2967 Dolostone Way · Dacula, GA 30019

$434,900

3 bd · 4.0 ba · 3,728 sqft · SingleFamily public records · 76 Days on market

Built 2015 7,840 sqft lot $117/sqft · 8% below area Est $542k · 20% under $71/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 +15.0/15.0
• Cash flow +5.8/30.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

7 Bedrooms | Finished Basement | 4,287 Sq Ft | Stone Haven Community Spacious, updated, and move-in ready, this impressive 7-bedroom, 4-bath home in the highly sought-after Stone Haven subdivision offers over 4,200 square feet of flexible living space. Designed for both comfort and functionality, the bright open floor plan features large windows, a separate dining room, formal living room, bonus room, and a main-level bedroom with full bath-perfect for guests or multigenerational living. The kitchen is well-appointed with stainless steel appliances, abundant cabinet space, and seamless access to the main living areas, making it ideal for both everyday living and entertaining. The oversized primary suite showcases trey ceilings, a walk-in closet, and a spa-style bath complete with a soaking tub and separate shower. Upstairs, you'll find generously sized secondary bedrooms, two full bathrooms, and a large bonus/media room providing additional living or entertainment space. The finished walkout basement significantly expands the home's versatility, featuring a full bath, storage space, and direct patio access. Recent updates include new carpet in two basement bedrooms and durable congoleum flooring in two flex rooms-perfect for a home office, gym, or game room. Outdoor living is equally inviting with a covered front porch, freshly painted deck, main-level patio, and an additional basement patio-ideal for relaxing or entertaining. Recent Updates & Highlights: Newly installed ceiling fans Deck freshly painted Finished basement with new carpet & congoleum flooring 7 true bedrooms with flexible living options Main-level bedroom with full bath Bonus/media room upstairs Walkout basement with patio access 2-car garage Laundry room with storage Located in the desirable Stone Haven community offering swim, tennis, playground, and lake amenities, and zoned for Harbins Elementary, McConnell Middle, and Archer High School. Homes with 7 bedrooms and a finished basement in Stone Haven are rare-schedule your showing today.

Key facts

• Covered front porch
• Main level patio
• Finished basement

Tags

• FINISHED BASEMENT
• BONUS MEDIA ROOM UPSTAIRS
• COVERED FRONT PORCH
• MAIN LEVEL PATIO
• ADDITIONAL BASEMENT PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/4.0-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-866 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (35.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (31.5% below list).
• Recommended offer: $282k (35.2% below list) — sets the bar for cash-flow.

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); 643 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 31% 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 $13k 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 ($409k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y ago; this cycle's ask has dropped $100k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $435k implies a 2130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,867 (35.2% 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 35% 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: 0.68% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.54%
• DSCR: 0.62
• GRM: 12.2

CMA / ARV

• ARV (median comp): $541,688
• List price: $434,900
• Delta: -19.71%
• Verdict: UNDERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2185 Lee Patrick Dr	0.55mi	3/2.5	3,759 (+1%)	19mo	$450,000	$120	52
2531 River Run Dr	0.68mi	3/2.5	3,937 (+6%)	14mo	$390,000	$99	41

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: -30.0%
• Equity multiple: -0.00×
• Total profit: $-122,260
• Equity at exit: $64,845

10-year hold

• IRR: -26.8%
• Equity multiple: -0.34×
• Total profit: $-163,330
• Equity at exit: $37,602

Cash invested: $121,772 (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: 643
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,979 medium
• Mortgage (P&I): −$2,281
• Tax from tax record: −$687 /mo · $8,240/yr
• Insurance: −$181
• HOA: −$71
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $-866

Break-even live

Break-even rent $4,075

Max offer price $281,867

Occupancy floor —

Sensitivity live

Price	-10% $-620	-5% $-743	+0% $-866	+5% $-989	+10% $-1,112
Rent	-10% $-1,102	-5% $-984	+0% $-866	+5% $-749	+10% $-631
Rate	-1.0pp $-647	-0.5pp $-756	base $-866	+0.5pp $-979	+1.0pp $-1,094

