1255 Chippewa Oak Dr NE · Dacula, GA 30019

$399,900

4 bd · 3.0 ba · 2,273 sqft · SingleFamily public records · 76 Days on market

Built 2004 10,018 sqft lot $176/sqft · 6% below area Est $453k · 12% under $28/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 +12.8/15.0
• Cash flow +10.9/30.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• DSCR +3.2/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This refreshed 4-bedroom, 3-bath home features full interior paint, stylish new light fixtures, and updated bathrooms for a modern touch. The kitchen boasts freshly painted cabinets, creating a clean and inviting space. A spacious layout makes this home move-in ready!

Key facts

• Updated bathrooms
• New light fixtures
• Full interior paint

Tags

• FULL INTERIOR PAINT
• NEW LIGHT FIXTURES
• UPDATED BATHROOMS
• FRESHLY PAINTED CABINETS
• SPACIOUS LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-174 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $369k (7.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (28.9% below list).
• Recommended offer: $284k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: Mulberry Elementary School (math 55% / reading 55%, grade C, #178 of 1,228 statewide, top 15%, 710 students, 42% 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) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 657 active listings in the ZIP; 15 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 $3k of loan paydown is wiped out by about $12k 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 ($376k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y ago; this cycle's ask has dropped $40k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $284,183 (28.9% 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 76 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.87%
• DSCR: 0.92
• GRM: 11.7

CMA / ARV

• ARV (median comp): $453,081
• List price: $399,900
• Delta: -11.74%
• 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
956 Chippewa Oak Dr	0.26mi	4/2.5	2,352 (+4%)	4mo	$400,000	$170	77
919 Hilltop Park	0.45mi	4/4.0	2,260 (-1%)	1mo	$648,000	$287	73
969 Hilltop Park Ct	0.49mi	4/3.5	2,260 (-1%)	2mo	$570,000	$252	72
3204 Woodwind Ln	0.31mi	4/2.5	2,152 (-5%)	3mo	$380,000	$177	72
1117 Forest Heights Ter	0.47mi	3/3.0 (-1)	2,310 (+2%)	1mo	$487,000	$211	70
1065 Chippewa Oak Dr	0.14mi	3/2.0 (-1)	2,442 (+7%)	10mo	$450,000	$184	64
3421 Lynley Mill Ln	0.41mi	4/3.5	2,465 (+8%)	8mo	$310,000	$126	59
2820 Wadley Ln	0.70mi	4/2.5	2,368 (+4%)	1mo	$359,900	$152	58
722 Melrose Trce	0.71mi	4/3.0	2,328 (+2%)	7mo	$375,000	$161	57
1015 Chippewa Oak Dr	0.20mi	3/2.5 (-1)	2,000 (-12%)	14mo	$489,000	$245	52
3426 Olivia Grace Way	0.57mi	5/3.0 (+1)	2,541 (+12%)	10mo	$457,500	$180	41
2811 Hillgrove Dr	0.75mi	4/2.5	2,059 (-9%)	10mo	$430,000	$209	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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-73,014
• Equity at exit: $59,626

10-year hold

• IRR: -9.1%
• Equity multiple: 0.41×
• Total profit: $-65,723
• Equity at exit: $34,576

Cash invested: $111,972 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,842 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$167
• HOA: −$28
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-174

Break-even live

Break-even rent $3,063

Max offer price $369,094

Occupancy floor —

Sensitivity live

Price	-10% $52	-5% $-61	+0% $-174	+5% $-288	+10% $-401
Rent	-10% $-399	-5% $-287	+0% $-174	+5% $-62	+10% $50
Rate	-1.0pp $27	-0.5pp $-73	base $-174	+0.5pp $-278	+1.0pp $-383

