONE OWNER RANCH
• MILL CREEK SCHOOL DISTRICT
• FLEXIBLE BONUS ROOM
• NO RENTAL RESTRICTIONS
• PRISTINE CONDITION
• ORIGINAL CHARM

Property features AI

Finance

• Other: Directions: I-85 N to Exit 118 (Hwy 324). Right on Auburn Rd. Right on Old Fountain Rd. Right into Charleston Place on Wilkes Crest Dr.; County: Gwinnett, GA
• HOA & community: Homeowners association with annual fee of $400; HOA covers grounds maintenance and community pool; Community amenities include a pool and playground

Exterior

• Parking: Attached garage with rear/side orientation; Garage door opener; Total 2 parking spaces (2 garage spaces)
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Natural gas available; Phone service available; Underground utilities
• Home design: One-level home; Brick front with vinyl siding; Composition roof; Built on a slab foundation; Fee simple ownership
• Construction: Brick front and vinyl siding exterior; Composition shingle roof; Slab foundation
• Exterior features: Patio; Asphalt road frontage on a county road; Street lights and sidewalks in the community

Interior

• Kitchen: Eat-in kitchen with pantry; Refrigerator; Dishwasher; Microwave; Disposal
• Bedrooms: Three main-level bedrooms; Bedroom layout offers a roommate-style / split bedroom plan
• Flooring: Hardwood; Carpet; Laminate
• Bathrooms: Two full bathrooms; Master bath with separate tub and shower
• Heating & cooling: Central heating (natural gas); Central air conditioning (gas); Ceiling fans
• Interior features: High-speed internet available; Vaulted ceilings; Disappearing attic stairs; Bay windows with double-pane, insulated glass; No shared/common walls; Gas-started fireplace in the family room
• Laundry & utility: Laundry room; Mud room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (12.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (25.7% below list).
• Recommended offer: $245k (25.7% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Fort Daniel Elementary School (math 50% / reading 54%, grade C-, #227 of 1,228 statewide, top 19%, 691 students, 37% FRL); Osborne Middle School (math 62% / reading 63%, grade B+, #33 of 470 statewide, top 7%, 1,667 students, 25% FRL); Mill Creek High School (math 32% / reading 45%, grade F, #61 of 424 statewide, top 15%, 2,839 students, 22% FRL) — zoned schools average 28% FRL vs 47% district-wide (19 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 657 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $10k 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 37 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $245,271 (25.7% 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 37 days. Have you received any prior offers? Is the seller open to a 26% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.74% ✗
• Cap rate: 5.44%
• Cash-on-cash: -3.06%
• DSCR: 0.86
• GRM: 11.2

CMA / ARV

• ARV (median comp): $379,293
• List price: $330,000
• Delta: -13.00%
• 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
1500 Wilkes Crest Dr	0.00mi	3/2.0	1,732 (0%)	0mo	$350,000	$202	100
1400 Wilkes Crest Dr	0.12mi	3/2.0	1,740 (+0%)	5mo	$362,000	$208	89
3135 Evergreen Eve Xing	0.34mi	3/2.0	1,815 (+5%)	0mo	$365,000	$201	76
2717 Wilding Green Ln	0.31mi	3/2.0	1,834 (+6%)	2mo	$400,000	$218	74
2701 Conifer Green Way	0.52mi	3/2.0	1,716 (-1%)	3mo	$369,900	$216	72
1695 Heatherton Rd	0.49mi	4/2.0 (+1)	1,717 (-1%)	4mo	$349,900	$204	67
2628 Adair Trl	0.23mi	4/2.0 (+1)	1,924 (+11%)	0mo	$399,900	$208	66
1071 Wildwood Wake Bnd	0.54mi	3/2.0	1,903 (+10%)	1mo	$360,000	$189	58
1281 Carson View Ct	0.20mi	4/3.0 (+1)	1,956 (+13%)	3mo	$387,500	$198	57
1403 Belfaire Trce	0.46mi	3/2.0	1,964 (+13%)	1mo	$405,000	$206	56
1758 Auburn Ridge Way	0.55mi	3/2.0	1,989 (+15%)	3mo	$450,000	$226	47
1598 Auburn Ridge Way	0.68mi	2/2.0 (-1)	1,879 (+8%)	4mo	$440,000	$234	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: -20.3%
• Equity multiple: 0.29×
• Total profit: $-65,860
• Equity at exit: $49,204

10-year hold

• IRR: -11.4%
• Equity multiple: 0.29×
• Total profit: $-65,698
• Equity at exit: $28,532

Cash invested: $92,400 (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: 11.2×

Monthly cashflow live

• Estimated rent: $2,453 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$272 /mo · $3,265/yr
• Insurance: −$138
• HOA: −$33
• Vacancy / Maint / Mgmt: −$515
• Net cashflow: $-236

Break-even live

Break-even rent $2,751

Max offer price $288,396

Occupancy floor —

Sensitivity live

Price	-10% $-49	-5% $-142	+0% $-236	+5% $-329	+10% $-422
Rent	-10% $-429	-5% $-332	+0% $-236	+5% $-139	+10% $-42
Rate	-1.0pp $-69	-0.5pp $-152	base $-236	+0.5pp $-321	+1.0pp $-408

