2015 Waycross Ln · Dacula, GA 30019

$379,900

4 bd · 2.0 ba · 1,768 sqft · SingleFamily public records · 253 Days on market

Built 2022 7,840 sqft lot $215/sqft · 14% below area Est $440k · 14% under $67/mo HOA · 2% of rent ↓ 7% 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).

• ARV discount +13.6/15.0
• Cash flow +7.4/30.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming house in Dacula featuring 4 bed/2 bath. The open-concept living area provides a warm and inviting atmosphere, ideal for both entertaining and everyday living. The kitchen is a dream with plenty of cabinet space and a breakfast area that overlooks the private backyard. Screened/covered sunroom in the back. Fenced backyard provides a secured atmosphere. Conveniently located near shopping, Highway 316, and I-85. Enjoy the peaceful suburban lifestyle while being close to everything you need.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-485 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $294k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $277k (27.1% below list).
• Recommended offer: $277k (27.1% below list) — sets the bar for 1% rule.

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); 653 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $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 253 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask is 16417% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $276,995 (27.1% 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 253 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.76%
• Cash-on-cash: -5.47%
• DSCR: 0.76
• GRM: 11.4

CMA / ARV

• ARV (median comp): $439,626
• List price: $379,900
• Delta: -13.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2237 Pelham Pass	0.17mi	4/2.0	1,768 (0%)	1mo	$390,000	$221	92
2126 Waycross Ln	0.11mi	3/2.0 (-1)	1,711 (-3%)	6mo	$375,000	$219	80
2030 Vidalia Ct	0.13mi	3/2.0 (-1)	1,773 (+0%)	11mo	$376,500	$212	79
2010 Vidalia Ct	0.12mi	3/2.0 (-1)	1,697 (-4%)	12mo	$393,900	$232	73
1125 Campbell Pine Trl	0.49mi	4/3.0	1,897 (+7%)	6mo	$400,000	$211	56
690 Alcovy Woods Dr	0.75mi	3/2.0 (-1)	1,796 (+2%)	15mo	$370,000	$206	45
1896 Alcovy Trace Way	0.51mi	3/1.5 (-1)	2,029 (+15%)	5mo	$350,000	$172	41
620 Alcovy Springs Dr	0.55mi	4/2.0	2,033 (+15%)	12mo	$400,000	$197	39
2425 Alcovy Rd	0.75mi	3/2.0 (-1)	1,636 (-8%)	22mo	$569,000	$348	29
925 Leighs Brook Way	0.67mi	4/3.0	1,946 (+10%)	23mo	$370,000	$190	29

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: -24.4%
• Equity multiple: 0.16×
• Total profit: $-89,403
• Equity at exit: $56,644

10-year hold

• IRR: -17.1%
• Equity multiple: 0.01×
• Total profit: $-104,831
• Equity at exit: $32,847

Cash invested: $106,372 (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: 653
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,770 high
• Mortgage (P&I): −$1,992
• Tax from tax record: −$456 /mo · $5,471/yr
• Insurance: −$158
• HOA: −$67
• Vacancy / Maint / Mgmt: −$582
• Net cashflow: $-485

Break-even live

Break-even rent $3,384

Max offer price $294,197

Occupancy floor —

Sensitivity live

Price	-10% $-270	-5% $-378	+0% $-485	+5% $-593	+10% $-700
Rent	-10% $-704	-5% $-595	+0% $-485	+5% $-376	+10% $-266
Rate	-1.0pp $-294	-0.5pp $-389	base $-485	+0.5pp $-584	+1.0pp $-684

