1474 Ivey Pointe Dr · Dacula, GA 30045

$377,000

4 bd · 2.5 ba · 2,312 sqft · SingleFamily public records · 12 Days on market

Built 2003 0.38 ac lot Est $381k · at est. $34/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).

• Cash flow +13.2/30.0
• ARV discount +8.0/15.0
• DSCR +4.0/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 4-bedroom, 2.5-bath home, located in an established swim/tennis community and the highly desirable Archer High School district. This spacious two-story home features a functional floor plan with separate living and dining areas, a large family room with fireplace, and a spacious primary suite with walk-in closet, and a generous ensuite bath. Situated on a generous level lot with a sprawling backyard and attached 2-car garage. Conveniently located near shopping, dining, parks, schools, and Hwy 316. With plenty of space to grow, gather, and entertain, this home offers the perfect canvas to create lasting memories in a desirable Lawrenceville neighborhood. Roof replaced in 2021, new

Key facts

• 0.38 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $405; Community amenities include pool, tennis courts, sidewalks and street lights

Exterior

• Parking: Front-facing attached garage; 2-car garage
• Utilities: Public water; Public sewer; 220-volt electric service; Cable available; Electricity available; Natural gas available; Underground utilities
• Home design: Two levels; Vinyl siding; Shingle roof; Slab foundation; Resale property
• Construction: Vinyl siding construction; Shingle roof; Slab foundation
• Exterior features: Patio; Located in a subdivision with sidewalks and street lights; Community pool and tennis courts; Near schools and shopping

Interior

• Kitchen: Pantry; Cabinets; Open view to family room; Dishwasher; Microwave
• Bedrooms: Four upper-level bedrooms
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and tub/shower combo
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Two-story entrance foyer; Walk-in closets; Factory-built fireplace; Wood-framed windows; No shared/common walls
• Laundry & utility: Upper-level laundry room; Electric dryer hookup; Washer and dryer connections; ENERGY STAR qualified water heater; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $377k.

Deal economics

• At list price, monthly cash flow is $-5 ($-58/yr) — negative.
• To cash-flow at today's rent, offer at most $376k (0.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (24.6% below list).
• Recommended offer: $284k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Lovin Elementary School (math 31% / reading 38%, grade F, #531 of 1,228 statewide, top 45%, 893 students, 63% FRL); Mcconnell Middle School (math 39% / reading 51%, grade D, #103 of 470 statewide, top 23%, 2,176 students, 51% FRL); Archer High School (math 32% / reading 33%, grade F, #104 of 424 statewide, top 25%, 3,134 students, 43% FRL).
• Market conditions: Rents soft (-1.1%/yr); 429 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

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 $284,262 (24.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.06%
• DSCR: 1.00
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $381,480
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1322 Melrose Woods Ln	0.27mi	4/2.5	2,342 (+1%)	2mo	$400,000	$171	83
1581 Water Lily Way	0.40mi	4/2.5	2,312 (0%)	2mo	$368,000	$159	80
1644 Royal Ives Dr	0.14mi	4/2.5	2,436 (+5%)	8mo	$400,000	$164	78
1032 Quiet Waters Ln	0.30mi	4/2.5	2,568 (+11%)	1mo	$405,000	$158	66
992 Marta Crane Dr	0.64mi	4/2.5	2,177 (-6%)	0mo	$410,000	$188	60
1492 Station Ridge Ct	0.20mi	5/3.0 (+1)	2,613 (+13%)	4mo	$430,000	$165	59
1474 Union Sta	0.20mi	5/3.0 (+1)	2,623 (+14%)	4mo	$400,000	$152	58
1483 Autumn Wind Dr	0.74mi	4/2.5	2,415 (+4%)	6mo	$463,800	$192	53
1416 Clear Pond Ln	0.70mi	4/2.5	2,415 (+4%)	9mo	$430,700	$178	53
1548 Station Ridge Dr	0.23mi	5/3.0 (+1)	2,613 (+13%)	11mo	$450,000	$172	52
1296 Melrose Forest Ln	0.62mi	5/3.0 (+1)	2,433 (+5%)	5mo	$345,000	$142	51
1331 Log Cabin Ln	0.73mi	3/2.0 (-1)	2,149 (-7%)	2mo	$349,900	$163	46

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: -19.4%
• Equity multiple: 0.34×
• Total profit: $-69,906
• Equity at exit: $56,212

10-year hold

• IRR: -18.8%
• Equity multiple: 0.11×
• Total profit: $-94,178
• Equity at exit: $32,596

Cash invested: $105,560 (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: 429
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,843 high
• Mortgage (P&I): −$1,977
• Tax from tax record: −$82 /mo · $989/yr
• Insurance: −$157
• HOA: −$34
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-5

