755 Timber Ives Dr · Dacula, GA 30019

$399,900

4 bd · 2.0 ba · 2,389 sqft · SingleFamily public records · 136 Days on market

Built 2000 0.28 ac lot $167/sqft · 15% below area Est $470k · 15% under $71/mo HOA · 3% 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).

• ARV discount +14.2/15.0
• Cash flow +9.7/30.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here is your chance! Well maintained RANCH floor plan in the Terraces at Appalachee Farms. The subject features 3 bedrooms on the main level, functional open floor plan, and upstairs bed or bonus room. The subject is located on a dead-end street with no through traffic. The rear porch has been fully enclosed for an excellent year-round multipurpose space. Newer roof, new carpet and carpet in common areas.

Key facts

• Ranch floor plan
• Dead-end street
• 0.28 acre lot

Tags

• RANCH FLOOR PLAN
• DEAD-END STREET
• FULLY ENCLOSED REAR PORCH
• UPSTAIRS BED OR BONUS ROOM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-262 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $354k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $279k (30.2% below list).
• Recommended offer: $279k (30.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Dacula Elementary School (math 46% / reading 42%, grade F, #356 of 1,228 statewide, top 30%, 1,188 students, 56% FRL); Dacula Middle School (math 31% / reading 44%, grade F, #162 of 470 statewide, top 35%, 1,839 students, 58% FRL); Dacula High School (math 12% / reading 15%, grade F, #325 of 424 statewide, top 78%, 2,498 students, 51% FRL).
• Market conditions: Rents rising fast (+4.1%/yr); 657 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).

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 136 days — a 12% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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.
• Current owner paid $289k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $279,240 (30.2% 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. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 30% 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: 0.70% ✗
• Cap rate: 5.51%
• Cash-on-cash: -2.81%
• DSCR: 0.88
• GRM: 11.9

CMA / ARV

• ARV (median comp): $469,526
• List price: $399,900
• Delta: -14.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2820 Wadley Ln	0.45mi	4/2.5	2,368 (-1%)	1mo	$359,900	$152	75
2780 The Terraces Way	0.20mi	4/3.0	2,556 (+7%)	0mo	$435,000	$170	75
894 Fairview Club Cir	0.36mi	3/2.0 (-1)	2,512 (+5%)	4mo	$420,000	$167	66
2944 Jasmine Brook Ct	0.54mi	4/2.5	2,312 (-3%)	5mo	$330,000	$143	63
2915 Evergreen Eve Xing	0.39mi	4/2.0	2,168 (-9%)	4mo	$365,000	$168	63
2954 Jasmine Brook Ct	0.55mi	4/2.5	2,518 (+5%)	1mo	$352,000	$140	62
1067 Apalachee Run Trl	0.59mi	4/3.0	2,324 (-3%)	4mo	$395,000	$170	61
2431 Apalachee Run Way	0.63mi	4/2.0	2,229 (-7%)	4mo	$360,000	$162	56
615 River Valley Dr	0.50mi	4/3.5	2,706 (+13%)	1mo	$489,000	$181	48
2422 Oak Bluff Dr	0.60mi	5/3.0 (+1)	2,604 (+9%)	3mo	$475,000	$182	45
1130 Tributary Way	0.74mi	4/2.5	2,626 (+10%)	2mo	$400,000	$152	45
2717 Links Overlook Dr	0.65mi	4/2.0	2,700 (+13%)	6mo	$395,000	$146	43

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: -20.0%
• Equity multiple: 0.30×
• Total profit: $-78,617
• Equity at exit: $59,626

10-year hold

• IRR: -11.1%
• Equity multiple: 0.30×
• Total profit: $-77,893
• Equity at exit: $34,576

Cash invested: $111,972 (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: 657
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,792 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$133 /mo · $1,599/yr
• Insurance: −$167
• HOA: −$71
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $-262