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1281 Carson View Ct Dacula, GA	4.0	3.0	1956	$2,295	$1.17	45d	1	0.19mi
3105 Evergreen Eve Xing Dacula, GA	3.0	2.0	1848	$2,215	$1.20	46d	1	0.37mi
2447 Moultrie Ct Dacula, GA	4.0	2.5	2136	$2,425	$1.14	1d	1	0.71mi
2447 Moultrie Ct Dacula, GA	4.0	2.5	2136	$2,425	$1.14	14d	1	0.71mi
1645 Fort Mason Way Dacula, GA	4.0	2.0	1778	$2,400	$1.35	45d	1	0.78mi
1603 Fort Perry Way Dacula, GA	3.0	2.5	1925	$2,245	$1.17	4d	1	0.80mi
2540 Old Peachtree Rd Lawrenceville, GA	3.0	2.0	1200	$2,300	$1.92	20d	1	0.87mi
2540 Old Peachtree Rd NE Unit 3 Lawrenceville, GA	2.0	1.0	1067	$1,600	$1.50	14d	1	0.87mi
1038 Homestead Way St Dacula, GA	2.0	2.0	1350	$2,500	$1.85	7d	1	0.98mi
1707 Mountain Fort Way Dacula, GA	3.0	2.0	1642	$1,950	$1.19	46d	1	1.02mi
1852 Auburn Rd Dacula, GA	3.0–4.0	2.5	2349	$2,388	$1.02	0d	4	1.07mi
1985 Castle Royale Dr Lawrenceville, GA	4.0	2.5	1919	$2,121	$1.11	7d	1	1.26mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 13 events

1. 2026-06-13
   statusdays on market $330,000 Pending 37 DOM
2. 2026-06-09
   days on market $330,000 Active Under Contract 35 DOM
3. 2026-06-08
   days on market $330,000 Active Under Contract 34 DOM
4. 2026-06-07
   days on market $330,000 Active Under Contract 33 DOM
5. 2026-06-04
   days on market $330,000 Active Under Contract 30 DOM
6. 2026-06-03
   days on market $330,000 Active Under Contract 29 DOM
7. 2026-06-02
   days on market $330,000 Active Under Contract 28 DOM
8. 2026-06-01
   days on market $330,000 Active Under Contract 27 DOM
9. 2026-05-31
   days on market $330,000 Active Under Contract 26 DOM
10. 2026-05-08
    historical Active Under Contract 566-char remark

    Show marketing remark (566 chars)

    RARE ONE-OWNER RANCH! Best value in the Mill Creek School District at $330k. This impeccably maintained 1998 "time capsule" features 3BR/2BA plus a flexible bonus room (perfect 4th BR/Office). 1,732 sq ft on a .29-acre lot in Charleston Place. NO RENTAL RESTRICTIONS-ideal for savvy investors or owners looking to build instant equity. Pristine condition with original charm (including those iconic green counters!) ready for your modern touch. Minutes from the upcoming Dacula City Core (2027). A cherished home for 30 years-ready for its next chapter!

11. 2026-05-08
    historical Active Under Contract 566-char remark

    Show marketing remark (566 chars)

    RARE ONE-OWNER RANCH! Best value in the Mill Creek School District at $330k. This impeccably maintained 1998 "time capsule" features 3BR/2BA plus a flexible bonus room (perfect 4th BR/Office). 1,732 sq ft on a .29-acre lot in Charleston Place. NO RENTAL RESTRICTIONS-ideal for savvy investors or owners looking to build instant equity. Pristine condition with original charm (including those iconic green counters!) ready for your modern touch. Minutes from the upcoming Dacula City Core (2027). A cherished home for 30 years-ready for its next chapter!

12. 2026-05-04
    listed $330,000 New 566-char remark

    Show marketing remark (566 chars)

    RARE ONE-OWNER RANCH! Best value in the Mill Creek School District at $330k. This impeccably maintained 1998 "time capsule" features 3BR/2BA plus a flexible bonus room (perfect 4th BR/Office). 1,732 sq ft on a .29-acre lot in Charleston Place. NO RENTAL RESTRICTIONS-ideal for savvy investors or owners looking to build instant equity. Pristine condition with original charm (including those iconic green counters!) ready for your modern touch. Minutes from the upcoming Dacula City Core (2027). A cherished home for 30 years-ready for its next chapter!

13. 2026-05-04
    listed $330,000 Active 566-char remark

    Show marketing remark (566 chars)

    RARE ONE-OWNER RANCH! Best value in the Mill Creek School District at $330k. This impeccably maintained 1998 "time capsule" features 3BR/2BA plus a flexible bonus room (perfect 4th BR/Office). 1,732 sq ft on a .29-acre lot in Charleston Place. NO RENTAL RESTRICTIONS-ideal for savvy investors or owners looking to build instant equity. Pristine condition with original charm (including those iconic green counters!) ready for your modern touch. Minutes from the upcoming Dacula City Core (2027). A cherished home for 30 years-ready for its next chapter!

ⓘ 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: $3,265 · $272/mo
• Projected year-2 tax: $3,265 · $272/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% 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: $29,433
• − Mortgage interest: −$18,485
• − Property taxes: −$3,265
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,355
• − Management: −$2,355
• − HOA: −$396
• − Depreciation: −$9,600
• Taxable loss: −$8,673
• Est. tax savings @ 24.0%: +$2,082
• After-tax cash flow: $-745/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

+6.1% since first listed

8 events — show timeline

• 2026-06-12 Sold (MLS) $350,000 GAMLS
• 2026-06-12 Sold (MLS) $350,000 FMLS
• 2026-06-11 Pending — GAMLS
• 2026-06-11 Pending — FMLS
• 2026-05-08 Contingent — GAMLS
• 2026-05-08 Contingent — FMLS
• 2026-05-04 Listed $330,000 GAMLS
• 2026-05-04 Listed $330,000 FMLS

Property tax history

+3.1%/yr

Latest (2025): $3,265 · -6.2% YoY. Source: county tax records.