795 Tanner Rd · Dacula, GA 30019

$330,000

3 bd · 2.0 ba · 1,785 sqft · SingleFamily public records · 74 Days on market

Built 1974 0.53 ac lot $185/sqft · 6% above area Est $383k · 14% under

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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 +10.5/30.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming ranch-style home featuring 3 bedrooms, 2 full bathrooms, and a versatile bonus room giving the property flexibility. The kitchen is beautifully updated with granite countertops, a stylish tile backsplash, and stainless-steel appliances, offering both functionality and modern appeal. Convenient laundry area located just off the kitchen for added ease. Enjoy the fenced backyard complete with a spacious deck-perfect for entertaining or relaxing-as well as a storage shed for extra space. Ideally and conveniently located to restaurants, shopping, entertainment areas and a new City Hall being built. This home combines comfort, practicality, and accessibility for everyday living.

Key facts

• Ranch-style home
• Updated kitchen
• Versatile bonus room

Tags

• RANCH-STYLE HOME
• VERSATILE BONUS ROOM
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• STAINLESS-STEEL APPLIANCES

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $300k (9.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (22.7% below list).
• Recommended offer: $255k (22.7% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 4.0% in Dacula — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 65/100 on livability (#211 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: amenities F, commute F, health & safety D-.
• Gwinnett County (suburban): math 39% / reading 43% proficiency, ranked #32 of 174 in GA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Dacula Elementary School (math 46% / reading 42%, grade F, #356 of 1,228 statewide, top 30%, 1,188 students, 56% FRL); Dacula Middle School (math 31% / reading 44%, grade F, #162 of 470 statewide, top 35%, 1,839 students, 58% FRL); Dacula High School (math 12% / reading 15%, grade F, #325 of 424 statewide, top 78%, 2,498 students, 51% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 657 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Gwinnett County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 9y 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 $190k; list at $330k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,941 (22.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 5.68%
• Cash-on-cash: -2.18%
• DSCR: 0.90
• GRM: 10.8

CMA / ARV

• ARV (median comp): $383,046
• List price: $330,000
• Delta: -13.85%
• 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
700 Hill Meadow Dr	0.28mi	3/2.0	1,872 (+5%)	11mo	$395,000	$211	70
2566 Briar Valley Way	0.41mi	3/2.0	1,725 (-3%)	7mo	$355,000	$206	69
2612 Spring St	0.54mi	3/2.5	1,813 (+2%)	7mo	$295,000	$163	64
2675 Paul Thomas Dr	0.54mi	3/2.0	1,776 (-0%)	12mo	$265,250	$149	64
1974 William Glen St	0.46mi	3/2.5	1,815 (+2%)	13mo	$445,500	$245	63
1914 William Glen St	0.46mi	3/2.5	1,883 (+6%)	6mo	$425,000	$226	62
2778 Majestic Cir	0.13mi	3/2.0	1,547 (-13%)	14mo	$344,000	$222	60
490 Tanner Rd	0.73mi	3/2.0	1,821 (+2%)	6mo	$389,000	$214	57
870 Rutherford Dr	0.33mi	4/2.5 (+1)	1,907 (+7%)	11mo	$417,000	$219	57
2516 Briar Valley Way	0.46mi	3/2.0	1,992 (+12%)	3mo	$369,000	$185	57
656 William St	0.38mi	3/2.0	1,558 (-13%)	8mo	$325,000	$209	54
555 Flintlock Dr	0.63mi	3/2.0	1,524 (-15%)	9mo	$325,000	$213	39

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-61,440
• Equity at exit: $49,204

10-year hold

• IRR: -9.4%
• Equity multiple: 0.40×
• Total profit: $-55,836
• Equity at exit: $28,532

Cash invested: $92,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Georgia: 90 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

Magistrate court evictions in 10-30 days; no rent control; preempted; few tenant protections.