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: $108,725
• Closing costs: $13,047
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2826 Austin Common Dr Dacula, GA	4.0	3.5	3388	$2,900	$0.86	6d	1	0.34mi
1800 Lee Patrick Dr Dacula, GA	4.0	2.5	2776	$2,395	$0.86	18d	1	0.63mi

HOA detail

• Monthly dues: $71 · $852/yr
• Likely covers: gym

Listing history 44 events

1. 2026-06-18
   days on market $434,900 Active 76 DOM
2. 2026-06-17
   days on market $434,900 Active 75 DOM
3. 2026-06-16
   days on market $434,900 Active 74 DOM
4. 2026-06-15
   statusdays on market $434,900 Active 73 DOM
5. 2026-06-13
   pricestatusdays on market $434,900 Price Change 71 DOM
6. 2026-06-09
   days on market $440,000 Active 67 DOM
7. 2026-06-08
   days on market $440,000 Active 66 DOM
8. 2026-06-07
   days on market $440,000 Active 65 DOM
9. 2026-06-04
   days on market $440,000 Active 62 DOM
10. 2026-06-03
    days on market $440,000 Active 61 DOM
11. 2026-06-02
    days on market $440,000 Active 60 DOM
12. 2026-06-01
    days on market $440,000 Active 59 DOM
13. 2026-05-31
    statusdays on market $440,000 Active 58 DOM
14. 2026-05-19
    price $459,000 2083-char remark

    Show marketing remark (2083 chars)

    7 Bedrooms | Finished Basement | 4,287 Sq Ft | Stone Haven Community Spacious, updated, and move-in ready, this impressive 7-bedroom, 4-bath home in the highly sought-after Stone Haven subdivision offers over 4,200 square feet of flexible living space. Designed for both comfort and functionality, the bright open floor plan features large windows, a separate dining room, formal living room, bonus room, and a main-level bedroom with full bath-perfect for guests or multigenerational living. The kitchen is well-appointed with stainless steel appliances, abundant cabinet space, and seamless access to the main living areas, making it ideal for both everyday living and entertaining. The oversized primary suite showcases trey ceilings, a walk-in closet, and a spa-style bath complete with a soaking tub and separate shower. Upstairs, you'll find generously sized secondary bedrooms, two full bathrooms, and a large bonus/media room providing additional living or entertainment space. The finished walkout basement significantly expands the home's versatility, featuring a full bath, storage space, and direct patio access. Recent updates include new carpet in two basement bedrooms and durable congoleum flooring in two flex rooms-perfect for a home office, gym, or game room. Outdoor living is equally inviting with a covered front porch, freshly painted deck, main-level patio, and an additional basement patio-ideal for relaxing or entertaining. Recent Updates & Highlights: Newly installed ceiling fans Deck freshly painted Finished basement with new carpet & congoleum flooring 7 true bedrooms with flexible living options Main-level bedroom with full bath Bonus/media room upstairs Walkout basement with patio access 2-car garage Laundry room with storage Located in the desirable Stone Haven community offering swim, tennis, playground, and lake amenities, and zoned for Harbins Elementary, McConnell Middle, and Archer High School. Homes with 7 bedrooms and a finished basement in Stone Haven are rare-schedule your showing today.

15. 2026-05-12
    price $469,000 2083-char remark

    Show marketing remark (2083 chars)