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1936 Waycross Ln Dacula, GA	5.0	3.0	2535	$2,600	$1.03	19d	1	0.10mi
1268 Mitford Ln Dacula, GA	4.0	2.5	2414	$3,400	$1.41	5d	1	0.75mi
2237 Alton Frank Way Dacula, GA	3.0	2.0	1588	$1,995	$1.26	45d	1	0.85mi
1646 Hedington Ct Lawrenceville, GA	4.0	2.5	1992	$2,295	$1.15	5d	1	0.94mi
2583 Davis Rock Dr Dacula, GA	1.0–3.0	1.0–3.0	1069	$2,550	$2.39	0d	225	1.07mi
1437 Balvaird Dr Lawrenceville, GA	4.0	2.5	2200	$3,400	$1.55	6d	1	1.16mi
850 Elderberry Ct Lawrenceville, GA	5.0	3.0	2498	$3,650	$1.46	25d	1	1.17mi
2230 Village Trail Ct Dacula, GA	4.0	2.5	2112	$2,300	$1.09	45d	1	1.35mi
2517 Briar Valley Way Dacula, GA	3.0	2.0	1689	$700	$0.41	25d	1	1.35mi
1629 Swamp Cabbage Dr Lawrenceville, GA	4.0	2.5	1645	$1,990	$1.21	45d	1	1.36mi
2794 Misty Ct Dacula, GA	3.0	2.5	1497	$2,395	$1.60	4d	1	1.40mi
460 Little Creek Rd Lawrenceville, GA	3.0	2.0	1276	$1,865	$1.46	45d	1	1.41mi
465 Little Creek Rd Lawrenceville, GA	3.0	2.5	1906	$1,895	$0.99	45d	1	1.43mi
494 Lobdale Falls Dr Lawrenceville, GA	4.0	2.5	1949	$2,030	$1.04	6d	1	1.46mi
305 Little Creek Rd Lawrenceville, GA	3.0	2.0	1544	$1,899	$1.23	4d	1	1.50mi
537 Eastside Dr Dacula, GA	3.0	2.0	1400	$2,199	$1.57	25d	1	1.50mi

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 25 events

1. 2026-06-18
   days on market $379,900 Active 253 DOM
2. 2026-06-17
   days on market $379,900 Active 252 DOM
3. 2026-06-16
   days on market $379,900 Active 251 DOM
4. 2026-06-15
   days on market $379,900 Active 250 DOM
5. 2026-06-13
   days on market $379,900 Active 248 DOM
6. 2026-06-09
   days on market $379,900 Active 244 DOM
7. 2026-06-08
   days on market $379,900 Active 243 DOM
8. 2026-06-07
   days on market $379,900 Active 242 DOM
9. 2026-06-04
   days on market $379,900 Active 239 DOM
10. 2026-06-03
    days on market $379,900 Active 238 DOM
11. 2026-06-02
    days on market $379,900 Active 237 DOM
12. 2026-06-01
    days on market $379,900 Active 236 DOM
13. 2026-05-31
    days on market $379,900 Active 235 DOM
14. 2026-05-03
    status Active 501-char remark

    Show marketing remark (501 chars)

    Charming house in Dacula featuring 4 bed/2 bath. The open-concept living area provides a warm and inviting atmosphere, ideal for both entertaining and everyday living. The kitchen is a dream with plenty of cabinet space and a breakfast area that overlooks the private backyard. Screened/covered sunroom in the back. Fenced backyard provides a secured atmosphere. Conveniently located near shopping, Highway 316, and I-85. Enjoy the peaceful suburban lifestyle while being close to everything you need.

15. 2026-04-30
    historical 501-char remark

    Show marketing remark (501 chars)

    Charming house in Dacula featuring 4 bed/2 bath. The open-concept living area provides a warm and inviting atmosphere, ideal for both entertaining and everyday living. The kitchen is a dream with plenty of cabinet space and a breakfast area that overlooks the private backyard. Screened/covered sunroom in the back. Fenced backyard provides a secured atmosphere. Conveniently located near shopping, Highway 316, and I-85. Enjoy the peaceful suburban lifestyle while being close to everything you need.

16. 2026-04-15
    price $389,900 501-char remark

    Show marketing remark (501 chars)

    Charming house in Dacula featuring 4 bed/2 bath. The open-concept living area provides a warm and inviting atmosphere, ideal for both entertaining and everyday living. The kitchen is a dream with plenty of cabinet space and a breakfast area that overlooks the private backyard. Screened/covered sunroom in the back. Fenced backyard provides a secured atmosphere. Conveniently located near shopping, Highway 316, and I-85. Enjoy the peaceful suburban lifestyle while being close to everything you need.

17. 2026-04-01
    status Active 501-char remark

    Show marketing remark (501 chars)

    Charming house in Dacula featuring 4 bed/2 bath. The open-concept living area provides a warm and inviting atmosphere, ideal for both entertaining and everyday living. The kitchen is a dream with plenty of cabinet space and a breakfast area that overlooks the private backyard. Screened/covered sunroom in the back. Fenced backyard provides a secured atmosphere. Conveniently located near shopping, Highway 316, and I-85. Enjoy the peaceful suburban lifestyle while being close to everything you need.