Methodology + full state rankings →

ZIP-level market 30019

• Rents YoY: 4.1%
• Active inventory: 657
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,549 high
• Mortgage (P&I): −$1,731
• Tax from tax record: −$314 /mo · $3,766/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-168

Break-even live

Break-even rent $2,762

Max offer price $300,347

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-74	+0% $-168	+5% $-261	+10% $-355
Rent	-10% $-369	-5% $-269	+0% $-168	+5% $-67	+10% $34
Rate	-1.0pp $-2	-0.5pp $-84	base $-168	+0.5pp $-253	+1.0pp $-340

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

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

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2768 Majestic Cir Dacula, GA	3.0	2.0	1530	$2,200	$1.44	26d	1	0.13mi
2794 Misty Ct Dacula, GA	3.0	2.5	1497	$2,395	$1.60	4d	1	0.28mi
2517 Briar Valley Way Dacula, GA	3.0	2.0	1689	$700	$0.41	26d	1	0.46mi
537 Eastside Dr Dacula, GA	3.0	2.0	1400	$2,199	$1.57	26d	1	0.61mi
2705 Dacula Cove Cir Dacula, GA	2.0	1.5	1752	$1,800	$1.03	24d	1	0.66mi
2583 Davis Rock Dr Dacula, GA	1.0–3.0	1.0–3.0	1069	$2,550	$2.39	0d	225	0.86mi
2890 Williams Farm Dr Dacula, GA	3.0	2.0	1465	$1,925	$1.31	6d	1	0.90mi
1151 Paiute Ct Dacula, GA	3.0	2.5	2112	$2,325	$1.10	1d	1	1.34mi
1324 Ace McMillian Rd Dacula, GA	3.0	3.0	2308	$3,900	$1.69	45d	1	1.41mi

Listing history 44 events

1. 2026-06-22
   days on market $330,000 Active 74 DOM
2. 2026-06-18
   days on market $330,000 Active 71 DOM
3. 2026-06-17
   days on market $330,000 Active 70 DOM
4. 2026-06-16
   days on market $330,000 Active 69 DOM
5. 2026-06-15
   days on market $330,000 Active 68 DOM
6. 2026-06-13
   days on market $330,000 Active 66 DOM
7. 2026-06-09
   days on market $330,000 Active 62 DOM
8. 2026-06-08
   days on market $330,000 Active 61 DOM
9. 2026-06-07
   days on market $330,000 Active 60 DOM
10. 2026-06-04
    days on market $330,000 Active 57 DOM
11. 2026-06-03
    days on market $330,000 Active 56 DOM
12. 2026-06-02
    days on market $330,000 Active 55 DOM
13. 2026-06-01
    days on market $330,000 Active 54 DOM
14. 2026-05-31
    days on market $330,000 Active 53 DOM
15. 2026-04-07
    listed $340,000 New 690-char remark

    Show marketing remark (690 chars)

    Charming ranch-style home featuring 3 bedrooms, 2 full bathrooms, and a versatile bonus room giving the property flexibility. The kitchen is beautifully updated with granite countertops, a stylish tile backsplash, and stainless-steel appliances, offering both functionality and modern appeal. Convenient laundry area located just off the kitchen for added ease. Enjoy the fenced backyard complete with a spacious deck-perfect for entertaining or relaxing-as well as a storage shed for extra space. Ideally and conveniently located to restaurants, shopping, entertainment areas and a new City Hall being built. This home combines comfort, practicality, and accessibility for everyday living.

16. 2026-04-07
    listed $340,000 Active 690-char remark

    Show marketing remark (690 chars)

    Charming ranch-style home featuring 3 bedrooms, 2 full bathrooms, and a versatile bonus room giving the property flexibility. The kitchen is beautifully updated with granite countertops, a stylish tile backsplash, and stainless-steel appliances, offering both functionality and modern appeal. Convenient laundry area located just off the kitchen for added ease. Enjoy the fenced backyard complete with a spacious deck-perfect for entertaining or relaxing-as well as a storage shed for extra space. Ideally and conveniently located to restaurants, shopping, entertainment areas and a new City Hall being built. This home combines comfort, practicality, and accessibility for everyday living.