    7 Bedrooms | Finished Basement | 4,287 Sq Ft | Stone Haven Community Spacious, updated, and move-in ready, this impressive 7-bedroom, 4-bath home in the highly sought-after Stone Haven subdivision offers over 4,200 square feet of flexible living space. Designed for both comfort and functionality, the bright open floor plan features large windows, a separate dining room, formal living room, bonus room, and a main-level bedroom with full bath-perfect for guests or multigenerational living. The kitchen is well-appointed with stainless steel appliances, abundant cabinet space, and seamless access to the main living areas, making it ideal for both everyday living and entertaining. The oversized primary suite showcases trey ceilings, a walk-in closet, and a spa-style bath complete with a soaking tub and separate shower. Upstairs, you'll find generously sized secondary bedrooms, two full bathrooms, and a large bonus/media room providing additional living or entertainment space. The finished walkout basement significantly expands the home's versatility, featuring a full bath, storage space, and direct patio access. Recent updates include new carpet in two basement bedrooms and durable congoleum flooring in two flex rooms-perfect for a home office, gym, or game room. Outdoor living is equally inviting with a covered front porch, freshly painted deck, main-level patio, and an additional basement patio-ideal for relaxing or entertaining. Recent Updates & Highlights: Newly installed ceiling fans Deck freshly painted Finished basement with new carpet & congoleum flooring 7 true bedrooms with flexible living options Main-level bedroom with full bath Bonus/media room upstairs Walkout basement with patio access 2-car garage Laundry room with storage Located in the desirable Stone Haven community offering swim, tennis, playground, and lake amenities, and zoned for Harbins Elementary, McConnell Middle, and Archer High School. Homes with 7 bedrooms and a finished basement in Stone Haven are rare-schedule your showing today.

16. 2026-04-21
    price $489,000 2083-char remark

    Show marketing remark (2083 chars)

    7 Bedrooms | Finished Basement | 4,287 Sq Ft | Stone Haven Community Spacious, updated, and move-in ready, this impressive 7-bedroom, 4-bath home in the highly sought-after Stone Haven subdivision offers over 4,200 square feet of flexible living space. Designed for both comfort and functionality, the bright open floor plan features large windows, a separate dining room, formal living room, bonus room, and a main-level bedroom with full bath-perfect for guests or multigenerational living. The kitchen is well-appointed with stainless steel appliances, abundant cabinet space, and seamless access to the main living areas, making it ideal for both everyday living and entertaining. The oversized primary suite showcases trey ceilings, a walk-in closet, and a spa-style bath complete with a soaking tub and separate shower. Upstairs, you'll find generously sized secondary bedrooms, two full bathrooms, and a large bonus/media room providing additional living or entertainment space. The finished walkout basement significantly expands the home's versatility, featuring a full bath, storage space, and direct patio access. Recent updates include new carpet in two basement bedrooms and durable congoleum flooring in two flex rooms-perfect for a home office, gym, or game room. Outdoor living is equally inviting with a covered front porch, freshly painted deck, main-level patio, and an additional basement patio-ideal for relaxing or entertaining. Recent Updates & Highlights: Newly installed ceiling fans Deck freshly painted Finished basement with new carpet & congoleum flooring 7 true bedrooms with flexible living options Main-level bedroom with full bath Bonus/media room upstairs Walkout basement with patio access 2-car garage Laundry room with storage Located in the desirable Stone Haven community offering swim, tennis, playground, and lake amenities, and zoned for Harbins Elementary, McConnell Middle, and Archer High School. Homes with 7 bedrooms and a finished basement in Stone Haven are rare-schedule your showing today.

17. 2026-02-11
    historical
18. 2026-01-08
    price $474,900
19. 2025-12-09
    price $479,900
20. 2025-11-21
    price $484,900
21. 2025-11-04
    historical
22. 2025-10-22
    price $499,900
23. 2025-10-07
    price $509,900
24. 2025-09-24
    price $519,900
25. 2025-09-11
    price $529,900
26. 2025-08-26
    listed $499,000 New 2083-char remark

    Show marketing remark (2083 chars)

