669 Retreat Dr · Dacula, GA 30019

$409,900

4 bd · 2.5 ba · 2,674 sqft · SingleFamily public records · 87 Days on market

Built 2007 6,098 sqft lot $153/sqft · 5% below area Est $432k · 5% under $29/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 +11.8/30.0
• ARV discount +9.8/15.0
• Schools +3.7/10.0
• DSCR +3.5/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully maintained four-sided brick home located in the desirable Retreat at Apalachee subdivision. This spacious 4 bedroom, 3 bath residence offers timeless design and comfortable living throughout. Step inside to discover hardwood floors, elegant crown molding, and soaring tray ceilings that create a warm and inviting atmosphere. The family room features a beautiful double-sided stone fireplace, designed to be enjoyed from both sides, creating a cozy focal point between it and the sun room. Large windows allow abundant natural light to fill the space, highlighting the home’s open layout and well-kept finishes. The thoughtfully designed floor plan provides plenty of room for everyday living and entertaining. This home has been meticulously cared for, reflecting true pride of ownership. The grounds have been thoughtfully designed to provide privacy, creating a peaceful outdoor setting. This home is conveniently located across the street from the community green space, which offers park benches and a peaceful outdoor setting perfect for relaxing and enjoying the neighborhood.

Key facts

• 6,098 sq ft lot
• Garage
• Built 2007

Tags

• FOUR SIDED BRICK HOME
• DOUBLE SIDED STONE FIREPLACE
• COMMUNITY GREEN SPACE
• PEACEFUL OUTDOOR SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $390k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $299k (27.0% below list).
• Recommended offer: $299k (27.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• Market conditions: Rents rising fast (+4.1%/yr); 653 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 31% 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 $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 87 days — a 6% lower offer ($385k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago; this cycle's ask has dropped $69k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $245k; list at $410k implies a 67% gain — meaningful room to come down on a strong offer.

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 $299,382 (27.0% 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 87 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 5.97%
• Cash-on-cash: -1.17%
• DSCR: 0.95
• GRM: 11.4

CMA / ARV

• ARV (median comp): $431,909
• List price: $409,900
• Delta: -5.10%
• 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
785 Beckenham Walk Dr	0.17mi	4/2.5	2,412 (-10%)	4mo	$355,500	$147	73
704 Valley Glen Dr	0.26mi	3/2.5 (-1)	2,505 (-6%)	7mo	$425,000	$170	67
672 Secret Garden Ln	0.31mi	5/4.0 (+1)	2,800 (+5%)	2mo	$560,000	$200	65
672 Secret Garden Ln Unit 60A	0.31mi	5/4.0 (+1)	2,800 (+5%)	2mo	$560,000	$200	65
682 Secret Garden Ln Unit 61A	0.31mi	4/3.5	2,417 (-10%)	1mo	$562,796	$233	65
682 Secret Garden Ln	0.31mi	4/3.5	2,417 (-10%)	1mo	$562,796	$233	65
2407 Enchanted Sky Way	0.31mi	5/4.0 (+1)	2,952 (+10%)	1mo	$573,000	$194	57
761 Winnbrook Dr	0.63mi	3/2.5 (-1)	2,487 (-7%)	1mo	$419,000	$168	53
725 Valley Glen Dr	0.29mi	3/2.5 (-1)	2,342 (-12%)	11mo	$425,000	$181	52
221 Beckenham Ln	0.60mi	4/2.5	2,366 (-12%)	8mo	$410,000	$173	46
2090 Beckenham Pl	0.65mi	4/2.5	2,316 (-13%)	6mo	$386,400	$167	42
869 Nichols Landing Ln	0.47mi	3/2.0 (-1)	2,298 (-14%)	6mo	$370,000	$161	42

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: -17.3%
• Equity multiple: 0.39×
• Total profit: $-70,502
• Equity at exit: $61,117

10-year hold

• IRR: -7.7%
• Equity multiple: 0.50×
• Total profit: $-57,754
• Equity at exit: $35,441