17. 2025-12-02
    historical
18. 2025-10-12
    listed $350,000 New
19. 2025-10-08
    historical
20. 2025-04-08
    historical
21. 2025-04-02
    status Back On Market
22. 2025-03-03
    historical On Hold
23. 2025-02-11
    price $360,000
24. 2025-02-11
    price $360,000
25. 2025-01-24
    listed $370,000 Active
26. 2025-01-23
    historical
27. 2025-01-21
    listed $370,000 New
28. 2018-07-13
    soldstatus $190,000
29. 2018-07-11
    soldstatus $190,000 Sold
30. 2018-07-11
    soldstatus $190,000 Sold
31. 2018-06-09
    status Under Contract
32. 2018-06-09
    status Pending
33. 2018-05-27
    price $189,000
34. 2018-05-26
    price $189,000
35. 2018-05-23
    listed $199,000 Active
36. 2018-05-23
    listed $199,000 New
37. 2017-03-03
    soldstatus $111,069 Sold
38. 2017-02-28
    soldstatus $111,069 Sold
39. 2017-02-06
    status Under Contract
40. 2017-01-31
    historical Pending
41. 2017-01-23
    listed $99,640 New
42. 2017-01-23
    listed $99,640 Active
43. 1994-01-24
    soldstatus $70,000
44. 1988-08-15
    soldstatus $60,000

ⓘ 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: $3,766 · $314/mo
• Projected year-2 tax: $3,766 · $314/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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $30,593
• − Mortgage interest: −$18,485
• − Property taxes: −$3,766
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,447
• − Management: −$2,447
• − Depreciation: −$9,600
• Taxable loss: −$7,803
• Est. tax savings @ 24.0%: +$1,873
• After-tax cash flow: $-142/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

+466.7% since first listed

30 events — show timeline

• 2026-04-07 Listed $340,000 FMLS
• 2026-04-07 Listed $340,000 GAMLS
• 2025-12-02 Listing Removed — GAMLS
• 2025-10-12 Listed $350,000 GAMLS
• 2025-10-08 Coming Soon — GAMLS
• 2025-04-08 Listing Removed — GAMLS
• 2025-04-02 Relisted — GAMLS
• 2025-03-03 Delisted — GAMLS
• 2025-02-11 Price Changed $360,000 GAMLS
• 2025-02-11 Price Changed $360,000 FMLS
• 2025-01-24 Listed $370,000 FMLS
• 2025-01-23 Coming Soon — FMLS
• 2025-01-21 Listed $370,000 GAMLS
• 2018-07-13 Sold (Public Records) $190,000 Public Records
• 2018-07-11 Sold (MLS) $190,000 GAMLS
• 2018-07-11 Sold (MLS) $190,000 FMLS
• 2018-06-09 Pending — GAMLS
• 2018-06-09 Pending — FMLS
• 2018-05-27 Price Changed $189,000 GAMLS
• 2018-05-26 Price Changed $189,000 FMLS
• 2018-05-23 Listed $199,000 GAMLS
• 2018-05-23 Listed $199,000 FMLS
• 2017-03-03 Sold (MLS) $111,069 FMLS
• 2017-02-28 Sold (MLS) $111,069 GAMLS
• 2017-02-06 Pending — GAMLS
• 2017-01-31 Contingent — FMLS
• 2017-01-23 Listed $99,640 GAMLS
• 2017-01-23 Listed $99,640 FMLS
• 1994-01-24 Sold (Public Records) $70,000 Public Records
• 1988-08-15 Sold (Public Records) $60,000 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,766 · +16.2% YoY. Source: county tax records.