    7 Bedrooms | Finished Basement | 4,287 Sq Ft | Stone Haven Community Spacious, updated, and move-in ready, this impressive 7-bedroom, 4-bath home in the highly sought-after Stone Haven subdivision offers over 4,200 square feet of flexible living space. Designed for both comfort and functionality, the bright open floor plan features large windows, a separate dining room, formal living room, bonus room, and a main-level bedroom with full bath-perfect for guests or multigenerational living. The kitchen is well-appointed with stainless steel appliances, abundant cabinet space, and seamless access to the main living areas, making it ideal for both everyday living and entertaining. The oversized primary suite showcases trey ceilings, a walk-in closet, and a spa-style bath complete with a soaking tub and separate shower. Upstairs, you'll find generously sized secondary bedrooms, two full bathrooms, and a large bonus/media room providing additional living or entertainment space. The finished walkout basement significantly expands the home's versatility, featuring a full bath, storage space, and direct patio access. Recent updates include new carpet in two basement bedrooms and durable congoleum flooring in two flex rooms-perfect for a home office, gym, or game room. Outdoor living is equally inviting with a covered front porch, freshly painted deck, main-level patio, and an additional basement patio-ideal for relaxing or entertaining. Recent Updates & Highlights: Newly installed ceiling fans Deck freshly painted Finished basement with new carpet & congoleum flooring 7 true bedrooms with flexible living options Main-level bedroom with full bath Bonus/media room upstairs Walkout basement with patio access 2-car garage Laundry room with storage Located in the desirable Stone Haven community offering swim, tennis, playground, and lake amenities, and zoned for Harbins Elementary, McConnell Middle, and Archer High School. Homes with 7 bedrooms and a finished basement in Stone Haven are rare-schedule your showing today.

27. 2025-08-26
    listed $489,900 New

    Show marketing remark (2083 chars)

    7 Bedrooms | Finished Basement | 4,287 Sq Ft | Stone Haven Community Spacious, updated, and move-in ready, this impressive 7-bedroom, 4-bath home in the highly sought-after Stone Haven subdivision offers over 4,200 square feet of flexible living space. Designed for both comfort and functionality, the bright open floor plan features large windows, a separate dining room, formal living room, bonus room, and a main-level bedroom with full bath-perfect for guests or multigenerational living. The kitchen is well-appointed with stainless steel appliances, abundant cabinet space, and seamless access to the main living areas, making it ideal for both everyday living and entertaining. The oversized primary suite showcases trey ceilings, a walk-in closet, and a spa-style bath complete with a soaking tub and separate shower. Upstairs, you'll find generously sized secondary bedrooms, two full bathrooms, and a large bonus/media room providing additional living or entertainment space. The finished walkout basement significantly expands the home's versatility, featuring a full bath, storage space, and direct patio access. Recent updates include new carpet in two basement bedrooms and durable congoleum flooring in two flex rooms-perfect for a home office, gym, or game room. Outdoor living is equally inviting with a covered front porch, freshly painted deck, main-level patio, and an additional basement patio-ideal for relaxing or entertaining. Recent Updates & Highlights: Newly installed ceiling fans Deck freshly painted Finished basement with new carpet & congoleum flooring 7 true bedrooms with flexible living options Main-level bedroom with full bath Bonus/media room upstairs Walkout basement with patio access 2-car garage Laundry room with storage Located in the desirable Stone Haven community offering swim, tennis, playground, and lake amenities, and zoned for Harbins Elementary, McConnell Middle, and Archer High School. Homes with 7 bedrooms and a finished basement in Stone Haven are rare-schedule your showing today.

28. 2025-08-26
    listed $534,900 New

    Show marketing remark (2083 chars)

    7 Bedrooms | Finished Basement | 4,287 Sq Ft | Stone Haven Community Spacious, updated, and move-in ready, this impressive 7-bedroom, 4-bath home in the highly sought-after Stone Haven subdivision offers over 4,200 square feet of flexible living space. Designed for both comfort and functionality, the bright open floor plan features large windows, a separate dining room, formal living room, bonus room, and a main-level bedroom with full bath-perfect for guests or multigenerational living. The kitchen is well-appointed with stainless steel appliances, abundant cabinet space, and seamless access to the main living areas, making it ideal for both everyday living and entertaining. The oversized primary suite showcases trey ceilings, a walk-in closet, and a spa-style bath complete with a soaking tub and separate shower. Upstairs, you'll find generously sized secondary bedrooms, two full bathrooms, and a large bonus/media room providing additional living or entertainment space. The finished walkout basement significantly expands the home's versatility, featuring a full bath, storage space, and direct patio access. Recent updates include new carpet in two basement bedrooms and durable congoleum flooring in two flex rooms-perfect for a home office, gym, or game room. Outdoor living is equally inviting with a covered front porch, freshly painted deck, main-level patio, and an additional basement patio-ideal for relaxing or entertaining. Recent Updates & Highlights: Newly installed ceiling fans Deck freshly painted Finished basement with new carpet & congoleum flooring 7 true bedrooms with flexible living options Main-level bedroom with full bath Bonus/media room upstairs Walkout basement with patio access 2-car garage Laundry room with storage Located in the desirable Stone Haven community offering swim, tennis, playground, and lake amenities, and zoned for Harbins Elementary, McConnell Middle, and Archer High School. Homes with 7 bedrooms and a finished basement in Stone Haven are rare-schedule your showing today.

