1516 Armende Ln · Dacula, GA 30019

$363,000

3 bd · 2.0 ba · 1,826 sqft · SingleFamily public records · 13 Days on market

Built 2002 0.55 ac lot $199/sqft · at area comps Est $382k · at est.

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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 +9.7/15.0
• Cash flow +9.1/30.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The best deal in the area-an exceptional opportunity priced to sell "AS IS." A charming ranch-style home situated on a spacious lot in the Dacula area. This well-maintained residence, featuring 3 bedrooms and 2 bathrooms, offers comfortable single-story living with a bright, welcoming layout, generous living spaces, and abundant natural light throughout. Enjoy a large backyard-approximately 900 square feet-perfect for entertaining guests, keeping pets, hosting barbecues in comfort, simply relaxing outdoors, or even adding a swimming pool. Excellent location. This home offers the perfect blend of comfort, privacy, and convenience. A wonderful opportunity you won't want to let slip away!

Key facts

• 0.55 acre lot
• 2 garage spots
• Built 2002

Property features AI

Finance

• HOA & community: Sidewalks and street lights in the community

Exterior

• Parking: Attached garage with two spaces; Garage with door opener; Level driveway; Additional open parking available
• Utilities: Public water; Septic tank sewer; 110V and 220V electric service; Cable available; Underground utilities
• Home design: One-and-a-half story home; Resale property
• Construction: Frame and other construction materials; Block foundation; Other roof material
• Exterior features: Fenced yard; Patio; Paved road frontage on a city street; Accessible entrance

Interior

• Kitchen: Eat-in kitchen; Stained cabinets; Laminate countertops; Pantry; Dishwasher; Gas range; Microwave; Refrigerator; Disposal
• Bedrooms: Three main-level bedrooms; Master suite on the main level; Split bedroom plan
• Flooring: Ceramic tile flooring
• Bathrooms: Two full bathrooms; Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central air; Ceiling fans; Natural gas heating
• Interior features: 9-ft ceilings on the main level; High-speed internet available; Tray ceilings; His-and-hers closets; Walk-in closets; One fireplace in the living room; No shared/common walls; Bonus room
• Laundry & utility: Main-level laundry room; Washer and dryer included; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $363k.

Deal economics

• At list price, monthly cash flow is $-278 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $314k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (23.2% below list).
• Recommended offer: $279k (23.2% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: Harbins Elementary School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 1,412 students, 46% 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) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 653 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

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 $278,655 (23.2% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.77% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 10.9

CMA / ARV

• ARV (median comp): $381,771
• List price: $363,000
• Delta: -4.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1516 Armende Ln	0.00mi	3/2.0	1,826 (0%)	1mo	$355,050	$194	99
1542 Armende Cir	0.09mi	3/2.5	1,825 (-0%)	13mo	$372,000	$204	83
1492 Armende Cir	0.13mi	3/2.5	1,748 (-4%)	3mo	$349,000	$200	82
1472 Armende Cir	0.08mi	3/2.0	1,736 (-5%)	10mo	$359,900	$207	80
2845 Brookton Ln SE	0.69mi	3/2.5	1,830 (+0%)	2mo	$350,000	$191	64
2685 Archer Way	0.45mi	3/2.0	1,730 (-5%)	13mo	$340,000	$197	60
1734 Will Wages Rd	0.37mi	2/2.0 (-1)	1,624 (-11%)	7mo	$375,000	$231	54
2505 Harbin Springs Cv	0.31mi	4/2.0 (+1)	1,975 (+8%)	20mo	$427,500	$216	51
1151 Paiute Ct	0.61mi	3/2.5	2,064 (+13%)	2mo	$353,000	$171	46
1275 Brookton Dr	0.60mi	3/2.5	1,568 (-14%)	10mo	$357,500	$228	38
2985 Barimore Pl	0.68mi	3/2.0	2,029 (+11%)	21mo	$475,000	$234	32

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-73,531
• Equity at exit: $54,124

10-year hold

• IRR: -11.7%
• Equity multiple: 0.27×
• Total profit: $-74,178
• Equity at exit: $31,386

Cash invested: $101,640 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,787 high
• Mortgage (P&I): −$1,904
• Tax from tax record: −$425 /mo · $5,100/yr
• Insurance: −$151
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $-278

Break-even live

Break-even rent $3,139

Max offer price $313,804

Occupancy floor —

Sensitivity live

Price	-10% $-73	-5% $-176	+0% $-278	+5% $-381	+10% $-484
Rent	-10% $-499	-5% $-389	+0% $-278	+5% $-168	+10% $-58
Rate	-1.0pp $-96	-0.5pp $-186	base $-278	+0.5pp $-373	+1.0pp $-468