Cash invested: $114,772 (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: 653
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,994 high
• Mortgage (P&I): −$2,150
• Tax from tax record: −$128 /mo · $1,533/yr
• Insurance: −$171
• HOA: −$29
• Vacancy / Maint / Mgmt: −$629
• Net cashflow: $-112

Break-even live

Break-even rent $3,136

Max offer price $390,112

Occupancy floor 99%

Sensitivity live

Price	-10% $120	-5% $4	+0% $-112	+5% $-228	+10% $-344
Rent	-10% $-349	-5% $-230	+0% $-112	+5% $6	+10% $124
Rate	-1.0pp $94	-0.5pp $-8	base $-112	+0.5pp $-218	+1.0pp $-326

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2187 Peach Shoals Cir Dacula, GA	4.0	2.5	2344	$2,399	$1.02	44d	1	0.28mi
2007 Peach Shoals Cir Dacula, GA	4.0	2.5	2428	$2,550	$1.05	44d	1	0.29mi
2455 Beckenham Pl Dacula, GA	4.0	2.5	2458	$2,900	$1.18	18d	1	0.45mi
2575 Wild Iris Ln Dacula, GA	4.0	2.5	2712	$2,595	$0.96	5d	1	0.85mi
635 Mulberry Park Cir Dacula, GA	5.0	3.0	2653	$2,500	$0.94	44d	1	0.91mi
973 Gather Dr Lawrenceville, GA	5.0	3.0	2490	$2,516	$1.01	44d	1	1.09mi
1341 Jordan Brook Dr Lawrenceville, GA	4.0	3.0	2784	$2,800	$1.01	6d	1	1.18mi
1721 Jordan Brook Dr Lawrenceville, GA	4.0	3.0	2729	$3,500	$1.28	44d	1	1.18mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: landscaping

Listing history 22 events

1. 2026-06-08
   statusdays on market $409,900 Pending 87 DOM
2. 2026-06-07
   pricedays on market $409,900 Active 86 DOM
3. 2026-06-04
   days on market $419,000 Active 83 DOM
4. 2026-06-03
   days on market $419,000 Active 82 DOM
5. 2026-06-02
   days on market $419,000 Active 81 DOM
6. 2026-06-02
   price $419,000 Active 80 DOM
7. 2026-06-01
   days on market $429,900 Active 80 DOM
8. 2026-05-31
   days on market $429,900 Active 79 DOM
9. 2026-05-15
   price $429,900 1117-char remark

   Show marketing remark (1117 chars)

   Welcome to this beautifully maintained four-sided brick home located in the desirable Retreat at Apalachee subdivision. This spacious 4 bedroom, 3 bath residence offers timeless design and comfortable living throughout. Step inside to discover hardwood floors, elegant crown molding, and soaring tray ceilings that create a warm and inviting atmosphere. The family room features a beautiful double-sided stone fireplace, designed to be enjoyed from both sides, creating a cozy focal point between it and the sun room. Large windows allow abundant natural light to fill the space, highlighting the home’s open layout and well-kept finishes. The thoughtfully designed floor plan provides plenty of room for everyday living and entertaining. This home has been meticulously cared for, reflecting true pride of ownership. The grounds have been thoughtfully designed to provide privacy, creating a peaceful outdoor setting. This home is conveniently located across the street from the community green space, which offers park benches and a peaceful outdoor setting perfect for relaxing and enjoying the neighborhood.

10. 2026-05-15
    price $429,900 1117-char remark

    Show marketing remark (1117 chars)

    Welcome to this beautifully maintained four-sided brick home located in the desirable Retreat at Apalachee subdivision. This spacious 4 bedroom, 3 bath residence offers timeless design and comfortable living throughout. Step inside to discover hardwood floors, elegant crown molding, and soaring tray ceilings that create a warm and inviting atmosphere. The family room features a beautiful double-sided stone fireplace, designed to be enjoyed from both sides, creating a cozy focal point between it and the sun room. Large windows allow abundant natural light to fill the space, highlighting the home’s open layout and well-kept finishes. The thoughtfully designed floor plan provides plenty of room for everyday living and entertaining. This home has been meticulously cared for, reflecting true pride of ownership. The grounds have been thoughtfully designed to provide privacy, creating a peaceful outdoor setting. This home is conveniently located across the street from the community green space, which offers park benches and a peaceful outdoor setting perfect for relaxing and enjoying the neighborhood.

