990 Mulberry Bay Dr · Dacula, GA 30019

$470,000

5 bd · 4.0 ba · 2,970 sqft · SingleFamily public records · 137 Days on market

Built 2015 0.34 ac lot $158/sqft · 31% above area Est $508k · 8% under $58/mo HOA · 2% of rent

---

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 +10.9/15.0
• Cash flow +9.1/30.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

Key facts

• Primary bathroom tub
• Outdoor deck
• Kitchen island

Tags

• LIVING ROOM FIREPLACE
• KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• PRIMARY BATHROOM TUB
• FENCED BACKYARD
• OUTDOOR DECK

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-360 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $406k (13.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (31.1% below list).
• Recommended offer: $324k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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 rising fast (+4.1%/yr); 643 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 33% 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 $14k 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 137 days — a 12% lower offer ($414k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y ago; this cycle's ask has dropped $61k (11%) 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $323,941 (31.1% 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 137 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.69% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 12.1

CMA / ARV

• ARV (median comp): $508,291
• List price: $470,000
• Delta: -7.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3315 Thimbleberry Trl	0.55mi	5/4.0	3,103 (+4%)	1mo	$556,000	$179	67
1345 Auburn Glen Rd	0.51mi	5/4.5	3,067 (+3%)	4mo	$540,000	$176	65
1175 Scarlet Sage Cir	0.48mi	5/3.0	3,196 (+8%)	3mo	$475,000	$149	59
1385 Auburn Glen Rd	0.51mi	4/3.5 (-1)	3,067 (+3%)	6mo	$555,000	$181	59
735 Galloping Bend Ct	0.71mi	5/3.0	2,946 (-1%)	5mo	$400,000	$136	58
1365 Auburn Glen Rd	0.49mi	5/4.0	3,236 (+9%)	6mo	$594,650	$184	57
1195 Lamont Cir	0.74mi	5/4.0	3,107 (+5%)	5mo	$605,000	$195	54
3265 Thimbleberry Trl	0.54mi	5/3.5	3,289 (+11%)	2mo	$530,000	$161	53
3478 In Bloom Way	0.43mi	5/3.0	3,342 (+12%)	3mo	$499,000	$149	53
1633 Caldwell Bend Ln	0.61mi	5/4.0	3,236 (+9%)	5mo	$585,000	$181	52
3763 Terrace Hedge Ct	0.71mi	5/4.0	3,205 (+8%)	4mo	$550,000	$172	50
1185 Scarlet Sage Cir	0.48mi	5/3.0	3,370 (+14%)	5mo	$470,000	$139	47

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: -20.8%
• Equity multiple: 0.27×
• Total profit: $-95,775
• Equity at exit: $70,079

10-year hold

• IRR: -12.2%
• Equity multiple: 0.25×
• Total profit: $-98,938
• Equity at exit: $40,637

Cash invested: $131,600 (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: 12.1×

Monthly cashflow live

• Estimated rent: $3,239 high
• Mortgage (P&I): −$2,465
• Tax from tax record: −$201 /mo · $2,412/yr
• Insurance: −$196
• HOA: −$58
• Vacancy / Maint / Mgmt: −$680
• Net cashflow: $-360

Break-even live

Break-even rent $3,696

Max offer price $406,335

Occupancy floor —

Sensitivity live

Price	-10% $-94	-5% $-227	+0% $-360	+5% $-493	+10% $-626
Rent	-10% $-616	-5% $-488	+0% $-360	+5% $-232	+10% $-104
Rate	-1.0pp $-124	-0.5pp $-241	base $-360	+0.5pp $-482	+1.0pp $-606

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: $117,500
• Closing costs: $14,100
• Reserves months: —
• Total cash needed: —

