2690 Amberly Hills Trl · Dacula, GA 30019

$339,900

3 bd · 2.0 ba · 1,710 sqft · SingleFamily public records · 25 Days on market

Built 1994 0.59 ac lot $199/sqft · 11% above area Est $414k · 18% under

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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 +15.0/15.0
• Cash flow +8.8/30.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 2690 Amberly Hills Trail in Dacula, GA! This meticulously maintained home sits on a generously sized lot of over half an acre, offering a peaceful setting with a relaxing backyard and a spacious deck, perfect for enjoying the outdoors or entertaining. The main floor features a functional and inviting layout with a formal dining room, powder room, laundry room, a kitchen with an eat-in area, and a spacious living room that opens to the backyard. You'll also find an oversized flex room, ideal for a theater room, home office, or entertaining guests. Upstairs, enjoy three bright bedrooms filled with natural sunlight and two full bathrooms, providing comfort and privacy for everyone. Located in a quiet, well-established neighborhood, this home is in a prime Dacula location within the Archer school cluster, now zoned for the brand new Murphy Middle School. Conveniently situated in Gwinnett County, you'll have easy access to nearby parks, shopping at Publix and Kroger, and a variety of local restaurants. This home offers the perfect blend of space, functionality, and location!

Key facts

• Generously sized lot
• Oversized flex room
• Spacious deck

Tags

• GENEROUSLY SIZED LOT
• RELAXING BACKYARD
• SPACIOUS DECK
• FUNCTIONAL LAYOUT
• OVERSIZED FLEX ROOM
• QUIET NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $290k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (26.8% below list).
• Recommended offer: $249k (26.8% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 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 $2k of loan paydown is wiped out by about $10k 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 25 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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 $183k; list at $340k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,781 (26.8% 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: 0.73% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.56%
• DSCR: 0.84
• GRM: 11.4

CMA / ARV

• ARV (median comp): $414,247
• List price: $339,900
• Delta: -17.95%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2785 Amberly Hills Trl	0.09mi	4/2.0 (+1)	1,725 (+1%)	16mo	$333,400	$193	76
2165 Amberly Glen Way	0.38mi	3/2.5	1,668 (-2%)	14mo	$358,600	$215	64
1735 Alcovy River Dr	0.59mi	3/2.0	1,729 (+1%)	17mo	$360,000	$208	56
2840 Alcovy River Vw	0.50mi	3/2.0	1,586 (-7%)	12mo	$325,000	$205	55
2040 Amberly Glen Way	0.26mi	3/2.5	1,512 (-12%)	20mo	$275,000	$182	50
1730 Alcovy River Dr	0.61mi	3/2.0	1,660 (-3%)	20mo	$365,000	$220	50
1670 Alcovy River Dr	0.70mi	4/3.0 (+1)	1,641 (-4%)	6mo	$445,000	$271	47
1765 Alcovy River Dr	0.52mi	4/2.5 (+1)	1,914 (+12%)	21mo	$390,000	$204	31

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: -21.2%
• Equity multiple: 0.26×
• Total profit: $-70,398
• Equity at exit: $50,680

10-year hold

• IRR: -12.5%
• Equity multiple: 0.23×
• Total profit: $-73,306
• Equity at exit: $29,388

Cash invested: $95,172 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,488 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$324 /mo · $3,882/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $-282

Break-even live

Break-even rent $2,845

Max offer price $290,042

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-05-11
   status Pending 1097-char remark

   Show marketing remark (1097 chars)

   Welcome to 2690 Amberly Hills Trail in Dacula, GA! This meticulously maintained home sits on a generously sized lot of over half an acre, offering a peaceful setting with a relaxing backyard and a spacious deck, perfect for enjoying the outdoors or entertaining. The main floor features a functional and inviting layout with a formal dining room, powder room, laundry room, a kitchen with an eat-in area, and a spacious living room that opens to the backyard. You'll also find an oversized flex room, ideal for a theater room, home office, or entertaining guests. Upstairs, enjoy three bright bedrooms filled with natural sunlight and two full bathrooms, providing comfort and privacy for everyone. Located in a quiet, well-established neighborhood, this home is in a prime Dacula location within the Archer school cluster, now zoned for the brand new Murphy Middle School. Conveniently situated in Gwinnett County, you'll have easy access to nearby parks, shopping at Publix and Kroger, and a variety of local restaurants. This home offers the perfect blend of space, functionality, and location!

2. 2026-05-05
   status Under Contract 1097-char remark

   Show marketing remark (1097 chars)

   Welcome to 2690 Amberly Hills Trail in Dacula, GA! This meticulously maintained home sits on a generously sized lot of over half an acre, offering a peaceful setting with a relaxing backyard and a spacious deck, perfect for enjoying the outdoors or entertaining. The main floor features a functional and inviting layout with a formal dining room, powder room, laundry room, a kitchen with an eat-in area, and a spacious living room that opens to the backyard. You'll also find an oversized flex room, ideal for a theater room, home office, or entertaining guests. Upstairs, enjoy three bright bedrooms filled with natural sunlight and two full bathrooms, providing comfort and privacy for everyone. Located in a quiet, well-established neighborhood, this home is in a prime Dacula location within the Archer school cluster, now zoned for the brand new Murphy Middle School. Conveniently situated in Gwinnett County, you'll have easy access to nearby parks, shopping at Publix and Kroger, and a variety of local restaurants. This home offers the perfect blend of space, functionality, and location!