Break-even live

Break-even rent $2,849

Max offer price $376,140

Occupancy floor 95%

Sensitivity live

Price	-10% $209	-5% $102	+0% $-5	+5% $-112	+10% $-218
Rent	-10% $-229	-5% $-117	+0% $-5	+5% $107	+10% $220
Rate	-1.0pp $185	-0.5pp $91	base $-5	+0.5pp $-103	+1.0pp $-202

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: $94,250
• Closing costs: $11,310
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1305 Bramlett Blvd Lawrenceville, GA	4.0	2.5	2312	$2,410	$1.04	45d	1	0.22mi
1118 Low Water Way Lawrenceville, GA	3.0	2.0	2076	$2,100	$1.01	6d	1	0.39mi
1564 Log Cabin Ln Lawrenceville, GA	4.0	2.5	2566	$2,999	$1.17	45d	1	0.46mi
1240 Grayson Oaks Dr Lawrenceville, GA	5.0	4.0	2778	$2,850	$1.03	4d	1	0.50mi
1293 Melrose Forest Ln Lawrenceville, GA	4.0	2.5	2323	$2,450	$1.05	0d	1	0.60mi
1655 Bramlett Blvd Lawrenceville, GA	3.0	2.5	2264	$2,275	$1.00	12d	1	0.64mi
719 Still Hill Ln Lawrenceville, GA	4.0	2.5	2562	$2,450	$0.96	45d	1	0.89mi
748 Still Hill Ln Lawrenceville, GA	5.0	3.0	2602	$2,450	$0.94	18d	1	0.92mi
1502 Sand Way Lawrenceville, GA	4.0	2.5	2609	$2,400	$0.92	45d	1	0.94mi
961 Cruiser Run Lawrenceville, GA	4.0	2.5	2170	$3,500	$1.61	25d	1	1.18mi
962 Cruiser Run Lawrenceville, GA	4.0	3.0	2170	$3,700	$1.71	45d	1	1.20mi
1466 Wilson Manor Cir Lawrenceville, GA	5.0	2.5	2912	$2,524	$0.87	18d	1	1.26mi
573 Princeton Elm Pl Lawrenceville, GA	5.0	4.0	3242	$3,500	$1.08	6d	1	1.32mi
1525 New Hope Rd Lawrenceville, GA	5.0	2.5	2619	$3,200	$1.22	5d	1	1.34mi
1427 Trident Maple Chase Lawrenceville, GA	4.0	3.0	2676	$3,350	$1.25	45d	1	1.40mi
1307 Trident Maple Chase Lawrenceville, GA	5.0	3.0	3034	$2,995	$0.99	45d	1	1.48mi

HOA detail

• Monthly dues: $34 · $408/yr

Listing history 18 events

1. 2026-06-21
   days on market $377,000 Active 12 DOM
2. 2026-06-18
   days on market $377,000 Active 9 DOM
3. 2026-06-17
   days on market $377,000 Active 8 DOM
4. 2026-06-16
   days on market $377,000 Active 7 DOM
5. 2026-06-15
   days on market $377,000 Active 6 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   days on market $377,000 Active 4 DOM
8. 2026-06-10
   statusdays on market $377,000 Active 1 DOM
9. 2026-06-09
   days on market $377,000 Coming Soon 12 DOM
10. 2026-06-08
    days on market $377,000 Coming Soon 11 DOM
11. 2026-06-07
    days on market $377,000 Coming Soon 10 DOM
12. 2026-06-04
    days on market $377,000 Coming Soon 7 DOM
13. 2026-06-03
    days on market $377,000 Coming Soon 6 DOM
14. 2026-06-02
    remarks 671-char remark
15. 2026-06-02
    days on market $377,000 Coming Soon 5 DOM
16. 2026-06-01
    days on market $377,000 Coming Soon 4 DOM
17. 2026-05-31
    days on market $377,000 Coming Soon 3 DOM
18. 2026-05-28
    historical $377,000

ⓘ 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: $989 · $82/mo
• Projected year-2 tax: $3,468 · $289/mo
• Expected delta: +$2,479/yr (+$207/mo · 250.7%)

ⓘ 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 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,111
• − Mortgage interest: −$21,118
• − Property taxes: −$989
• − Insurance: −$1,885
• − Repairs & maintenance: −$2,729
• − Management: −$2,729
• − HOA: −$408
• − Depreciation: −$10,967
• Taxable loss: −$6,714
• Est. tax savings @ 24.0%: +$1,611
• After-tax cash flow: $1,553/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

1 event — show timeline

• 2026-05-28 Coming Soon $377,000 FMLS

Property tax history

+3.1%/yr

Latest (2025): $989 · -0.1% YoY. Source: county tax records.