Rent comps 14 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	44d	1	0.24mi
3459 In Bloom Way Auburn, GA	5.0	3.0	3196	$3,000	$0.94	19d	1	0.41mi
1254 Six Sisters St Dacula, GA	5.0	5.5	3915	$6,000	$1.53	47d	1	0.59mi
3373 Fence Rd NE Dacula, GA	3.0–4.0	2.5	2580	$3,235	$1.25	2d	16	0.62mi
3245 Ambergrove Trce Dacula, GA	4.0	2.5	2320	$2,900	$1.25	25d	1	0.67mi
1117 Clear Stream Rdg Auburn, GA	6.0	4.0	2850	$2,695	$0.95	5d	1	1.16mi
3319 Mulberry Cove Way Auburn, GA	5.0	4.0	3138	$2,600	$0.83	25d	1	1.19mi
1281 Carson View Ct Dacula, GA	4.0	3.0	1956	$2,295	$1.17	44d	1	1.20mi
1435 Lake Heights Cir Dacula, GA	4.0	3.5	2514	$2,600	$1.03	44d	1	1.22mi
3577 Sandy Bank Dr Auburn, GA	4.0	2.5	2620	$2,250	$0.86	5d	1	1.25mi
1557 Grove Arbor Ter Dacula, GA	4.0	2.5	2500	$2,286	$0.91	44d	1	1.32mi
3940 Fence Rd Auburn, GA	4.0	2.5–3.0	2467	$2,820	$1.14	5d	1	1.33mi
3164 Brooksong Way Dacula, GA	4.0	2.5	2315	$2,389	$1.03	22d	1	1.35mi
1739 Praters Pt Dacula, GA	6.0	3.5	3517	$3,500	$1.00	48d	1	1.48mi

HOA detail

• Monthly dues: $58 · $696/yr

Listing history 42 events

1. 2026-05-07
   status Under Contract 841-char remark

   Show marketing remark (841 chars)

   Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

2. 2026-05-04
   status Pending 841-char remark

   Show marketing remark (841 chars)

   Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

3. 2026-04-23
   price $470,000 841-char remark

   Show marketing remark (841 chars)

   Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

4. 2026-04-23
   price $470,000 841-char remark

   Show marketing remark (841 chars)

   Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

5. 2026-04-09
   price $480,000 841-char remark

   Show marketing remark (841 chars)

   Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

6. 2026-04-09
   price $480,000 841-char remark

   Show marketing remark (841 chars)

   Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

7. 2026-03-26
   price $490,000 841-char remark

   Show marketing remark (841 chars)

   Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

8. 2026-03-26
   price $490,000 841-char remark

   Show marketing remark (841 chars)

   Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

9. 2026-03-12
   price $505,000 841-char remark

   Show marketing remark (841 chars)

   Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

10. 2026-03-12
    price $505,000 841-char remark

    Show marketing remark (841 chars)

    Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

11. 2026-02-05
    price $517,000 841-char remark

    Show marketing remark (841 chars)

    Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

12. 2026-02-05
    price $517,000 841-char remark

    Show marketing remark (841 chars)

    Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

13. 2026-01-22
    price $524,000 841-char remark

    Show marketing remark (841 chars)

    Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

14. 2026-01-22
    price $524,000 841-char remark

    Show marketing remark (841 chars)

    Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

15. 2025-12-18
    listed $531,000 Active 841-char remark

    Show marketing remark (841 chars)

    Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

16. 2025-12-17
    listed $531,000 New 841-char remark

    Show marketing remark (841 chars)

    Welcome to your dream home located at 990 Mulberry Bay Dr, where the inviting living room welcomes you with a glowing fireplace and an easy flow that encourages unwinding after a long day. The kitchen impresses with a central island, chic backsplash, and stainless steel appliances that streamline meal prep and make everyday cooking feel special. The bedrooms offer a peaceful retreat, while the primary suite elevates comfort with a walk-in closet for effortless organization. The bathrooms continue the spa-like feel, with the private en-suite showcasing double sinks plus a separate soaking tub and step-in shower for unhurried relaxation. Step outside to a roomy deck and covered patio overlooking the fenced backyard, a serene spot for alfresco meals and quiet mornings with coffee. Included 100-Day Home Warranty with buyer activation

