2490 Harbin Springs Cv · Dacula, GA 30019

$422,000

5 bd · 3.0 ba · 2,982 sqft · SingleFamily public records · 63 Days on market

Built 1999 0.46 ac lot $142/sqft · 32% below area Est $654k · 35% under

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Why this score? — see what drove the C- 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 +14.9/30.0
• DSCR +4.5/10.0
• Schools +3.7/10.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful 5BED/3BATH Ranch home with a finished basement and no HOA!! Upgrades in the past 3 months include a brand new roof and the outside siding and trim painted. As you walk through the front door you are greeted with natural hardwood floors, large dining and living room with 14ft+ ceilings, split bedroom floorplan, finished basement with 2 additional bedrooms, second family room, full bathroom, workout room, and additional storage. Backyard is perfect for entertaining with the large deck and plenty of space on the paved area for a firepit or patio furniture. You will love the fenced in level backyard. Great location close to shopping, restaurants, and access to 316.

Key facts

• Large deck
• Great location
• Finished basement

Tags

• FINISHED BASEMENT
• NATURAL HARDWOOD FLOORS
• LARGE DECK
• FENCED IN LEVEL BACKYARD
• GREAT LOCATION

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $422k.

Deal economics

• At list price, monthly cash flow is $121 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $364k (13.6% below list).
• Recommended offer: $364k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.1% 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); 643 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 38% 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 $13k 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 63 days — a 6% lower offer ($397k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y 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 $185k; list at $422k implies a 128% 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 $364,429 (13.6% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.86% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (median comp): $653,560
• List price: $422,000
• Delta: -35.43%
• 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
2650 Harbins Mill Dr	0.29mi	5/4.0	3,204 (+7%)	4mo	$483,000	$151	67
1446 Rolling View Way	0.71mi	5/3.0	3,162 (+6%)	9mo	$485,000	$153	50
1315 Slate Bend Dr	0.73mi	5/3.0	2,977 (-0%)	20mo	$465,000	$156	49
2560 Track Way	0.70mi	4/3.0 (-1)	3,120 (+5%)	10mo	$420,000	$135	46
2780 Jona Trl	0.73mi	4/2.5 (-1)	2,572 (-14%)	4mo	$395,000	$154	32
2740 Barimore Pl	0.67mi	4/2.5 (-1)	2,600 (-13%)	12mo	$381,500	$147	30
1476 Rolling View Way	0.73mi	4/1.5 (-1)	3,356 (+12%)	7mo	$476,000	$142	28
1323 Champion Run Dr	0.74mi	4/2.5 (-1)	2,609 (-12%)	14mo	$520,000	$199	26

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-56,795
• Equity at exit: $62,922

10-year hold

• IRR: -2.8%
• Equity multiple: 0.80×
• Total profit: $-23,242
• Equity at exit: $36,487

Cash invested: $118,160 (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: 9.6×

Monthly cashflow live

• Estimated rent: $3,644 high
• Mortgage (P&I): −$2,213
• Tax from tax record: −$369 /mo · $4,431/yr
• Insurance: −$176
• HOA: −$0
• Vacancy / Maint / Mgmt: −$765
• Net cashflow: $121

Break-even live

Break-even rent $3,491

Max offer price $422,000

Occupancy floor 92%

Sensitivity live

Price	-10% $360	-5% $240	+0% $121	+5% $1	+10% $-118
Rent	-10% $-167	-5% $-23	+0% $121	+5% $265	+10% $409
Rate	-1.0pp $333	-0.5pp $228	base $121	+0.5pp $12	+1.0pp $-100

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: $105,500
• Closing costs: $12,660
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1222 Paiute Ct Dacula, GA	5.0	3.0	2268	$4,250	$1.87	44d	1	0.54mi
2730 Jona Trl Dacula, GA	4.0	2.5	2359	$2,450	$1.04	2d	1	0.61mi
2730 Jona Trl Dacula, GA	4.0	2.5	2359	$2,450	$1.04	44d	1	0.61mi
2727 Cove View Ct Dacula, GA	5.0	4.0	3862	$3,650	$0.95	4d	1	0.64mi
1404 Slate Bend Dr Dacula, GA	5.0	3.0	3043	$3,700	$1.22	11d	1	0.82mi
1404 Slate Bend Dr Dacula, GA	5.0	3.0	3043	$4,000	$1.31	44d	1	0.82mi
2886 Cove View Ct Dacula, GA	5.0	3.0	3193	$4,100	$1.28	25d	1	0.83mi
2909 Estate View Ct Dacula, GA	5.0	3.0	3177	$3,000	$0.94	44d	1	0.93mi
2441 Melton Common Dr Dacula, GA	4.0	3.0	2712	$2,600	$0.96	25d	1	0.97mi