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3421 Lynley Mill Ln Dacula, GA	4.0	3.5	2465	$2,425	$0.98	45d	1	0.39mi
3459 In Bloom Way Auburn, GA	5.0	3.0	3196	$3,000	$0.94	20d	1	0.41mi
3245 Ambergrove Trce Dacula, GA	4.0	2.5	2320	$2,900	$1.25	26d	1	0.57mi
3373 Fence Rd NE Dacula, GA	3.0–4.0	2.5	2580	$3,235	$1.25	3d	16	0.74mi
3336 Bridle Brook Dr Auburn, GA	3.0	2.0	1865	$2,175	$1.17	23d	1	0.98mi
1435 Lake Heights Cir Dacula, GA	4.0	3.5	2514	$2,600	$1.03	45d	1	1.02mi
3105 Evergreen Eve Xing Dacula, GA	3.0	2.0	1848	$2,215	$1.20	46d	1	1.03mi
1480 Ridgemill Ter Dacula, GA	3.0	2.0	2065	$2,595	$1.26	0d	1	1.08mi
1172 Eastmill Cv Dacula, GA	4.0	2.0	2312	$2,315	$1.00	0d	1	1.08mi
1557 Grove Arbor Ter Dacula, GA	4.0	2.5	2500	$2,286	$0.91	45d	1	1.18mi
3164 Brooksong Way Dacula, GA	4.0	2.5	2315	$2,389	$1.03	23d	1	1.21mi
1281 Carson View Ct Dacula, GA	4.0	3.0	1956	$2,295	$1.17	45d	1	1.21mi
3940 Fence Rd Auburn, GA	4.0	2.5–3.0	2467	$2,870	$1.16	0d	1	1.30mi
3319 Mulberry Cove Way Auburn, GA	5.0	4.0	3138	$2,600	$0.83	26d	1	1.32mi
3577 Sandy Bank Dr Auburn, GA	4.0	2.5	2620	$2,250	$0.86	7d	1	1.40mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 42 events

1. 2026-06-22
   days on market $399,900 Active 76 DOM
2. 2026-06-18
   status $399,900 Active 73 DOM
3. 2026-06-15
   status $399,900 Pending 73 DOM
4. 2026-06-15
   days on market $399,900 Active 73 DOM
5. 2026-06-13
   days on market $399,900 Active 71 DOM
6. 2026-06-09
   days on market $399,900 Active 67 DOM
7. 2026-06-08
   days on market $399,900 Active 66 DOM
8. 2026-06-07
   days on market $399,900 Active 65 DOM
9. 2026-06-04
   days on market $399,900 Active 62 DOM
10. 2026-06-03
    days on market $399,900 Active 61 DOM
11. 2026-06-02
    pricedays on market $399,900 Active 60 DOM
12. 2026-06-01
    days on market $419,900 Active 59 DOM
13. 2026-05-31
    days on market $419,900 Active 58 DOM
14. 2026-05-07
    price $419,900 375-char remark

    Show marketing remark (375 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This refreshed 4-bedroom, 3-bath home features full interior paint, stylish new light fixtures, and updated bathrooms for a modern touch. The kitchen boasts freshly painted cabinets, creating a clean and inviting space. A spacious layout makes this home move-in ready!

15. 2026-05-07
    price $419,900 375-char remark

    Show marketing remark (375 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This refreshed 4-bedroom, 3-bath home features full interior paint, stylish new light fixtures, and updated bathrooms for a modern touch. The kitchen boasts freshly painted cabinets, creating a clean and inviting space. A spacious layout makes this home move-in ready!

16. 2026-04-17
    price $429,900 375-char remark

    Show marketing remark (375 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This refreshed 4-bedroom, 3-bath home features full interior paint, stylish new light fixtures, and updated bathrooms for a modern touch. The kitchen boasts freshly painted cabinets, creating a clean and inviting space. A spacious layout makes this home move-in ready!

17. 2026-04-17
    price $429,900 375-char remark

    Show marketing remark (375 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This refreshed 4-bedroom, 3-bath home features full interior paint, stylish new light fixtures, and updated bathrooms for a modern touch. The kitchen boasts freshly painted cabinets, creating a clean and inviting space. A spacious layout makes this home move-in ready!

18. 2026-04-03
    listed $439,900 New 375-char remark

    Show marketing remark (375 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This refreshed 4-bedroom, 3-bath home features full interior paint, stylish new light fixtures, and updated bathrooms for a modern touch. The kitchen boasts freshly painted cabinets, creating a clean and inviting space. A spacious layout makes this home move-in ready!

