1936 Waycross Ln · Dacula, GA 30019

$399,000

5 bd · 3.0 ba · 2,535 sqft · SingleFamily public records · 3 Days on market

Built 2022 7,840 sqft lot $157/sqft · 10% below area Est $446k · 10% under $67/mo HOA · 2% of rent ↓ 5% since listing

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Why this score? — see what drove the D- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +12.2/15.0
• Cash flow +8.0/30.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning home in the highly desirable Dacula cluster, just minutes from restaurants, shopping *This home features 5 bedrooms and 3 baths, perfect for comfortable living. The main floor includes a guest bedroom and full bath. Enjoy hardwood floors, white cabinetry, and granite countertops in the gourmet eat-in kitchen, with a separate dining room for formal meals or easily converts to den/home office space. Upstairs, find a versatile loft/media room, a spacious primary bedroom with a soaking tub ensuite, and three additional bedrooms. upgraded: all bathroom cabinet top and living room ceiling light fan. The covered porch overlooks a large, open backyard, perfect for relaxation and gatherings. **Amenities including pool, tennis court, and playground. Great location with easy access to GA-316.

Key facts

• Covered porch
• Tennis court
• Large open backyard

Tags

• GOURMET EAT-IN KITCHEN
• COVERED PORCH
• LARGE OPEN BACKYARD
• POOL
• TENNIS COURT
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-410 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $327k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $315k (21.1% below list).
• Recommended offer: $315k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.1% in Dacula — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 32% 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 2y ago; this cycle's ask has dropped $36k (8%) 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 $314,899 (21.1% 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. 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: 0.79% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 10.6

CMA / ARV

• ARV (median comp): $445,598
• List price: $399,000
• Delta: -3.95%
• 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
1985 Waycross Ln	0.05mi	6/3.0 (+1)	2,535 (0%)	9mo	$426,000	$168	85
2296 Waycross Ln	0.34mi	5/3.0	2,535 (0%)	10mo	$412,000	$163	76
1871 Vidalia Ct	0.17mi	4/2.5 (-1)	2,338 (-8%)	3mo	$419,000	$179	69
1225 Campbell Pine Trl	0.41mi	4/2.5 (-1)	2,640 (+4%)	0mo	$405,000	$153	66
2085 Waycross Ln	0.13mi	4/2.5 (-1)	2,218 (-12%)	1mo	$407,000	$183	65
2276 Waycross Ln	0.32mi	4/2.5 (-1)	2,382 (-6%)	7mo	$415,000	$174	62
530 Alcovy Springs Dr	0.55mi	5/3.0	2,356 (-7%)	1mo	$400,000	$170	62
1074 Campbell Pine Trl	0.56mi	4/2.5 (-1)	2,640 (+4%)	1mo	$430,000	$163	59
998 Mitford Ln	0.44mi	5/3.0	2,839 (+12%)	3mo	$432,000	$152	57
2238 Redfern Rd	0.33mi	4/2.5 (-1)	2,218 (-12%)	2mo	$415,000	$187	55
926 Red Wolf Ct	0.43mi	4/2.5 (-1)	2,817 (+11%)	5mo	$432,000	$153	50
2087 Alcovy Trace Way	0.59mi	4/3.5 (-1)	2,256 (-11%)	4mo	$365,000	$162	44

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: -22.5%
• Equity multiple: 0.22×
• Total profit: $-87,223
• Equity at exit: $59,492

10-year hold

• IRR: -14.0%
• Equity multiple: 0.15×
• Total profit: $-94,780
• Equity at exit: $34,498

Cash invested: $111,720 (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: 10.6×

Monthly cashflow live

• Estimated rent: $3,149 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$572 /mo · $6,861/yr
• Insurance: −$166
• HOA: −$67
• Vacancy / Maint / Mgmt: −$661
• Net cashflow: $-410