11. 2026-05-15
    price $429,900

    Show marketing remark (1117 chars)

    Welcome to this beautifully maintained four-sided brick home located in the desirable Retreat at Apalachee subdivision. This spacious 4 bedroom, 3 bath residence offers timeless design and comfortable living throughout. Step inside to discover hardwood floors, elegant crown molding, and soaring tray ceilings that create a warm and inviting atmosphere. The family room features a beautiful double-sided stone fireplace, designed to be enjoyed from both sides, creating a cozy focal point between it and the sun room. Large windows allow abundant natural light to fill the space, highlighting the home’s open layout and well-kept finishes. The thoughtfully designed floor plan provides plenty of room for everyday living and entertaining. This home has been meticulously cared for, reflecting true pride of ownership. The grounds have been thoughtfully designed to provide privacy, creating a peaceful outdoor setting. This home is conveniently located across the street from the community green space, which offers park benches and a peaceful outdoor setting perfect for relaxing and enjoying the neighborhood.

12. 2026-04-24
    price $449,000 1117-char remark

    Show marketing remark (1117 chars)

    Welcome to this beautifully maintained four-sided brick home located in the desirable Retreat at Apalachee subdivision. This spacious 4 bedroom, 3 bath residence offers timeless design and comfortable living throughout. Step inside to discover hardwood floors, elegant crown molding, and soaring tray ceilings that create a warm and inviting atmosphere. The family room features a beautiful double-sided stone fireplace, designed to be enjoyed from both sides, creating a cozy focal point between it and the sun room. Large windows allow abundant natural light to fill the space, highlighting the home’s open layout and well-kept finishes. The thoughtfully designed floor plan provides plenty of room for everyday living and entertaining. This home has been meticulously cared for, reflecting true pride of ownership. The grounds have been thoughtfully designed to provide privacy, creating a peaceful outdoor setting. This home is conveniently located across the street from the community green space, which offers park benches and a peaceful outdoor setting perfect for relaxing and enjoying the neighborhood.

13. 2026-04-24
    price $449,000

    Show marketing remark (1117 chars)

    Welcome to this beautifully maintained four-sided brick home located in the desirable Retreat at Apalachee subdivision. This spacious 4 bedroom, 3 bath residence offers timeless design and comfortable living throughout. Step inside to discover hardwood floors, elegant crown molding, and soaring tray ceilings that create a warm and inviting atmosphere. The family room features a beautiful double-sided stone fireplace, designed to be enjoyed from both sides, creating a cozy focal point between it and the sun room. Large windows allow abundant natural light to fill the space, highlighting the home’s open layout and well-kept finishes. The thoughtfully designed floor plan provides plenty of room for everyday living and entertaining. This home has been meticulously cared for, reflecting true pride of ownership. The grounds have been thoughtfully designed to provide privacy, creating a peaceful outdoor setting. This home is conveniently located across the street from the community green space, which offers park benches and a peaceful outdoor setting perfect for relaxing and enjoying the neighborhood.

14. 2026-04-24
    price $449,000 1117-char remark

    Show marketing remark (1117 chars)

    Welcome to this beautifully maintained four-sided brick home located in the desirable Retreat at Apalachee subdivision. This spacious 4 bedroom, 3 bath residence offers timeless design and comfortable living throughout. Step inside to discover hardwood floors, elegant crown molding, and soaring tray ceilings that create a warm and inviting atmosphere. The family room features a beautiful double-sided stone fireplace, designed to be enjoyed from both sides, creating a cozy focal point between it and the sun room. Large windows allow abundant natural light to fill the space, highlighting the home’s open layout and well-kept finishes. The thoughtfully designed floor plan provides plenty of room for everyday living and entertaining. This home has been meticulously cared for, reflecting true pride of ownership. The grounds have been thoughtfully designed to provide privacy, creating a peaceful outdoor setting. This home is conveniently located across the street from the community green space, which offers park benches and a peaceful outdoor setting perfect for relaxing and enjoying the neighborhood.