3. 2026-05-05
   historical Active Under Contract 1097-char remark

   Show marketing remark (1097 chars)

   Welcome to 2690 Amberly Hills Trail in Dacula, GA! This meticulously maintained home sits on a generously sized lot of over half an acre, offering a peaceful setting with a relaxing backyard and a spacious deck, perfect for enjoying the outdoors or entertaining. The main floor features a functional and inviting layout with a formal dining room, powder room, laundry room, a kitchen with an eat-in area, and a spacious living room that opens to the backyard. You'll also find an oversized flex room, ideal for a theater room, home office, or entertaining guests. Upstairs, enjoy three bright bedrooms filled with natural sunlight and two full bathrooms, providing comfort and privacy for everyone. Located in a quiet, well-established neighborhood, this home is in a prime Dacula location within the Archer school cluster, now zoned for the brand new Murphy Middle School. Conveniently situated in Gwinnett County, you'll have easy access to nearby parks, shopping at Publix and Kroger, and a variety of local restaurants. This home offers the perfect blend of space, functionality, and location!

4. 2026-04-24
   price $339,900 1097-char remark

   Show marketing remark (1097 chars)

   Welcome to 2690 Amberly Hills Trail in Dacula, GA! This meticulously maintained home sits on a generously sized lot of over half an acre, offering a peaceful setting with a relaxing backyard and a spacious deck, perfect for enjoying the outdoors or entertaining. The main floor features a functional and inviting layout with a formal dining room, powder room, laundry room, a kitchen with an eat-in area, and a spacious living room that opens to the backyard. You'll also find an oversized flex room, ideal for a theater room, home office, or entertaining guests. Upstairs, enjoy three bright bedrooms filled with natural sunlight and two full bathrooms, providing comfort and privacy for everyone. Located in a quiet, well-established neighborhood, this home is in a prime Dacula location within the Archer school cluster, now zoned for the brand new Murphy Middle School. Conveniently situated in Gwinnett County, you'll have easy access to nearby parks, shopping at Publix and Kroger, and a variety of local restaurants. This home offers the perfect blend of space, functionality, and location!

5. 2026-04-24
   price $339,900 1097-char remark

   Show marketing remark (1097 chars)

   Welcome to 2690 Amberly Hills Trail in Dacula, GA! This meticulously maintained home sits on a generously sized lot of over half an acre, offering a peaceful setting with a relaxing backyard and a spacious deck, perfect for enjoying the outdoors or entertaining. The main floor features a functional and inviting layout with a formal dining room, powder room, laundry room, a kitchen with an eat-in area, and a spacious living room that opens to the backyard. You'll also find an oversized flex room, ideal for a theater room, home office, or entertaining guests. Upstairs, enjoy three bright bedrooms filled with natural sunlight and two full bathrooms, providing comfort and privacy for everyone. Located in a quiet, well-established neighborhood, this home is in a prime Dacula location within the Archer school cluster, now zoned for the brand new Murphy Middle School. Conveniently situated in Gwinnett County, you'll have easy access to nearby parks, shopping at Publix and Kroger, and a variety of local restaurants. This home offers the perfect blend of space, functionality, and location!

6. 2026-04-15
   listed $349,900 Active 1097-char remark

   Show marketing remark (1097 chars)

   Welcome to 2690 Amberly Hills Trail in Dacula, GA! This meticulously maintained home sits on a generously sized lot of over half an acre, offering a peaceful setting with a relaxing backyard and a spacious deck, perfect for enjoying the outdoors or entertaining. The main floor features a functional and inviting layout with a formal dining room, powder room, laundry room, a kitchen with an eat-in area, and a spacious living room that opens to the backyard. You'll also find an oversized flex room, ideal for a theater room, home office, or entertaining guests. Upstairs, enjoy three bright bedrooms filled with natural sunlight and two full bathrooms, providing comfort and privacy for everyone. Located in a quiet, well-established neighborhood, this home is in a prime Dacula location within the Archer school cluster, now zoned for the brand new Murphy Middle School. Conveniently situated in Gwinnett County, you'll have easy access to nearby parks, shopping at Publix and Kroger, and a variety of local restaurants. This home offers the perfect blend of space, functionality, and location!

7. 2026-04-15
   listed $349,900 New 1097-char remark

   Show marketing remark (1097 chars)

   Welcome to 2690 Amberly Hills Trail in Dacula, GA! This meticulously maintained home sits on a generously sized lot of over half an acre, offering a peaceful setting with a relaxing backyard and a spacious deck, perfect for enjoying the outdoors or entertaining. The main floor features a functional and inviting layout with a formal dining room, powder room, laundry room, a kitchen with an eat-in area, and a spacious living room that opens to the backyard. You'll also find an oversized flex room, ideal for a theater room, home office, or entertaining guests. Upstairs, enjoy three bright bedrooms filled with natural sunlight and two full bathrooms, providing comfort and privacy for everyone. Located in a quiet, well-established neighborhood, this home is in a prime Dacula location within the Archer school cluster, now zoned for the brand new Murphy Middle School. Conveniently situated in Gwinnett County, you'll have easy access to nearby parks, shopping at Publix and Kroger, and a variety of local restaurants. This home offers the perfect blend of space, functionality, and location!