Break-even live

Break-even rent $3,668

Max offer price $326,623

Occupancy floor —

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1936 Waycross Ln Dacula, GA	5.0	3.0	2535	$2,600	$1.03	18d	1	0.03mi
1268 Mitford Ln Dacula, GA	4.0	2.5	2414	$3,400	$1.41	4d	1	0.75mi
719 Saffron Blvd Lawrenceville, GA	5.0	4.5	3123	$4,700	$1.50	10d	1	0.88mi
1646 Hedington Ct Lawrenceville, GA	4.0	2.5	1992	$2,295	$1.15	3d	1	0.89mi
1765 Campbell Ives Dr Lawrenceville, GA	4.0	2.0	2883	$2,299	$0.80	15d	1	0.99mi
2229 Argento Cir Dacula, GA	5.0	3.0	2738	$3,500	$1.28	3d	1	1.00mi
850 Elderberry Ct Lawrenceville, GA	5.0	3.0	2498	$3,650	$1.46	24d	1	1.09mi
1437 Balvaird Dr Lawrenceville, GA	4.0	2.5	2200	$3,400	$1.55	5d	1	1.10mi
2230 Village Trail Ct Dacula, GA	4.0	2.5	2112	$2,300	$1.09	43d	1	1.32mi
1427 Trident Maple Chase Lawrenceville, GA	4.0	3.0	2676	$3,350	$1.25	43d	1	1.33mi
1307 Trident Maple Chase Lawrenceville, GA	5.0	3.0	3034	$2,995	$0.99	43d	1	1.34mi
494 Lobdale Falls Dr Lawrenceville, GA	4.0	2.5	1949	$2,030	$1.04	5d	1	1.34mi
1259 Victoria Walk Ln Dacula, GA	4.0	5.5	3662	$1,504	$0.41	12d	1	1.37mi
1120 Trident Maple Chase Lawrenceville, GA	4.0	3.0	2676	$3,500	$1.31	43d	1	1.39mi
573 Princeton Elm Pl Lawrenceville, GA	5.0	4.0	3242	$3,500	$1.08	5d	1	1.39mi
2441 Melton Common Dr Dacula, GA	4.0	3.0	2712	$2,600	$0.96	24d	1	1.46mi
1466 Wilson Manor Cir Lawrenceville, GA	5.0	2.5	2912	$2,524	$0.87	17d	1	1.48mi
152 Fern Walk Lawrenceville, GA	4.0	2.5	1920	$2,195	$1.14	5d	1	1.50mi

HOA detail

• Monthly dues: $67 · $804/yr
• Likely covers: pool

Listing history 40 events

1. 2026-06-18
   days on market $399,000 Active 3 DOM
2. 2026-06-17
   days on market $399,000 Active 2 DOM
3. 2026-06-15
   pricedays on marketlisting id $399,000 Active 1 DOM
4. 2026-05-31
   days on market $428,000 Active 91 DOM
5. 2026-03-31
   historical
6. 2026-03-24
   price $429,000

   Show marketing remark (817 chars)

   Welcome to this stunning home in the highly desirable Dacula cluster, just minutes from restaurants, shopping *This home features 5 bedrooms and 3 baths, perfect for comfortable living. The main floor includes a guest bedroom and full bath. Enjoy hardwood floors, white cabinetry, and granite countertops in the gourmet eat-in kitchen, with a separate dining room for formal meals or easily converts to den/home office space. Upstairs, find a versatile loft/media room, a spacious primary bedroom with a soaking tub ensuite, and three additional bedrooms. upgraded: all bathroom cabinet top and living room ceiling light fan. The covered porch overlooks a large, open backyard, perfect for relaxation and gatherings. **Amenities including pool, tennis court, and playground. Great location with easy access to GA-316.

7. 2026-03-24
   price $429,000 817-char remark

   Show marketing remark (817 chars)

   Welcome to this stunning home in the highly desirable Dacula cluster, just minutes from restaurants, shopping *This home features 5 bedrooms and 3 baths, perfect for comfortable living. The main floor includes a guest bedroom and full bath. Enjoy hardwood floors, white cabinetry, and granite countertops in the gourmet eat-in kitchen, with a separate dining room for formal meals or easily converts to den/home office space. Upstairs, find a versatile loft/media room, a spacious primary bedroom with a soaking tub ensuite, and three additional bedrooms. upgraded: all bathroom cabinet top and living room ceiling light fan. The covered porch overlooks a large, open backyard, perfect for relaxation and gatherings. **Amenities including pool, tennis court, and playground. Great location with easy access to GA-316.

8. 2026-03-01
   listed $435,000 Active 817-char remark

   Show marketing remark (817 chars)

   Welcome to this stunning home in the highly desirable Dacula cluster, just minutes from restaurants, shopping *This home features 5 bedrooms and 3 baths, perfect for comfortable living. The main floor includes a guest bedroom and full bath. Enjoy hardwood floors, white cabinetry, and granite countertops in the gourmet eat-in kitchen, with a separate dining room for formal meals or easily converts to den/home office space. Upstairs, find a versatile loft/media room, a spacious primary bedroom with a soaking tub ensuite, and three additional bedrooms. upgraded: all bathroom cabinet top and living room ceiling light fan. The covered porch overlooks a large, open backyard, perfect for relaxation and gatherings. **Amenities including pool, tennis court, and playground. Great location with easy access to GA-316.

9. 2026-02-27
   historical $435,000 817-char remark

   Show marketing remark (817 chars)

   Welcome to this stunning home in the highly desirable Dacula cluster, just minutes from restaurants, shopping *This home features 5 bedrooms and 3 baths, perfect for comfortable living. The main floor includes a guest bedroom and full bath. Enjoy hardwood floors, white cabinetry, and granite countertops in the gourmet eat-in kitchen, with a separate dining room for formal meals or easily converts to den/home office space. Upstairs, find a versatile loft/media room, a spacious primary bedroom with a soaking tub ensuite, and three additional bedrooms. upgraded: all bathroom cabinet top and living room ceiling light fan. The covered porch overlooks a large, open backyard, perfect for relaxation and gatherings. **Amenities including pool, tennis court, and playground. Great location with easy access to GA-316.

