1157 Balvaird Dr · Dacula, GA 30045

$375,000

3 bd · 2.5 ba · 2,507 sqft · SingleFamily public records · 67 Days on market

Built 2007 5,662 sqft lot $150/sqft · 14% below area Est $435k · 14% under $42/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 +13.7/15.0
• Cash flow +8.8/30.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

HOME BUYERS - STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today's market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don't last-schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops-perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8-9 years old), new A/C unit, and new water heater-helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard-ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange - please allow at least 1 hour notice to confirm your appointment.

Key facts

• Hardwood flooring
• New a/c unit
• New hot water heater

Tags

• HARDWOOD FLOORING
• GRANITE COUNTERTOPS
• NEW A/C UNIT
• NEW HOT WATER HEATER
• PRIVATE FENCED-IN BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-307 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (14.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $289k (22.9% below list).
• Recommended offer: $289k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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 (-1.1%/yr); 426 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 67 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $257k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $289,171 (22.9% 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 67 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: 5.31%
• Cash-on-cash: -3.51%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $435,220
• List price: $375,000
• Delta: -13.84%
• 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
1402 Balvaird Dr	0.17mi	4/2.5 (+1)	2,258 (-10%)	1mo	$386,700	$171	70
329 Hornbeam Cv	0.49mi	4/3.0 (+1)	2,558 (+2%)	2mo	$480,000	$188	65
1678 Lacebark Elm Way	0.56mi	4/3.0 (+1)	2,533 (+1%)	1mo	$505,881	$200	64
1785 Campbell Ives Dr	0.57mi	4/2.5 (+1)	2,518 (+0%)	4mo	$347,000	$138	64
1601 Lacebark Elm Way	0.61mi	4/3.0 (+1)	2,533 (+1%)	1mo	$481,374	$190	62
1074 Campbell Pine Trl	0.55mi	4/2.5 (+1)	2,640 (+5%)	1mo	$430,000	$163	60
1661 Hedington Ct	0.18mi	4/2.5 (+1)	2,880 (+15%)	4mo	$372,000	$129	58
1225 Campbell Pine Trl	0.62mi	4/2.5 (+1)	2,640 (+5%)	0mo	$405,000	$153	57
919 Tumlin Trce	0.60mi	4/3.0 (+1)	2,356 (-6%)	2mo	$375,000	$159	53
945 Campbell Gate Rd	0.47mi	4/2.5 (+1)	2,768 (+10%)	4mo	$339,900	$123	52
1621 Lacebark Elm Way	0.60mi	4/4.0 (+1)	2,761 (+10%)	1mo	$492,852	$179	43
1628 Lacebark Elm Way	0.58mi	4/3.5 (+1)	2,873 (+15%)	2mo	$521,165	$181	38

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: -25.6%
• Equity multiple: 0.15×
• Total profit: $-88,745
• Equity at exit: $55,914

10-year hold

• IRR: -35.3%
• Equity multiple: -0.29×
• Total profit: $-135,022
• Equity at exit: $32,423

Cash invested: $105,000 (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: 426
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,892 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$427 /mo · $5,119/yr
• Insurance: −$156
• HOA: −$42
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $-307

Break-even live

Break-even rent $3,280

Max offer price $320,782

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1437 Balvaird Dr Lawrenceville, GA	4.0	2.5	2200	$3,400	$1.55	5d	1	0.15mi
1646 Hedington Ct Lawrenceville, GA	4.0	2.5	1992	$2,295	$1.15	3d	1	0.16mi
1120 Trident Maple Chase Lawrenceville, GA	4.0	3.0	2676	$3,500	$1.31	43d	1	0.42mi
1427 Trident Maple Chase Lawrenceville, GA	4.0	3.0	2676	$3,350	$1.25	43d	1	0.44mi
1765 Campbell Ives Dr Lawrenceville, GA	4.0	2.0	2883	$2,299	$0.80	15d	1	0.54mi
1268 Mitford Ln Dacula, GA	4.0	2.5	2414	$3,400	$1.41	4d	1	0.62mi
1320 Martins Down Dr Lawrenceville, GA	3.0	2.5	2488	$1,200	$0.48	43d	1	1.01mi
1259 Victoria Walk Ln Dacula, GA	4.0	5.5	3662	$1,504	$0.41	12d	1	1.10mi
465 Little Creek Rd Lawrenceville, GA	3.0	2.5	1906	$1,895	$0.99	43d	1	1.14mi
494 Lobdale Falls Dr Lawrenceville, GA	4.0	2.5	1949	$2,030	$1.04	5d	1	1.16mi
2090 Lily Valley Dr Lawrenceville, GA	3.0	2.5	1943	$1,950	$1.00	43d	1	1.37mi
1750 Lily Valley Dr Lawrenceville, GA	3.0	2.5	2433	$2,395	$0.98	43d	1	1.45mi
1564 Log Cabin Ln Lawrenceville, GA	4.0	2.5	2566	$2,999	$1.17	43d	1	1.45mi
82 Fern Walk Lawrenceville, GA	3.0	3.0	1924	$3,100	$1.61	3d	1	1.46mi
82 Fern Walk Lawrenceville, GA	3.0	2.5	1924	$3,100	$1.61	10d	1	1.46mi
152 Fern Walk Lawrenceville, GA	4.0	2.5	1920	$2,195	$1.14	5d	1	1.46mi
710 Maggie Mae Ln Lawrenceville, GA	3.0	3.5	2542	$2,425	$0.95	1d	1	1.47mi
63 Fern Walk Lawrenceville, GA	3.0	2.5	1884	$2,130	$1.13	20d	1	1.49mi
585 Chapel Walk Ln Lawrenceville, GA	4.0	3.0	2061	$2,400	$1.16	24d	1	1.50mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: water