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: $90,750
• Closing costs: $10,890
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2730 Jona Trl Dacula, GA	4.0	2.5	2359	$2,450	$1.04	44d	1	0.39mi
2730 Jona Trl Dacula, GA	4.0	2.5	2359	$2,450	$1.04	3d	1	0.39mi
1151 Paiute Ct Dacula, GA	3.0	2.5	2112	$2,325	$1.10	0d	1	0.61mi
1324 Ace McMillian Rd Dacula, GA	3.0	3.0	2308	$3,900	$1.69	44d	1	0.64mi
2890 Williams Farm Dr Dacula, GA	3.0	2.0	1465	$1,925	$1.31	5d	1	0.89mi
2583 Davis Rock Dr Dacula, GA	1.0–3.0	1.0–3.0	1069	$2,550	$2.39	0d	225	1.29mi
2517 Briar Valley Way Dacula, GA	3.0	2.0	1689	$700	$0.41	25d	1	1.35mi

Listing history 14 events

1. 2026-05-09
   listed $363,000 Active 723-char remark

   Show marketing remark (705 chars)

   The best deal in the area-an exceptional opportunity priced to sell "AS IS." A charming ranch-style home situated on a spacious lot in the Dacula area. This well-maintained residence, featuring 3 bedrooms and 2 bathrooms, offers comfortable single-story living with a bright, welcoming layout, generous living spaces, and abundant natural light throughout. Enjoy a large backyard-approximately 900 square feet-perfect for entertaining guests, keeping pets, hosting barbecues in comfort, simply relaxing outdoors, or even adding a swimming pool. Excellent location. This home offers the perfect blend of comfort, privacy, and convenience. A wonderful opportunity you won't want to let slip away!

2. 2026-05-09
   listed $363,000 New 705-char remark

   Show marketing remark (705 chars)

   The best deal in the area-an exceptional opportunity priced to sell "AS IS." A charming ranch-style home situated on a spacious lot in the Dacula area. This well-maintained residence, featuring 3 bedrooms and 2 bathrooms, offers comfortable single-story living with a bright, welcoming layout, generous living spaces, and abundant natural light throughout. Enjoy a large backyard-approximately 900 square feet-perfect for entertaining guests, keeping pets, hosting barbecues in comfort, simply relaxing outdoors, or even adding a swimming pool. Excellent location. This home offers the perfect blend of comfort, privacy, and convenience. A wonderful opportunity you won't want to let slip away!

3. 2026-05-04
   historical $363,000 705-char remark

   Show marketing remark (705 chars)

   The best deal in the area-an exceptional opportunity priced to sell "AS IS." A charming ranch-style home situated on a spacious lot in the Dacula area. This well-maintained residence, featuring 3 bedrooms and 2 bathrooms, offers comfortable single-story living with a bright, welcoming layout, generous living spaces, and abundant natural light throughout. Enjoy a large backyard-approximately 900 square feet-perfect for entertaining guests, keeping pets, hosting barbecues in comfort, simply relaxing outdoors, or even adding a swimming pool. Excellent location. This home offers the perfect blend of comfort, privacy, and convenience. A wonderful opportunity you won't want to let slip away!

4. 2026-05-02
   historical $363,000 723-char remark
5. 2015-09-16
   soldstatus $170,000
6. 2015-09-03
   soldstatus $170,000 Sold

   Show marketing remark (320 chars)

   WELL MAINTAINED HOME IN DESIRED SCHOOL DISTRICT EXPANSIVE LEVEL FENCED BACKYARD AND PATIO. BONUS ROOM, POTENTIAL 4TH BEDROOM OR REC ROOM UPSTAIRS. FIREPLACE IN GREAT ROOM AND 3 BEDROOMS ON MAIN LEVEL. DOUBLE VANITY AND SEPARATE GARDEN TUB/SHOWER IN MASTER BATH. ON CUL-DE-SAC AND NO HOA. OUTBUILDING FOR STORAGE IN BACK.

7. 2015-08-10
   historical Contingent - Due Diligence

   Show marketing remark (320 chars)

   WELL MAINTAINED HOME IN DESIRED SCHOOL DISTRICT EXPANSIVE LEVEL FENCED BACKYARD AND PATIO. BONUS ROOM, POTENTIAL 4TH BEDROOM OR REC ROOM UPSTAIRS. FIREPLACE IN GREAT ROOM AND 3 BEDROOMS ON MAIN LEVEL. DOUBLE VANITY AND SEPARATE GARDEN TUB/SHOWER IN MASTER BATH. ON CUL-DE-SAC AND NO HOA. OUTBUILDING FOR STORAGE IN BACK.

8. 2015-08-03
   price $170,000

   Show marketing remark (320 chars)

   WELL MAINTAINED HOME IN DESIRED SCHOOL DISTRICT EXPANSIVE LEVEL FENCED BACKYARD AND PATIO. BONUS ROOM, POTENTIAL 4TH BEDROOM OR REC ROOM UPSTAIRS. FIREPLACE IN GREAT ROOM AND 3 BEDROOMS ON MAIN LEVEL. DOUBLE VANITY AND SEPARATE GARDEN TUB/SHOWER IN MASTER BATH. ON CUL-DE-SAC AND NO HOA. OUTBUILDING FOR STORAGE IN BACK.