10. 2026-02-27
    listed $435,000 New

    Show marketing remark (817 chars)

    Welcome to this stunning home in the highly desirable Dacula cluster, just minutes from restaurants, shopping *This home features 5 bedrooms and 3 baths, perfect for comfortable living. The main floor includes a guest bedroom and full bath. Enjoy hardwood floors, white cabinetry, and granite countertops in the gourmet eat-in kitchen, with a separate dining room for formal meals or easily converts to den/home office space. Upstairs, find a versatile loft/media room, a spacious primary bedroom with a soaking tub ensuite, and three additional bedrooms. upgraded: all bathroom cabinet top and living room ceiling light fan. The covered porch overlooks a large, open backyard, perfect for relaxation and gatherings. **Amenities including pool, tennis court, and playground. Great location with easy access to GA-316.

11. 2025-10-01
    historical $2,590
12. 2025-09-30
    historical
13. 2025-09-30
    historical
14. 2025-08-29
    price $2,590
15. 2025-08-23
    price $428,900
16. 2025-08-23
    price $428,900
17. 2025-08-12
    listed $2,700
18. 2025-08-11
    historical $2,700
19. 2025-07-19
    price $2,700
20. 2025-07-05
    listed $2,900
21. 2025-07-02
    listed $429,000 Active
22. 2025-07-02
    listed $429,000 New
23. 2025-06-30
    historical
24. 2025-06-30
    historical
25. 2025-05-31
    price $438,500
26. 2025-05-31
    price $438,500
27. 2025-03-29
    listed $439,000 Active
28. 2025-03-26
    historical
29. 2025-03-24
    listed $439,000 New
30. 2025-01-23
    historical
31. 2024-10-22
    listed $429,000 Active
32. 2024-10-21
    historical
33. 2024-10-18
    historical $2,600
34. 2024-10-18
    historical
35. 2024-09-05
    price $435,000
36. 2024-07-28
    price $439,500
37. 2024-05-15
    price $2,600
38. 2024-05-14
    listed $2,700
39. 2024-05-13
    price $445,000
40. 2024-04-28
    listed $450,000 Active

ⓘ 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: $6,861 · $572/mo
• Projected year-2 tax: $6,861 · $572/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 1/10 Low
• 🌡 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: $37,788
• − Mortgage interest: −$22,350
• − Property taxes: −$6,861
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,023
• − Management: −$3,023
• − HOA: −$804
• − Depreciation: −$11,607
• Taxable loss: −$11,876
• Est. tax savings @ 24.0%: +$2,850
• After-tax cash flow: $-2,066/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

-4.7% since first listed

36 events — show timeline

• 2026-03-31 Listing Removed — GAMLS
• 2026-03-24 Price Changed $429,000 GAMLS
• 2026-03-24 Price Changed $429,000 FMLS
• 2026-03-01 Listed $435,000 FMLS
• 2026-02-27 Coming Soon $435,000 FMLS
• 2026-02-27 Listed $435,000 GAMLS
• 2025-10-01 Rental Removed $2,590 FMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-30 Listing Removed — FMLS
• 2025-08-29 Price Changed $2,590 FMLS
• 2025-08-23 Price Changed $428,900 GAMLS
• 2025-08-23 Price Changed $428,900 FMLS
• 2025-08-12 Listed for Rent $2,700 FMLS
• 2025-08-11 Rental Removed $2,700 GAMLS
• 2025-07-19 Price Changed $2,700 GAMLS
• 2025-07-05 Listed for Rent $2,900 GAMLS
• 2025-07-02 Listed $429,000 GAMLS
• 2025-07-02 Listed $429,000 FMLS
• 2025-06-30 Listing Removed — FMLS
• 2025-06-30 Listing Removed — GAMLS
• 2025-05-31 Price Changed $438,500 GAMLS
• 2025-05-31 Price Changed $438,500 FMLS
• 2025-03-29 Listed $439,000 FMLS
• 2025-03-26 Coming Soon — FMLS
• 2025-03-24 Listed $439,000 GAMLS
• 2025-01-23 Listing Removed — FMLS
• 2024-10-22 Listed $429,000 FMLS
• 2024-10-21 Coming Soon — FMLS
• 2024-10-18 Rental Removed $2,600 FMLS
• 2024-10-18 Listing Removed — FMLS
• 2024-09-05 Price Changed $435,000 FMLS
• 2024-07-28 Price Changed $439,500 FMLS
• 2024-05-15 Price Changed $2,600 FMLS
• 2024-05-14 Listed for Rent $2,700 FMLS
• 2024-05-13 Price Changed $445,000 FMLS
• 2024-04-28 Listed $450,000 FMLS

Property tax history

+99.1%/yr

Latest (2025): $6,861 · +18.5% YoY. Source: county tax records.