Break-even live

Break-even rent $3,124

Max offer price $353,618

Occupancy floor —

Sensitivity live

Price	-10% $-36	-5% $-149	+0% $-262	+5% $-375	+10% $-488
Rent	-10% $-483	-5% $-372	+0% $-262	+5% $-152	+10% $-41
Rate	-1.0pp $-61	-0.5pp $-160	base $-262	+0.5pp $-366	+1.0pp $-471

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1172 Eastmill Cv Dacula, GA	4.0	2.0	2312	$2,315	$1.00	0d	1	0.46mi
3105 Evergreen Eve Xing Dacula, GA	3.0	2.0	1848	$2,215	$1.20	46d	1	0.60mi
1281 Carson View Ct Dacula, GA	4.0	3.0	1956	$2,295	$1.17	45d	1	0.76mi
2575 Wild Iris Ln Dacula, GA	4.0	2.5	2712	$2,595	$0.96	6d	1	0.89mi
3245 Ambergrove Trce Dacula, GA	4.0	2.5	2320	$2,900	$1.25	26d	1	0.95mi
3421 Lynley Mill Ln Dacula, GA	4.0	3.5	2465	$2,425	$0.98	45d	1	1.05mi
3373 Fence Rd NE Dacula, GA	3.0–4.0	2.5	2580	$3,235	$1.25	3d	16	1.31mi
3336 Bridle Brook Dr Auburn, GA	3.0	2.0	1865	$2,175	$1.17	23d	1	1.32mi
3459 In Bloom Way Auburn, GA	5.0	3.0	3196	$3,000	$0.94	20d	1	1.33mi
2751 Spence Ct Dacula, GA	4.0	3.0	2696	$2,900	$1.08	45d	1	1.45mi
2896 Spence Ct Dacula, GA	4.0	3.0	2753	$2,450	$0.89	26d	1	1.46mi
2447 Moultrie Ct Dacula, GA	4.0	2.5	2136	$2,425	$1.14	0d	1	1.50mi
2447 Moultrie Ct Dacula, GA	4.0	2.5	2136	$2,425	$1.14	14d	1	1.50mi
2455 Beckenham Pl Dacula, GA	4.0	2.5	2458	$2,900	$1.18	19d	1	1.50mi

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 27 events

1. 2026-06-22
   days on market $399,900 Active 136 DOM
2. 2026-06-18
   days on market $399,900 Active 133 DOM
3. 2026-06-17
   days on market $399,900 Active 132 DOM
4. 2026-06-16
   days on market $399,900 Active 131 DOM
5. 2026-06-15
   days on market $399,900 Active 130 DOM
6. 2026-06-13
   days on market $399,900 Active 128 DOM
7. 2026-06-09
   days on market $399,900 Active 124 DOM
8. 2026-06-08
   pricedays on market $399,900 Active 123 DOM
9. 2026-06-07
   days on market $420,000 Active 122 DOM
10. 2026-06-04
    days on market $420,000 Active 119 DOM
11. 2026-06-03
    days on market $420,000 Active 118 DOM
12. 2026-06-02
    days on market $420,000 Active 117 DOM
13. 2026-06-01
    days on market $420,000 Active 116 DOM
14. 2026-05-31
    days on market $420,000 Active 115 DOM
15. 2026-03-10
    status Back On Market 413-char remark

    Show marketing remark (412 chars)

    Here is your chance! Well maintained RANCH floor plan in the Terraces at Appalachee Farms. The subject features 3 bedrooms on the main level, functional open floor plan, and upstairs bed or bonus room. The subject is located on a dead-end street with no through traffic. The rear porch has been fully enclosed for an excellent year-round multipurpose space. Newer roof, new carpet and paint in common areas.