9. 2015-07-15
   price $174,500

   Show marketing remark (320 chars)

   WELL MAINTAINED HOME IN DESIRED SCHOOL DISTRICT EXPANSIVE LEVEL FENCED BACKYARD AND PATIO. BONUS ROOM, POTENTIAL 4TH BEDROOM OR REC ROOM UPSTAIRS. FIREPLACE IN GREAT ROOM AND 3 BEDROOMS ON MAIN LEVEL. DOUBLE VANITY AND SEPARATE GARDEN TUB/SHOWER IN MASTER BATH. ON CUL-DE-SAC AND NO HOA. OUTBUILDING FOR STORAGE IN BACK.

10. 2015-07-03
    price $174,900

    Show marketing remark (320 chars)

    WELL MAINTAINED HOME IN DESIRED SCHOOL DISTRICT EXPANSIVE LEVEL FENCED BACKYARD AND PATIO. BONUS ROOM, POTENTIAL 4TH BEDROOM OR REC ROOM UPSTAIRS. FIREPLACE IN GREAT ROOM AND 3 BEDROOMS ON MAIN LEVEL. DOUBLE VANITY AND SEPARATE GARDEN TUB/SHOWER IN MASTER BATH. ON CUL-DE-SAC AND NO HOA. OUTBUILDING FOR STORAGE IN BACK.

11. 2015-06-17
    status Active

    Show marketing remark (320 chars)

    WELL MAINTAINED HOME IN DESIRED SCHOOL DISTRICT EXPANSIVE LEVEL FENCED BACKYARD AND PATIO. BONUS ROOM, POTENTIAL 4TH BEDROOM OR REC ROOM UPSTAIRS. FIREPLACE IN GREAT ROOM AND 3 BEDROOMS ON MAIN LEVEL. DOUBLE VANITY AND SEPARATE GARDEN TUB/SHOWER IN MASTER BATH. ON CUL-DE-SAC AND NO HOA. OUTBUILDING FOR STORAGE IN BACK.

12. 2015-06-16
    historical Pending

    Show marketing remark (320 chars)

    WELL MAINTAINED HOME IN DESIRED SCHOOL DISTRICT EXPANSIVE LEVEL FENCED BACKYARD AND PATIO. BONUS ROOM, POTENTIAL 4TH BEDROOM OR REC ROOM UPSTAIRS. FIREPLACE IN GREAT ROOM AND 3 BEDROOMS ON MAIN LEVEL. DOUBLE VANITY AND SEPARATE GARDEN TUB/SHOWER IN MASTER BATH. ON CUL-DE-SAC AND NO HOA. OUTBUILDING FOR STORAGE IN BACK.

13. 2015-05-20
    listed $175,000 Active

    Show marketing remark (320 chars)

    WELL MAINTAINED HOME IN DESIRED SCHOOL DISTRICT EXPANSIVE LEVEL FENCED BACKYARD AND PATIO. BONUS ROOM, POTENTIAL 4TH BEDROOM OR REC ROOM UPSTAIRS. FIREPLACE IN GREAT ROOM AND 3 BEDROOMS ON MAIN LEVEL. DOUBLE VANITY AND SEPARATE GARDEN TUB/SHOWER IN MASTER BATH. ON CUL-DE-SAC AND NO HOA. OUTBUILDING FOR STORAGE IN BACK.

14. 2005-05-23
    soldstatus $155,000

ⓘ 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: $5,100 · $425/mo
• Projected year-2 tax: $5,100 · $425/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 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: $33,439
• − Mortgage interest: −$20,334
• − Property taxes: −$5,100
• − Insurance: −$1,815
• − Repairs & maintenance: −$2,675
• − Management: −$2,675
• − Depreciation: −$10,560
• Taxable loss: −$9,720
• Est. tax savings @ 24.0%: +$2,333
• After-tax cash flow: $-1,009/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

+129.1% since first listed

19 events — show timeline

• 2026-06-01 Pending — GAMLS
• 2026-05-29 Sold (MLS) $355,050 FMLS
• 2026-05-29 Sold (MLS) $355,221 GAMLS
• 2026-05-23 Contingent — GAMLS
• 2026-05-22 Pending — FMLS
• 2026-05-09 Listed $363,000 FMLS
• 2026-05-09 Listed $363,000 GAMLS
• 2026-05-04 Coming Soon $363,000 GAMLS
• 2026-05-02 Coming Soon $363,000 FMLS
• 2015-09-16 Sold (Public Records) $170,000 Public Records
• 2015-09-03 Sold (MLS) $170,000 FMLS
• 2015-08-10 Contingent — FMLS
• 2015-08-03 Price Changed $170,000 FMLS
• 2015-07-15 Price Changed $174,500 FMLS
• 2015-07-03 Price Changed $174,900 FMLS
• 2015-06-17 Relisted — FMLS
• 2015-06-16 Contingent — FMLS
• 2015-05-20 Listed $175,000 FMLS
• 2005-05-23 Sold (Public Records) $155,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $5,100 · +5.1% YoY. Source: county tax records.