17. 2025-12-05
    soldstatus $420,700
18. 2025-12-03
    soldstatus $420,700 Sold
19. 2025-11-11
    status Under Contract
20. 2025-10-30
    price $485,000
21. 2025-10-03
    price $499,000
22. 2025-08-31
    price $505,000
23. 2025-08-21
    price $534,900
24. 2025-07-22
    price $549,900
25. 2025-05-18
    listed $564,999 New
26. 2018-08-06
    soldstatus $345,000
27. 2018-07-27
    soldstatus $345,000 Sold
28. 2018-07-27
    soldstatus $345,000 Sold
29. 2018-06-30
    status Pending
30. 2018-06-26
    status Under Contract
31. 2018-06-22
    historical Contingent - Due Diligence
32. 2018-06-10
    price $339,000
33. 2018-05-19
    listed $339,900 Active
34. 2018-05-19
    listed $339,900 New
35. 2016-07-05
    soldstatus $299,950 Sold
36. 2016-06-18
    historical Pending
37. 2016-06-06
    status Active
38. 2016-05-10
    historical Pending
39. 2016-03-28
    price $299,950
40. 2015-12-09
    listed $303,650 Active
41. 2011-03-24
    soldstatus $252,000
42. 2010-10-05
    soldstatus $450,000

ⓘ 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: $2,412 · $201/mo
• Projected year-2 tax: $4,324 · $360/mo
• Expected delta: +$1,912/yr (+$159/mo · 79.3%)

ⓘ 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 · 17 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: $38,873
• − Mortgage interest: −$26,327
• − Property taxes: −$2,412
• − Insurance: −$2,350
• − Repairs & maintenance: −$3,110
• − Management: −$3,110
• − HOA: −$696
• − Depreciation: −$13,673
• Taxable loss: −$12,804
• Est. tax savings @ 24.0%: +$3,073
• After-tax cash flow: $-1,252/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

+4.4% since first listed

42 events — show timeline

• 2026-05-07 Pending — GAMLS
• 2026-05-04 Pending — FMLS
• 2026-04-23 Price Changed $470,000 GAMLS
• 2026-04-23 Price Changed $470,000 FMLS
• 2026-04-09 Price Changed $480,000 GAMLS
• 2026-04-09 Price Changed $480,000 FMLS
• 2026-03-26 Price Changed $490,000 GAMLS
• 2026-03-26 Price Changed $490,000 FMLS
• 2026-03-12 Price Changed $505,000 GAMLS
• 2026-03-12 Price Changed $505,000 FMLS
• 2026-02-05 Price Changed $517,000 GAMLS
• 2026-02-05 Price Changed $517,000 FMLS
• 2026-01-22 Price Changed $524,000 GAMLS
• 2026-01-22 Price Changed $524,000 FMLS
• 2025-12-18 Listed $531,000 FMLS
• 2025-12-17 Listed $531,000 GAMLS
• 2025-12-05 Sold (Public Records) $420,700 Public Records
• 2025-12-03 Sold (MLS) $420,700 GAMLS
• 2025-11-11 Pending — GAMLS
• 2025-10-30 Price Changed $485,000 GAMLS
• 2025-10-03 Price Changed $499,000 GAMLS
• 2025-08-31 Price Changed $505,000 GAMLS
• 2025-08-21 Price Changed $534,900 GAMLS
• 2025-07-22 Price Changed $549,900 GAMLS
• 2025-05-18 Listed $564,999 GAMLS
• 2018-08-06 Sold (Public Records) $345,000 Public Records
• 2018-07-27 Sold (MLS) $345,000 GAMLS
• 2018-07-27 Sold (MLS) $345,000 FMLS
• 2018-06-30 Pending — FMLS
• 2018-06-26 Pending — GAMLS
• 2018-06-22 Contingent — FMLS
• 2018-06-10 Price Changed $339,000 FMLS
• 2018-05-19 Listed $339,900 GAMLS
• 2018-05-19 Listed $339,900 FMLS
• 2016-07-05 Sold (MLS) $299,950 FMLS
• 2016-06-18 Contingent — FMLS
• 2016-06-06 Relisted — FMLS
• 2016-05-10 Contingent — FMLS
• 2016-03-28 Price Changed $299,950 FMLS
• 2015-12-09 Listed $303,650 FMLS
• 2011-03-24 Sold (Public Records) $252,000 Public Records
• 2010-10-05 Sold (Public Records) $450,000 Public Records

Property tax history

+11.9%/yr

Latest (2025): $2,412 · -5.2% YoY. Source: county tax records.