16. 2026-03-10
    status Active 412-char remark

    Show marketing remark (412 chars)

    Here is your chance! Well maintained RANCH floor plan in the Terraces at Appalachee Farms. The subject features 3 bedrooms on the main level, functional open floor plan, and upstairs bed or bonus room. The subject is located on a dead-end street with no through traffic. The rear porch has been fully enclosed for an excellent year-round multipurpose space. Newer roof, new carpet and paint in common areas.

17. 2026-03-07
    status Under Contract 413-char remark

    Show marketing remark (412 chars)

    Here is your chance! Well maintained RANCH floor plan in the Terraces at Appalachee Farms. The subject features 3 bedrooms on the main level, functional open floor plan, and upstairs bed or bonus room. The subject is located on a dead-end street with no through traffic. The rear porch has been fully enclosed for an excellent year-round multipurpose space. Newer roof, new carpet and paint in common areas.

18. 2026-03-07
    historical Active Under Contract 412-char remark

    Show marketing remark (412 chars)

    Here is your chance! Well maintained RANCH floor plan in the Terraces at Appalachee Farms. The subject features 3 bedrooms on the main level, functional open floor plan, and upstairs bed or bonus room. The subject is located on a dead-end street with no through traffic. The rear porch has been fully enclosed for an excellent year-round multipurpose space. Newer roof, new carpet and paint in common areas.

19. 2026-02-05
    listed $420,000 New 413-char remark

    Show marketing remark (412 chars)

    Here is your chance! Well maintained RANCH floor plan in the Terraces at Appalachee Farms. The subject features 3 bedrooms on the main level, functional open floor plan, and upstairs bed or bonus room. The subject is located on a dead-end street with no through traffic. The rear porch has been fully enclosed for an excellent year-round multipurpose space. Newer roof, new carpet and paint in common areas.

20. 2026-02-05
    listed $420,000 Active 412-char remark

    Show marketing remark (412 chars)

    Here is your chance! Well maintained RANCH floor plan in the Terraces at Appalachee Farms. The subject features 3 bedrooms on the main level, functional open floor plan, and upstairs bed or bonus room. The subject is located on a dead-end street with no through traffic. The rear porch has been fully enclosed for an excellent year-round multipurpose space. Newer roof, new carpet and paint in common areas.

21. 2019-05-01
    soldstatus $289,000
22. 2019-04-30
    soldstatus $289,000 Closed
23. 2019-04-30
    soldstatus $289,000 Sold
24. 2019-03-30
    status Under Contract
25. 2019-03-26
    status Pending
26. 2019-03-19
    listed $289,900 Active
27. 2019-03-19
    listed $289,900 New

ⓘ 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: $1,599 · $133/mo
• Projected year-2 tax: $3,679 · $307/mo
• Expected delta: +$2,080/yr (+$173/mo · 130.1%)

ⓘ 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 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: $33,509
• − Mortgage interest: −$22,401
• − Property taxes: −$1,599
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,681
• − Management: −$2,681
• − HOA: −$852
• − Depreciation: −$11,633
• Taxable loss: −$10,337
• Est. tax savings @ 24.0%: +$2,481
• After-tax cash flow: $-663/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

+44.9% since first listed

13 events — show timeline

• 2026-03-10 Relisted — GAMLS
• 2026-03-10 Relisted — FMLS
• 2026-03-07 Pending — GAMLS
• 2026-03-07 Contingent — FMLS
• 2026-02-05 Listed $420,000 FMLS
• 2026-02-05 Listed $420,000 GAMLS
• 2019-05-01 Sold (Public Records) $289,000 Public Records
• 2019-04-30 Sold (MLS) $289,000 GAMLS
• 2019-04-30 Sold (MLS) $289,000 FMLS
• 2019-03-30 Pending — GAMLS
• 2019-03-26 Pending — FMLS
• 2019-03-19 Listed $289,900 GAMLS
• 2019-03-19 Listed $289,900 FMLS

Property tax history

+5.2%/yr

Latest (2025): $1,599 · +0.1% YoY. Source: county tax records.