18. 2026-03-31
    historical 501-char remark

    Show marketing remark (501 chars)

    Charming house in Dacula featuring 4 bed/2 bath. The open-concept living area provides a warm and inviting atmosphere, ideal for both entertaining and everyday living. The kitchen is a dream with plenty of cabinet space and a breakfast area that overlooks the private backyard. Screened/covered sunroom in the back. Fenced backyard provides a secured atmosphere. Conveniently located near shopping, Highway 316, and I-85. Enjoy the peaceful suburban lifestyle while being close to everything you need.

19. 2026-01-29
    historical $2,300
20. 2026-01-28
    listed $2,300
21. 2026-01-01
    price $399,000 501-char remark

    Show marketing remark (501 chars)

    Charming house in Dacula featuring 4 bed/2 bath. The open-concept living area provides a warm and inviting atmosphere, ideal for both entertaining and everyday living. The kitchen is a dream with plenty of cabinet space and a breakfast area that overlooks the private backyard. Screened/covered sunroom in the back. Fenced backyard provides a secured atmosphere. Conveniently located near shopping, Highway 316, and I-85. Enjoy the peaceful suburban lifestyle while being close to everything you need.

22. 2026-01-01
    status Active 501-char remark

    Show marketing remark (501 chars)

    Charming house in Dacula featuring 4 bed/2 bath. The open-concept living area provides a warm and inviting atmosphere, ideal for both entertaining and everyday living. The kitchen is a dream with plenty of cabinet space and a breakfast area that overlooks the private backyard. Screened/covered sunroom in the back. Fenced backyard provides a secured atmosphere. Conveniently located near shopping, Highway 316, and I-85. Enjoy the peaceful suburban lifestyle while being close to everything you need.

23. 2025-12-06
    historical 501-char remark

    Show marketing remark (501 chars)

    Charming house in Dacula featuring 4 bed/2 bath. The open-concept living area provides a warm and inviting atmosphere, ideal for both entertaining and everyday living. The kitchen is a dream with plenty of cabinet space and a breakfast area that overlooks the private backyard. Screened/covered sunroom in the back. Fenced backyard provides a secured atmosphere. Conveniently located near shopping, Highway 316, and I-85. Enjoy the peaceful suburban lifestyle while being close to everything you need.

24. 2025-11-28
    listed $2,300
25. 2025-09-08
    listed $419,900 Active 501-char remark

    Show marketing remark (501 chars)

    Charming house in Dacula featuring 4 bed/2 bath. The open-concept living area provides a warm and inviting atmosphere, ideal for both entertaining and everyday living. The kitchen is a dream with plenty of cabinet space and a breakfast area that overlooks the private backyard. Screened/covered sunroom in the back. Fenced backyard provides a secured atmosphere. Conveniently located near shopping, Highway 316, and I-85. Enjoy the peaceful suburban lifestyle while being close to everything you need.

ⓘ 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: $5,471 · $456/mo
• Projected year-2 tax: $5,471 · $456/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 ≥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: $33,239
• − Mortgage interest: −$21,280
• − Property taxes: −$5,471
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,659
• − Management: −$2,659
• − HOA: −$804
• − Depreciation: −$11,052
• Taxable loss: −$12,585
• Est. tax savings @ 24.0%: +$3,020
• After-tax cash flow: $-2,801/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

-7.1% since first listed

12 events — show timeline

• 2026-05-03 Relisted — FMLS
• 2026-04-30 Listing Removed — FMLS
• 2026-04-15 Price Changed $389,900 FMLS
• 2026-04-01 Relisted — FMLS
• 2026-03-31 Listing Removed — FMLS
• 2026-01-29 Rental Removed $2,300 RENTSPREE
• 2026-01-28 Listed for Rent $2,300 RENTSPREE
• 2026-01-01 Price Changed $399,000 FMLS
• 2026-01-01 Relisted — FMLS
• 2025-12-06 Listing Removed — FMLS
• 2025-11-28 Listed for Rent $2,300 FMLS
• 2025-09-08 Listed $419,900 FMLS

Property tax history

+84.6%/yr

Latest (2025): $5,471 · +11.8% YoY. Source: county tax records.