15. 2026-04-10
    price $469,000 1117-char remark

    Show marketing remark (1117 chars)

    Welcome to this beautifully maintained four-sided brick home located in the desirable Retreat at Apalachee subdivision. This spacious 4 bedroom, 3 bath residence offers timeless design and comfortable living throughout. Step inside to discover hardwood floors, elegant crown molding, and soaring tray ceilings that create a warm and inviting atmosphere. The family room features a beautiful double-sided stone fireplace, designed to be enjoyed from both sides, creating a cozy focal point between it and the sun room. Large windows allow abundant natural light to fill the space, highlighting the home’s open layout and well-kept finishes. The thoughtfully designed floor plan provides plenty of room for everyday living and entertaining. This home has been meticulously cared for, reflecting true pride of ownership. The grounds have been thoughtfully designed to provide privacy, creating a peaceful outdoor setting. This home is conveniently located across the street from the community green space, which offers park benches and a peaceful outdoor setting perfect for relaxing and enjoying the neighborhood.

16. 2026-04-10
    price $469,000

    Show marketing remark (1117 chars)

    Welcome to this beautifully maintained four-sided brick home located in the desirable Retreat at Apalachee subdivision. This spacious 4 bedroom, 3 bath residence offers timeless design and comfortable living throughout. Step inside to discover hardwood floors, elegant crown molding, and soaring tray ceilings that create a warm and inviting atmosphere. The family room features a beautiful double-sided stone fireplace, designed to be enjoyed from both sides, creating a cozy focal point between it and the sun room. Large windows allow abundant natural light to fill the space, highlighting the home’s open layout and well-kept finishes. The thoughtfully designed floor plan provides plenty of room for everyday living and entertaining. This home has been meticulously cared for, reflecting true pride of ownership. The grounds have been thoughtfully designed to provide privacy, creating a peaceful outdoor setting. This home is conveniently located across the street from the community green space, which offers park benches and a peaceful outdoor setting perfect for relaxing and enjoying the neighborhood.

17. 2026-04-10
    price $469,000 1117-char remark

    Show marketing remark (1117 chars)

    Welcome to this beautifully maintained four-sided brick home located in the desirable Retreat at Apalachee subdivision. This spacious 4 bedroom, 3 bath residence offers timeless design and comfortable living throughout. Step inside to discover hardwood floors, elegant crown molding, and soaring tray ceilings that create a warm and inviting atmosphere. The family room features a beautiful double-sided stone fireplace, designed to be enjoyed from both sides, creating a cozy focal point between it and the sun room. Large windows allow abundant natural light to fill the space, highlighting the home’s open layout and well-kept finishes. The thoughtfully designed floor plan provides plenty of room for everyday living and entertaining. This home has been meticulously cared for, reflecting true pride of ownership. The grounds have been thoughtfully designed to provide privacy, creating a peaceful outdoor setting. This home is conveniently located across the street from the community green space, which offers park benches and a peaceful outdoor setting perfect for relaxing and enjoying the neighborhood.

18. 2026-03-13
    listed $479,000 Active 1117-char remark

    Show marketing remark (1117 chars)

    Welcome to this beautifully maintained four-sided brick home located in the desirable Retreat at Apalachee subdivision. This spacious 4 bedroom, 3 bath residence offers timeless design and comfortable living throughout. Step inside to discover hardwood floors, elegant crown molding, and soaring tray ceilings that create a warm and inviting atmosphere. The family room features a beautiful double-sided stone fireplace, designed to be enjoyed from both sides, creating a cozy focal point between it and the sun room. Large windows allow abundant natural light to fill the space, highlighting the home’s open layout and well-kept finishes. The thoughtfully designed floor plan provides plenty of room for everyday living and entertaining. This home has been meticulously cared for, reflecting true pride of ownership. The grounds have been thoughtfully designed to provide privacy, creating a peaceful outdoor setting. This home is conveniently located across the street from the community green space, which offers park benches and a peaceful outdoor setting perfect for relaxing and enjoying the neighborhood.