Listing history 33 events

1. 2026-06-13
   statusdays on market $422,000 Pending 63 DOM
2. 2026-06-09
   days on market $422,000 Active 62 DOM
3. 2026-06-08
   days on market $422,000 Active 61 DOM
4. 2026-06-07
   days on market $422,000 Active 60 DOM
5. 2026-06-04
   days on market $422,000 Active 57 DOM
6. 2026-06-03
   days on market $422,000 Active 56 DOM
7. 2026-06-02
   days on market $422,000 Active 55 DOM
8. 2026-06-01
   days on market $422,000 Active 54 DOM
9. 2026-05-31
   days on market $422,000 Active 53 DOM
10. 2026-05-15
    price $425,000 702-char remark

    Show marketing remark (702 chars)

    Welcome to this beautiful 5BED/3BATH Ranch home with a finished basement and no HOA!! Upgrades in the past 3 months include a brand new roof and the outside siding and trim painted. As you walk through the front door you are greeted with natural hardwood floors, large dining and living room with 14ft+ ceilings, split bedroom floorplan, finished basement with 2 additional bedrooms, second family room, full bathroom, workout room, and additional storage. Backyard is perfect for entertaining with the large deck and plenty of space on the paved area for a firepit or patio furniture. You will love the fenced in level backyard. Great location close to shopping, restaurants, and access to 316.

11. 2026-05-15
    price $425,000 702-char remark

    Show marketing remark (702 chars)

    Welcome to this beautiful 5BED/3BATH Ranch home with a finished basement and no HOA!! Upgrades in the past 3 months include a brand new roof and the outside siding and trim painted. As you walk through the front door you are greeted with natural hardwood floors, large dining and living room with 14ft+ ceilings, split bedroom floorplan, finished basement with 2 additional bedrooms, second family room, full bathroom, workout room, and additional storage. Backyard is perfect for entertaining with the large deck and plenty of space on the paved area for a firepit or patio furniture. You will love the fenced in level backyard. Great location close to shopping, restaurants, and access to 316.

12. 2026-04-23
    status Back On Market 702-char remark

    Show marketing remark (702 chars)

    Welcome to this beautiful 5BED/3BATH Ranch home with a finished basement and no HOA!! Upgrades in the past 3 months include a brand new roof and the outside siding and trim painted. As you walk through the front door you are greeted with natural hardwood floors, large dining and living room with 14ft+ ceilings, split bedroom floorplan, finished basement with 2 additional bedrooms, second family room, full bathroom, workout room, and additional storage. Backyard is perfect for entertaining with the large deck and plenty of space on the paved area for a firepit or patio furniture. You will love the fenced in level backyard. Great location close to shopping, restaurants, and access to 316.

13. 2026-04-23
    status Active 702-char remark

    Show marketing remark (702 chars)

    Welcome to this beautiful 5BED/3BATH Ranch home with a finished basement and no HOA!! Upgrades in the past 3 months include a brand new roof and the outside siding and trim painted. As you walk through the front door you are greeted with natural hardwood floors, large dining and living room with 14ft+ ceilings, split bedroom floorplan, finished basement with 2 additional bedrooms, second family room, full bathroom, workout room, and additional storage. Backyard is perfect for entertaining with the large deck and plenty of space on the paved area for a firepit or patio furniture. You will love the fenced in level backyard. Great location close to shopping, restaurants, and access to 316.

14. 2026-04-18
    historical Active Under Contract 702-char remark

    Show marketing remark (702 chars)

    Welcome to this beautiful 5BED/3BATH Ranch home with a finished basement and no HOA!! Upgrades in the past 3 months include a brand new roof and the outside siding and trim painted. As you walk through the front door you are greeted with natural hardwood floors, large dining and living room with 14ft+ ceilings, split bedroom floorplan, finished basement with 2 additional bedrooms, second family room, full bathroom, workout room, and additional storage. Backyard is perfect for entertaining with the large deck and plenty of space on the paved area for a firepit or patio furniture. You will love the fenced in level backyard. Great location close to shopping, restaurants, and access to 316.