Listing history 41 events

1. 2026-06-18
   price $375,000 Active 67 DOM
2. 2026-06-18
   days on market $379,000 Active 67 DOM
3. 2026-06-17
   days on market $379,000 Active 66 DOM
4. 2026-06-16
   days on market $379,000 Active 65 DOM
5. 2026-06-15
   days on market $379,000 Active 64 DOM
6. 2026-06-13
   days on market $379,000 Active 62 DOM
7. 2026-06-09
   days on market $379,000 Active 58 DOM
8. 2026-06-08
   days on market $379,000 Active 57 DOM
9. 2026-06-07
   days on market $379,000 Active 56 DOM
10. 2026-06-04
    days on market $379,000 Active 53 DOM
11. 2026-06-03
    days on market $379,000 Active 52 DOM
12. 2026-06-02
    days on market $379,000 Active 51 DOM
13. 2026-06-01
    days on market $379,000 Active 50 DOM
14. 2026-05-31
    days on market $379,000 Active 49 DOM
15. 2026-05-14
    price $385,000 1150-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

16. 2026-05-14
    price $385,000 1205-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

17. 2026-05-07
    price $390,000 1150-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

18. 2026-05-07
    price $390,000 1205-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

19. 2026-05-02
    price $392,500 1150-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

20. 2026-05-02
    price $392,500 1205-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

21. 2026-04-30
    price $395,000 1150-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

22. 2026-04-30
    status Back On Market 1150-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

23. 2026-04-30
    price $395,000 1205-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

24. 2026-04-30
    status Active 1205-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

25. 2026-04-29
    status Under Contract 1150-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

26. 2026-04-29
    historical Active Under Contract 1205-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

27. 2026-04-24
    price $390,000 1150-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

28. 2026-04-24
    price $390,000 1205-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

29. 2026-04-11
    listed $395,000 New 1150-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

30. 2026-04-11
    listed $395,000 Active 1205-char remark

    Show marketing remark (1205 chars)

    HOME BUYERS — STOP SCROLLING! This home is NOW AVAILABLE and offers a rare opportunity in today’s market. The seller may be willing to assist with closing costs, and additional lender incentives may also help make your move more affordable. PLUS, qualified buyers may be able to purchase with little to NO money down through the preferred lender. Opportunities like this don’t last—schedule your showing today. Welcome home to comfort, style, and peace of mind. This beautifully maintained property offers the perfect blend of modern updates and everyday livability. Step inside to elegant hardwood flooring and a spacious interior highlighted by stunning granite countertops—perfect for both daily living and entertaining. Enjoy added confidence with major recent upgrades, including a newer roof (approximately 8–9 years old), new A/C unit, and new water heater—helping reduce future maintenance costs and insurance concerns. Outside, relax in your own private fenced-in backyard—ideal for pets, gatherings, or quiet evenings at home. Showings are easy to arrange — please allow at least 1 hour notice to confirm your appointment.

31. 2020-05-07
    soldstatus $257,200
32. 2020-04-27
    soldstatus $257,200 Closed
33. 2020-04-27
    soldstatus $257,200 Sold
34. 2020-04-11
    status Under Contract
35. 2020-03-28
    historical Active Under Contract
36. 2020-03-23
    status Active
37. 2020-03-22
    historical Hold
38. 2020-03-22
    listed $250,000 New
39. 2020-03-07
    listed $250,000 Active
40. 2007-09-27
    soldstatus $228,232
41. 2007-06-25
    listed $218,070

ⓘ 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: $5,119 · $427/mo
• Projected year-2 tax: $5,119 · $427/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 6 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,701
• − Mortgage interest: −$21,006
• − Property taxes: −$5,119
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,776
• − Management: −$2,776
• − HOA: −$504
• − Depreciation: −$10,909
• Taxable loss: −$10,264
• Est. tax savings @ 24.0%: +$2,463
• After-tax cash flow: $-1,220/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

+76.5% since first listed

27 events — show timeline

• 2026-05-14 Price Changed $385,000 GAMLS
• 2026-05-14 Price Changed $385,000 FMLS
• 2026-05-07 Price Changed $390,000 GAMLS
• 2026-05-07 Price Changed $390,000 FMLS
• 2026-05-02 Price Changed $392,500 GAMLS
• 2026-05-02 Price Changed $392,500 FMLS
• 2026-04-30 Price Changed $395,000 GAMLS
• 2026-04-30 Relisted — GAMLS
• 2026-04-30 Price Changed $395,000 FMLS
• 2026-04-30 Relisted — FMLS
• 2026-04-29 Pending — GAMLS
• 2026-04-29 Contingent — FMLS
• 2026-04-24 Price Changed $390,000 GAMLS
• 2026-04-24 Price Changed $390,000 FMLS
• 2026-04-11 Listed $395,000 FMLS
• 2026-04-11 Listed $395,000 GAMLS
• 2020-05-07 Sold (Public Records) $257,200 Public Records
• 2020-04-27 Sold (MLS) $257,200 GAMLS
• 2020-04-27 Sold (MLS) $257,200 FMLS
• 2020-04-11 Pending — GAMLS
• 2020-03-28 Contingent — FMLS
• 2020-03-23 Relisted — FMLS
• 2020-03-22 Listed $250,000 GAMLS
• 2020-03-22 Delisted — FMLS
• 2020-03-07 Listed $250,000 FMLS
• 2007-09-27 Sold (MLS) $228,232 FMLS
• 2007-06-25 Listed $218,070 FMLS

Property tax history

+4.4%/yr

Latest (2025): $5,119 · +8.9% YoY. Source: county tax records.