244 Westmoreland Ct · Dacula, GA 30043

$380,000

3 bd · 2.5 ba · 2,124 sqft · SingleFamily public records · 72 Days on market

Built 2010 5,227 sqft lot $179/sqft · 13% below area Est $437k · 13% under $50/mo HOA · 2% 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 +9.9/30.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Rent growth +2.0/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this 3-bedroom, 2.5-bath home offering both comfort and versatility. The spacious kitchen overlooks the inviting family room, creating an open-concept feel perfect for everyday living and entertaining. A flexible main-level space can be tailored to your needs-ideal as a dining room, living room, or home office. Upstairs, you'll find all three bedrooms, including a generous primary suite featuring an attached sitting room, perfect for a private retreat, nursery, or workspace. Step outside to enjoy the fenced-in backyard, offering privacy and plenty of room for outdoor activities. This home combines functional living spaces with thoughtful design, making it a must-see!

Key facts

• Inviting family room
• Spacious kitchen
• Fenced-in backyard

Tags

• SPACIOUS KITCHEN
• INVITING FAMILY ROOM
• FLEXIBLE MAIN-LEVEL SPACE
• ATTACHED SITTING ROOM
• FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (11.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (30.8% below list).
• Recommended offer: $263k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Market conditions: Rents soft (-1.8%/yr); 593 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 34% of the median local income ($94k/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 72 days — a 6% lower offer ($357k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago 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.
• Current owner paid $202k; list at $380k implies a 88% gain — meaningful room to come down on a strong offer.

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 $263,091 (30.8% 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 72 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.66%
• DSCR: 0.88
• GRM: 12.0

CMA / ARV

• ARV (median comp): $436,646
• List price: $380,000
• Delta: -12.97%
• 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
1001 Autumn Glen Ct	0.22mi	3/2.0	2,102 (-1%)	2mo	$380,000	$181	84
982 Gather Dr	0.24mi	4/2.5 (+1)	2,064 (-3%)	2mo	$399,000	$193	77
918 Harvest Brook Dr	0.27mi	3/2.0	2,110 (-1%)	10mo	$375,000	$178	76
1002 Gather Dr	0.26mi	4/2.5 (+1)	2,064 (-3%)	3mo	$347,500	$168	76
257 Collingsworth Trce	0.07mi	4/2.5 (+1)	2,318 (+9%)	2mo	$418,000	$180	75
1112 Autumn Glen Way	0.23mi	3/2.0	2,191 (+3%)	13mo	$389,000	$178	71
869 Nichols Landing Ln	0.48mi	3/2.0	2,298 (+8%)	6mo	$370,000	$161	57
854 Nichols Landing Ln	0.47mi	3/2.0	2,248 (+6%)	14mo	$400,000	$178	55
1056 Fern Valley Way	0.34mi	3/2.0	2,388 (+12%)	12mo	$395,000	$165	51
1245 Mulberry Mill Ln	0.55mi	3/2.0	1,852 (-13%)	5mo	$380,000	$205	47
1105 Amhearst Oaks Dr	0.70mi	3/2.5	1,894 (-11%)	6mo	$355,000	$187	44
1342 Elderberry Run Cv	0.68mi	3/2.0	2,306 (+9%)	10mo	$413,000	$179	43

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: -23.7%
• Equity multiple: 0.21×
• Total profit: $-84,449
• Equity at exit: $56,659

10-year hold

• IRR: -28.1%
• Equity multiple: -0.16×
• Total profit: $-123,280
• Equity at exit: $32,855

Cash invested: $106,400 (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 30043

• Home prices YoY: -34.9%
• Rents YoY: -1.8%
• Active inventory: 593
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $2,631 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$113 /mo · $1,356/yr
• Insurance: −$158
• HOA: −$50
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-236