15. 2026-04-18
    historical Active Under Contract 702-char remark

    Show marketing remark (702 chars)

    Welcome to this beautiful 5BED/3BATH Ranch home with a finished basement and no HOA!! Upgrades in the past 3 months include a brand new roof and the outside siding and trim painted. As you walk through the front door you are greeted with natural hardwood floors, large dining and living room with 14ft+ ceilings, split bedroom floorplan, finished basement with 2 additional bedrooms, second family room, full bathroom, workout room, and additional storage. Backyard is perfect for entertaining with the large deck and plenty of space on the paved area for a firepit or patio furniture. You will love the fenced in level backyard. Great location close to shopping, restaurants, and access to 316.

16. 2026-04-08
    listed $435,000 New 702-char remark

    Show marketing remark (702 chars)

    Welcome to this beautiful 5BED/3BATH Ranch home with a finished basement and no HOA!! Upgrades in the past 3 months include a brand new roof and the outside siding and trim painted. As you walk through the front door you are greeted with natural hardwood floors, large dining and living room with 14ft+ ceilings, split bedroom floorplan, finished basement with 2 additional bedrooms, second family room, full bathroom, workout room, and additional storage. Backyard is perfect for entertaining with the large deck and plenty of space on the paved area for a firepit or patio furniture. You will love the fenced in level backyard. Great location close to shopping, restaurants, and access to 316.

17. 2026-04-08
    listed $435,000 Active 702-char remark

    Show marketing remark (702 chars)

    Welcome to this beautiful 5BED/3BATH Ranch home with a finished basement and no HOA!! Upgrades in the past 3 months include a brand new roof and the outside siding and trim painted. As you walk through the front door you are greeted with natural hardwood floors, large dining and living room with 14ft+ ceilings, split bedroom floorplan, finished basement with 2 additional bedrooms, second family room, full bathroom, workout room, and additional storage. Backyard is perfect for entertaining with the large deck and plenty of space on the paved area for a firepit or patio furniture. You will love the fenced in level backyard. Great location close to shopping, restaurants, and access to 316.

18. 2014-07-09
    price $185,000
19. 2014-06-24
    historical
20. 2014-06-23
    soldstatus $185,000
21. 2014-06-17
    price $185,000
22. 2014-06-17
    historical
23. 2014-06-13
    soldstatus $185,000 Sold
24. 2014-06-13
    soldstatus $185,000 Sold
25. 2014-06-13
    price $190,000
26. 2014-06-08
    status Pending
27. 2014-05-28
    status Under Contract
28. 2014-05-28
    historical Contingent - Due Diligence
29. 2014-05-28
    price $190,000
30. 2014-04-22
    listed $190,000 New
31. 2014-04-22
    listed $190,000 Active
32. 2003-12-18
    soldstatus $189,900
33. 1998-05-20
    soldstatus $41,700

ⓘ 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: $4,431 · $369/mo
• Projected year-2 tax: $4,431 · $369/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 · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $43,731
• − Mortgage interest: −$23,639
• − Property taxes: −$4,431
• − Insurance: −$2,110
• − Repairs & maintenance: −$3,499
• − Management: −$3,499
• − Depreciation: −$12,276
• Taxable loss: −$5,721
• Est. tax savings @ 24.0%: +$1,373
• After-tax cash flow: $2,824/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

+919.2% since first listed

24 events — show timeline

• 2026-05-15 Price Changed $425,000 FMLS
• 2026-05-15 Price Changed $425,000 GAMLS
• 2026-04-23 Relisted — GAMLS
• 2026-04-23 Relisted — FMLS
• 2026-04-18 Contingent — GAMLS
• 2026-04-18 Contingent — FMLS
• 2026-04-08 Listed $435,000 FMLS
• 2026-04-08 Listed $435,000 GAMLS
• 2014-07-09 Price Changed $185,000 GAMLS
• 2014-06-24 Listing Removed — GAMLS
• 2014-06-23 Sold (Public Records) $185,000 Public Records
• 2014-06-17 Price Changed $185,000 FMLS
• 2014-06-17 Listing Removed — FMLS
• 2014-06-13 Sold (MLS) $185,000 GAMLS
• 2014-06-13 Price Changed $190,000 FMLS
• 2014-06-13 Sold (MLS) $185,000 FMLS
• 2014-06-08 Pending — FMLS
• 2014-05-28 Pending — GAMLS
• 2014-05-28 Contingent — FMLS
• 2014-05-28 Price Changed $190,000 GAMLS
• 2014-04-22 Listed $190,000 GAMLS
• 2014-04-22 Listed $190,000 FMLS
• 2003-12-18 Sold (Public Records) $189,900 Public Records
• 1998-05-20 Sold (Public Records) $41,700 Public Records

Property tax history

+3.8%/yr

Latest (2025): $4,431 · +0.4% YoY. Source: county tax records.