19. 2026-03-12
    listed $479,000 New

    Show marketing remark (1117 chars)

    Welcome to this beautifully maintained four-sided brick home located in the desirable Retreat at Apalachee subdivision. This spacious 4 bedroom, 3 bath residence offers timeless design and comfortable living throughout. Step inside to discover hardwood floors, elegant crown molding, and soaring tray ceilings that create a warm and inviting atmosphere. The family room features a beautiful double-sided stone fireplace, designed to be enjoyed from both sides, creating a cozy focal point between it and the sun room. Large windows allow abundant natural light to fill the space, highlighting the home’s open layout and well-kept finishes. The thoughtfully designed floor plan provides plenty of room for everyday living and entertaining. This home has been meticulously cared for, reflecting true pride of ownership. The grounds have been thoughtfully designed to provide privacy, creating a peaceful outdoor setting. This home is conveniently located across the street from the community green space, which offers park benches and a peaceful outdoor setting perfect for relaxing and enjoying the neighborhood.

20. 2026-03-12
    listed $479,000 Active 1117-char remark

    Show marketing remark (1117 chars)

    Welcome to this beautifully maintained four-sided brick home located in the desirable Retreat at Apalachee subdivision. This spacious 4 bedroom, 3 bath residence offers timeless design and comfortable living throughout. Step inside to discover hardwood floors, elegant crown molding, and soaring tray ceilings that create a warm and inviting atmosphere. The family room features a beautiful double-sided stone fireplace, designed to be enjoyed from both sides, creating a cozy focal point between it and the sun room. Large windows allow abundant natural light to fill the space, highlighting the home’s open layout and well-kept finishes. The thoughtfully designed floor plan provides plenty of room for everyday living and entertaining. This home has been meticulously cared for, reflecting true pride of ownership. The grounds have been thoughtfully designed to provide privacy, creating a peaceful outdoor setting. This home is conveniently located across the street from the community green space, which offers park benches and a peaceful outdoor setting perfect for relaxing and enjoying the neighborhood.

21. 2007-06-28
    soldstatus $245,000
22. 2007-05-15
    listed $279,900

ⓘ 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: $1,533 · $128/mo
• Projected year-2 tax: $3,771 · $314/mo
• Expected delta: +$2,238/yr (+$186/mo · 145.9%)

ⓘ 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 ≥103°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: $35,926
• − Mortgage interest: −$22,961
• − Property taxes: −$1,533
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,874
• − Management: −$2,874
• − HOA: −$348
• − Depreciation: −$11,924
• Taxable loss: −$8,638
• Est. tax savings @ 24.0%: +$2,073
• After-tax cash flow: $729/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

+53.6% since first listed

14 events — show timeline

• 2026-05-15 Price Changed $429,900 Hive MLS
• 2026-05-15 Price Changed $429,900 FMLS
• 2026-05-15 Price Changed $429,900 GAMLS
• 2026-04-24 Price Changed $449,000 Hive MLS
• 2026-04-24 Price Changed $449,000 GAMLS
• 2026-04-24 Price Changed $449,000 FMLS
• 2026-04-10 Price Changed $469,000 Hive MLS
• 2026-04-10 Price Changed $469,000 GAMLS
• 2026-04-10 Price Changed $469,000 FMLS
• 2026-03-13 Listed $479,000 Hive MLS
• 2026-03-12 Listed $479,000 FMLS
• 2026-03-12 Listed $479,000 GAMLS
• 2007-06-28 Sold (MLS) $245,000 FMLS
• 2007-05-15 Listed $279,900 FMLS

Property tax history

-3.6%/yr

Latest (2025): $1,533 · +11.3% YoY. Source: county tax records.