19. 2026-04-03
    listed $439,900 Active 375-char remark

    Show marketing remark (375 chars)

    SPECIAL FINANCING - LOW FIXED INTEREST RATE OPPORTUNITIES WITH FULL PRICE OFFER, THROUGH PREFERRED LENDER! This refreshed 4-bedroom, 3-bath home features full interior paint, stylish new light fixtures, and updated bathrooms for a modern touch. The kitchen boasts freshly painted cabinets, creating a clean and inviting space. A spacious layout makes this home move-in ready!

20. 2026-03-31
    historical
21. 2026-03-03
    price $439,900
22. 2026-01-14
    price $454,900
23. 2025-11-17
    price $459,900
24. 2025-09-25
    price $465,900
25. 2025-08-14
    price $469,900
26. 2025-07-29
    listed $489,900 New
27. 2025-07-01
    soldstatus $400,000
28. 2016-02-19
    price $238,500
29. 2016-02-01
    soldstatus $238,500
30. 2016-01-27
    price $238,500
31. 2016-01-26
    soldstatus $238,500 Sold
32. 2016-01-26
    soldstatus $238,500 Sold
33. 2016-01-26
    price $248,000
34. 2015-12-08
    status Under Contract
35. 2015-12-08
    historical Contingent - Due Diligence
36. 2015-12-06
    price $248,000
37. 2015-10-22
    price $248,000
38. 2015-10-22
    price $248,000
39. 2015-09-14
    listed $258,000 Active
40. 2015-09-14
    listed $258,000 New
41. 2008-12-09
    soldstatus $199,900
42. 2008-10-13
    listed $199,900

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $3,679 · $307/mo
• Expected delta: +$2,147/yr (+$179/mo · 140.1%)

ⓘ 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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $34,102
• − Mortgage interest: −$22,401
• − Property taxes: −$1,532
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,728
• − Management: −$2,728
• − HOA: −$336
• − Depreciation: −$11,633
• Taxable loss: −$9,256
• Est. tax savings @ 24.0%: +$2,221
• After-tax cash flow: $129/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

+110.1% since first listed

29 events — show timeline

• 2026-05-07 Price Changed $419,900 FMLS
• 2026-05-07 Price Changed $419,900 GAMLS
• 2026-04-17 Price Changed $429,900 GAMLS
• 2026-04-17 Price Changed $429,900 FMLS
• 2026-04-03 Listed $439,900 FMLS
• 2026-04-03 Listed $439,900 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-03 Price Changed $439,900 GAMLS
• 2026-01-14 Price Changed $454,900 GAMLS
• 2025-11-17 Price Changed $459,900 GAMLS
• 2025-09-25 Price Changed $465,900 GAMLS
• 2025-08-14 Price Changed $469,900 GAMLS
• 2025-07-29 Listed $489,900 GAMLS
• 2025-07-01 Sold (Public Records) $400,000 Public Records
• 2016-02-19 Price Changed $238,500 GAMLS
• 2016-02-01 Sold (Public Records) $238,500 Public Records
• 2016-01-27 Price Changed $238,500 FMLS
• 2016-01-26 Sold (MLS) $238,500 GAMLS
• 2016-01-26 Price Changed $248,000 FMLS
• 2016-01-26 Sold (MLS) $238,500 FMLS
• 2015-12-08 Pending — GAMLS
• 2015-12-08 Contingent — FMLS
• 2015-12-06 Price Changed $248,000 GAMLS
• 2015-10-22 Price Changed $248,000 GAMLS
• 2015-10-22 Price Changed $248,000 FMLS
• 2015-09-14 Listed $258,000 FMLS
• 2015-09-14 Listed $258,000 GAMLS
• 2008-12-09 Sold (MLS) $199,900 FMLS
• 2008-10-13 Listed $199,900 FMLS

Property tax history

+2.8%/yr

Latest (2025): $1,532 · -1.8% YoY. Source: county tax records.