Break-even live

Break-even rent $2,929

Max offer price $338,365

Occupancy floor —

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1341 Jordan Brook Dr Lawrenceville, GA	4.0	3.0	2784	$2,800	$1.01	5d	1	0.42mi
1721 Jordan Brook Dr Lawrenceville, GA	4.0	3.0	2729	$3,500	$1.28	44d	1	0.50mi
2187 Peach Shoals Cir Dacula, GA	4.0	2.5	2344	$2,399	$1.02	44d	1	0.60mi
2007 Peach Shoals Cir Dacula, GA	4.0	2.5	2428	$2,550	$1.05	44d	1	0.61mi
1418 Dulwich Ct Lawrenceville, GA	4.0	2.0	2756	$2,475	$0.90	12d	1	1.05mi
2180 Castle Royale Dr Lawrenceville, GA	4.0	3.0	2322	$2,475	$1.07	21d	1	1.06mi
1985 Castle Royale Dr Lawrenceville, GA	4.0	2.5	1919	$2,121	$1.11	5d	1	1.16mi
1392 Weatherbrook Cir Lawrenceville, GA	4.0	2.5	2554	$2,350	$0.92	44d	1	1.23mi
2455 Beckenham Pl Dacula, GA	4.0	2.5	2458	$2,900	$1.18	18d	1	1.32mi
1595 Wellston Dr Lawrenceville, GA	4.0	2.5	2486	$2,895	$1.16	44d	1	1.43mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 20 events

1. 2026-05-31
   days on market $380,000 Active 72 DOM
2. 2026-05-01
   price $380,000 692-char remark

   Show marketing remark (704 chars)

   Welcome to this 3-bedroom, 2.5-bath home offering both comfort and versatility. The spacious kitchen overlooks the inviting family room, creating an open-concept feel perfect for everyday living and entertaining. A flexible main-level space can be tailored to your needs—ideal as a dining room, living room, or home office. Upstairs, you’ll find all three bedrooms, including a generous primary suite featuring an attached sitting room, perfect for a private retreat, nursery, or workspace. Step outside to enjoy the fenced-in backyard, offering privacy and plenty of room for outdoor activities. This home combines functional living spaces with thoughtful design, making it a must-see!

3. 2026-05-01
   price $380,000 704-char remark

   Show marketing remark (704 chars)

   Welcome to this 3-bedroom, 2.5-bath home offering both comfort and versatility. The spacious kitchen overlooks the inviting family room, creating an open-concept feel perfect for everyday living and entertaining. A flexible main-level space can be tailored to your needs—ideal as a dining room, living room, or home office. Upstairs, you’ll find all three bedrooms, including a generous primary suite featuring an attached sitting room, perfect for a private retreat, nursery, or workspace. Step outside to enjoy the fenced-in backyard, offering privacy and plenty of room for outdoor activities. This home combines functional living spaces with thoughtful design, making it a must-see!

4. 2026-04-17
   price $389,900 692-char remark

   Show marketing remark (704 chars)

   Welcome to this 3-bedroom, 2.5-bath home offering both comfort and versatility. The spacious kitchen overlooks the inviting family room, creating an open-concept feel perfect for everyday living and entertaining. A flexible main-level space can be tailored to your needs—ideal as a dining room, living room, or home office. Upstairs, you’ll find all three bedrooms, including a generous primary suite featuring an attached sitting room, perfect for a private retreat, nursery, or workspace. Step outside to enjoy the fenced-in backyard, offering privacy and plenty of room for outdoor activities. This home combines functional living spaces with thoughtful design, making it a must-see!

5. 2026-04-17
   price $389,900 704-char remark

   Show marketing remark (704 chars)

   Welcome to this 3-bedroom, 2.5-bath home offering both comfort and versatility. The spacious kitchen overlooks the inviting family room, creating an open-concept feel perfect for everyday living and entertaining. A flexible main-level space can be tailored to your needs—ideal as a dining room, living room, or home office. Upstairs, you’ll find all three bedrooms, including a generous primary suite featuring an attached sitting room, perfect for a private retreat, nursery, or workspace. Step outside to enjoy the fenced-in backyard, offering privacy and plenty of room for outdoor activities. This home combines functional living spaces with thoughtful design, making it a must-see!