8. 2019-07-22
   soldstatus $183,000
9. 2019-07-22
   soldstatus $183,000
10. 2019-07-22
    soldstatus $183,000
11. 2019-07-15
    soldstatus $183,000 Closed
12. 2019-07-15
    soldstatus $183,000 Sold
13. 2019-06-12
    status Under Contract
14. 2019-06-12
    status Pending
15. 2019-06-04
    price $182,500
16. 2019-06-04
    price $182,500
17. 2019-06-03
    status Back on Market
18. 2019-06-03
    status Active
19. 2019-05-24
    status Under Contract
20. 2019-05-24
    status Pending
21. 2019-05-22
    price $184,900
22. 2019-05-22
    price $184,900
23. 2019-05-22
    price $187,500
24. 2019-05-22
    price $187,500
25. 2019-05-03
    listed $189,900 Active
26. 2019-05-03
    listed $189,900 New
27. 2011-05-23
    historical
28. 2011-05-12
    soldstatus $75,000 Sold
29. 2011-02-25
    status Pending
30. 2011-02-06
    price $74,900 Extended
31. 2011-02-05
    price $74,900
32. 2011-01-11
    price $89,900 Active
33. 2011-01-11
    status Active
34. 2011-01-11
    historical
35. 2011-01-08
    price $89,900 Extended
36. 2010-11-17
    price $99,900 Extended
37. 2010-11-16
    price $99,900
38. 2010-10-13
    listed $109,900 Active
39. 1999-11-24
    soldstatus $108,900
40. 1994-10-07
    soldstatus $89,900
41. 1994-01-12
    soldstatus $16,800
42. 1994-01-01
    soldstatus $16,800

ⓘ 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: $3,882 · $324/mo
• Projected year-2 tax: $3,882 · $324/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $29,854
• − Mortgage interest: −$19,040
• − Property taxes: −$3,882
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,388
• − Management: −$2,388
• − Depreciation: −$9,888
• Taxable loss: −$9,432
• Est. tax savings @ 24.0%: +$2,264
• After-tax cash flow: $-1,123/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

+1923.2% since first listed

42 events — show timeline

• 2026-05-11 Pending — FMLS
• 2026-05-05 Pending — GAMLS
• 2026-05-05 Contingent — FMLS
• 2026-04-24 Price Changed $339,900 GAMLS
• 2026-04-24 Price Changed $339,900 FMLS
• 2026-04-15 Listed $349,900 GAMLS
• 2026-04-15 Listed $349,900 FMLS
• 2019-07-22 Sold (Public Records) $183,000 Public Records
• 2019-07-22 Sold (Public Records) $183,000 Public Records
• 2019-07-22 Sold (Public Records) $183,000 Public Records
• 2019-07-15 Sold (MLS) $183,000 GAMLS
• 2019-07-15 Sold (MLS) $183,000 FMLS
• 2019-06-12 Pending — GAMLS
• 2019-06-12 Pending — FMLS
• 2019-06-04 Price Changed $182,500 GAMLS
• 2019-06-04 Price Changed $182,500 FMLS
• 2019-06-03 Relisted — GAMLS
• 2019-06-03 Relisted — FMLS
• 2019-05-24 Pending — GAMLS
• 2019-05-24 Pending — FMLS
• 2019-05-22 Price Changed $184,900 GAMLS
• 2019-05-22 Price Changed $184,900 FMLS
• 2019-05-22 Price Changed $187,500 GAMLS
• 2019-05-22 Price Changed $187,500 FMLS
• 2019-05-03 Listed $189,900 GAMLS
• 2019-05-03 Listed $189,900 FMLS
• 2011-05-23 Listing Removed — FMLS
• 2011-05-12 Sold (MLS) $75,000 FMLS
• 2011-02-25 Pending — FMLS
• 2011-02-06 Price Changed $74,900 GAMLS
• 2011-02-05 Price Changed $74,900 FMLS
• 2011-01-11 Relisted — FMLS
• 2011-01-11 Price Changed $89,900 FMLS
• 2011-01-11 Listing Removed — FMLS
• 2011-01-08 Price Changed $89,900 GAMLS
• 2010-11-17 Price Changed $99,900 GAMLS
• 2010-11-16 Price Changed $99,900 FMLS
• 2010-10-13 Listed $109,900 FMLS
• 1999-11-24 Sold (Public Records) $108,900 Public Records
• 1994-10-07 Sold (Public Records) $89,900 Public Records
• 1994-01-12 Sold (Public Records) $16,800 Public Records
• 1994-01-01 Sold (Public Records) $16,800 Public Records

Property tax history

+5.7%/yr

Latest (2025): $3,882 · +2.1% YoY. Source: county tax records.