29. 2015-03-23
    historical
30. 2015-03-20
    soldstatus $19,500 Sold
31. 2015-03-20
    soldstatus $19,500 Sold
32. 2015-03-01
    historical Pending
33. 2015-03-01
    status Under Contract
34. 2015-02-05
    listed $19,500 Active
35. 2015-02-05
    listed $19,500 New
36. 2011-12-13
    soldstatus $7,000
37. 2011-12-06
    soldstatus $3,500 Sold
38. 2011-11-29
    historical
39. 2011-09-22
    price $7,200
40. 2011-09-21
    price $7,200
41. 2011-08-10
    listed $8,000 Active
42. 2009-07-08
    historical
43. 2007-11-08
    listed $59,900
44. 2006-06-08
    soldstatus $234,000

ⓘ 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: $8,240 · $687/mo
• Projected year-2 tax: $8,240 · $687/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 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $35,745
• − Mortgage interest: −$24,361
• − Property taxes: −$8,240
• − Insurance: −$2,174
• − Repairs & maintenance: −$2,860
• − Management: −$2,860
• − HOA: −$852
• − Depreciation: −$12,652
• Taxable loss: −$18,253
• Est. tax savings @ 24.0%: +$4,381
• After-tax cash flow: $-6,015/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

+96.2% since first listed

31 events — show timeline

• 2026-05-19 Price Changed $459,000 GAMLS
• 2026-05-12 Price Changed $469,000 GAMLS
• 2026-04-21 Price Changed $489,000 GAMLS
• 2026-02-11 Listing Removed — GAMLS
• 2026-01-08 Price Changed $474,900 GAMLS
• 2025-12-09 Price Changed $479,900 GAMLS
• 2025-11-21 Price Changed $484,900 GAMLS
• 2025-11-04 Listing Removed — GAMLS
• 2025-10-22 Price Changed $499,900 GAMLS
• 2025-10-07 Price Changed $509,900 GAMLS
• 2025-09-24 Price Changed $519,900 GAMLS
• 2025-09-11 Price Changed $529,900 GAMLS
• 2025-08-26 Listed $534,900 GAMLS
• 2025-08-26 Listed $489,900 GAMLS
• 2025-08-26 Listed $499,000 GAMLS
• 2015-03-23 Listing Removed — FMLS
• 2015-03-20 Sold (MLS) $19,500 GAMLS
• 2015-03-20 Sold (MLS) $19,500 FMLS
• 2015-03-01 Contingent — FMLS
• 2015-03-01 Pending — GAMLS
• 2015-02-05 Listed $19,500 FMLS
• 2015-02-05 Listed $19,500 GAMLS
• 2011-12-13 Sold (Public Records) $7,000 Public Records
• 2011-12-06 Sold (MLS) $3,500 FMLS
• 2011-11-29 Listing Removed — FMLS
• 2011-09-22 Price Changed $7,200 GAMLS
• 2011-09-21 Price Changed $7,200 FMLS
• 2011-08-10 Listed $8,000 FMLS
• 2009-07-08 Listing Removed — Hive MLS
• 2007-11-08 Listed $59,900 Hive MLS
• 2006-06-08 Sold (Public Records) $234,000 Public Records

Property tax history

+16.2%/yr

Latest (2025): $8,240 · +5.3% YoY. Source: county tax records.