6. 2026-03-20
   listed $399,900 New 692-char remark

   Show marketing remark (704 chars)

   Welcome to this 3-bedroom, 2.5-bath home offering both comfort and versatility. The spacious kitchen overlooks the inviting family room, creating an open-concept feel perfect for everyday living and entertaining. A flexible main-level space can be tailored to your needs—ideal as a dining room, living room, or home office. Upstairs, you’ll find all three bedrooms, including a generous primary suite featuring an attached sitting room, perfect for a private retreat, nursery, or workspace. Step outside to enjoy the fenced-in backyard, offering privacy and plenty of room for outdoor activities. This home combines functional living spaces with thoughtful design, making it a must-see!

7. 2026-03-20
   listed $399,900 Active 704-char remark

   Show marketing remark (704 chars)

   Welcome to this 3-bedroom, 2.5-bath home offering both comfort and versatility. The spacious kitchen overlooks the inviting family room, creating an open-concept feel perfect for everyday living and entertaining. A flexible main-level space can be tailored to your needs—ideal as a dining room, living room, or home office. Upstairs, you’ll find all three bedrooms, including a generous primary suite featuring an attached sitting room, perfect for a private retreat, nursery, or workspace. Step outside to enjoy the fenced-in backyard, offering privacy and plenty of room for outdoor activities. This home combines functional living spaces with thoughtful design, making it a must-see!

8. 2017-05-19
   soldstatus $202,000
9. 2017-04-24
   soldstatus $202,000 Sold
10. 2017-03-05
    historical Contingent (Kick Out)
11. 2017-03-03
    listed $199,900 Active
12. 2011-01-05
    historical
13. 2010-12-30
    soldstatus $168,900 Sold
14. 2010-11-17
    status Pending
15. 2010-11-02
    price $168,900
16. 2010-11-01
    price $170,632
17. 2010-08-19
    price $170,052 Increased
18. 2010-08-18
    price $170,052
19. 2010-07-07
    listed $165,052 Active
20. 2010-05-24
    soldstatus $50,000

ⓘ 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: $1,356 · $113/mo
• Projected year-2 tax: $3,496 · $291/mo
• Expected delta: +$2,140/yr (+$178/mo · 157.8%)

ⓘ 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 ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $31,571
• − Mortgage interest: −$21,286
• − Property taxes: −$1,356
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,526
• − Management: −$2,526
• − HOA: −$600
• − Depreciation: −$11,055
• Taxable loss: −$9,677
• Est. tax savings @ 24.0%: +$2,322
• After-tax cash flow: $-506/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): 87,929
• Household income: $94,096
• Rent vs Own: 32.5% rent · 67.5% own
• Severe rent burden: 3172.0

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: Highly diverse neighborhood (Simpson 0.76)
• Race & ethnicity: White 33% Black 24% Hispanic / Latino 22% Asian 16% Two or more races 14%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Romanian 2% Italian 1% Slovak 1%
• Foreign-born: 28% · Canada, South Korea, Jamaica
• Languages at home: 63% English-only · Spanish 19% Other Indo-European 5% Korean 3%

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: ▼ -128.80%
• Current HPI: 240.231
• Rent YoY: ▼ -1.84%
• 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

+660.0% since first listed

19 events — show timeline

• 2026-05-01 Price Changed $380,000 GAMLS
• 2026-05-01 Price Changed $380,000 FMLS
• 2026-04-17 Price Changed $389,900 GAMLS
• 2026-04-17 Price Changed $389,900 FMLS
• 2026-03-20 Listed $399,900 FMLS
• 2026-03-20 Listed $399,900 GAMLS
• 2017-05-19 Sold (Public Records) $202,000 Public Records
• 2017-04-24 Sold (MLS) $202,000 FMLS
• 2017-03-05 Contingent — FMLS
• 2017-03-03 Listed $199,900 FMLS
• 2011-01-05 Listing Removed — FMLS
• 2010-12-30 Sold (MLS) $168,900 FMLS
• 2010-11-17 Pending — FMLS
• 2010-11-02 Price Changed $168,900 FMLS
• 2010-11-01 Price Changed $170,632 FMLS
• 2010-08-19 Price Changed $170,052 GAMLS
• 2010-08-18 Price Changed $170,052 FMLS
• 2010-07-07 Listed $165,052 FMLS
• 2010-05-24 Sold (Public Records) $50,000 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,356 · +0.1% YoY. Source: county tax records.