1720 Cobblefield Cir · Dacula, GA 30019

$424,900

5 bd · 3.0 ba · 3,002 sqft · SingleFamily public records · 90 Days on market

Built 2019 Good condition 8,276 sqft lot $142/sqft · 14% below area Est $494k · 14% under $71/mo HOA · 2% of rent ↓ 8% 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 +13.8/15.0
• Cash flow +7.4/30.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE-IN READY! Welcome to this beautifully maintained 5-bedroom, 3-bath home built in 2019 offering nearly 3,000 square feet of modern living space in a desirable Dacula location. Step inside to a welcoming foyer that leads to a formal living room and dining room, perfect for entertaining or flexible work-from-home space. The heart of the home features an open-concept kitchen, dining area, and family room with fireplace, creating a bright and inviting space for everyday living. The kitchen offers a large center island, abundant cabinetry, and pantry, ideal for gatherings and meal prep. The main level includes a bedroom and full bath, perfect for guests or multigenerational living. Upstairs, the spacious primary suite provides a relaxing retreat with a spa-style bathroom featuring double vanities, soaking tub, separate shower, and a large walk-in closet. The second floor also features a versatile loft / bonus space, perfect for a media room, home office, or playroom. Three additional bedrooms, a full bath, and a convenient upstairs laundry room complete the upper level. Enjoy outdoor living just off the family room with space perfect for relaxing or entertaining. The home also includes a two-car garage and plenty of storage throughout. Conveniently located near shopping, dining, parks, and Gwinnett County schools, this move-in ready home offers modern comfort, space, and functionality.

Key facts

• Open concept kitchen
• Large center island
• Spa style bathroom

Tags

• MOVE IN READY
• OPEN CONCEPT KITCHEN
• LARGE CENTER ISLAND
• ABUNDANT CABINETRY
• SPA STYLE BATHROOM
• DOUBLE VANITIES

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $425k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-541 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $329k (22.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $324k (23.7% below list).
• Recommended offer: $324k (23.7% below list) — sets the bar for 1% rule.

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; 4 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).
• This rent runs 33% 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 90 days — a 6% lower offer ($399k) is reasonable based on typical stale-listing flexibility.

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 $324,273 (23.7% 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 90 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.76% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.45%
• DSCR: 0.76
• GRM: 10.9

CMA / ARV

• ARV (median comp): $494,374
• List price: $424,900
• Delta: -14.05%
• 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
1721 Cobblefield Cir	0.03mi	5/3.0	3,002 (0%)	10mo	$460,000	$153	90
1741 Cobblefield Cir	0.04mi	5/3.0	3,082 (+3%)	4mo	$470,000	$152	90
1740 Cobblefield Cir	0.03mi	5/3.5	2,897 (-4%)	9mo	$455,000	$157	84
1890 Cobblefield Cir	0.15mi	5/3.0	3,002 (0%)	14mo	$485,000	$162	81
1950 Cobblefield Cir	0.20mi	5/4.0	3,082 (+3%)	2mo	$489,000	$159	81
1971 Cobblefield Cir	0.25mi	5/3.0	2,890 (-4%)	4mo	$460,000	$159	79
3002 Blue Stone Ct	0.14mi	5/3.0	2,838 (-6%)	12mo	$473,000	$167	75
2855 Olivine Dr	0.37mi	4/2.5 (-1)	2,943 (-2%)	2mo	$430,000	$146	71
1941 Cobblefield Cir	0.22mi	5/4.5	3,223 (+7%)	6mo	$497,000	$154	67
2889 Windsor Knoll Dr	0.66mi	5/3.0	3,083 (+3%)	10mo	$450,000	$146	57
3133 Callie Still Rd	0.58mi	5/3.5	3,118 (+4%)	12mo	$660,000	$212	55
3083 Callie Still Rd	0.62mi	4/2.5 (-1)	3,373 (+12%)	2mo	$614,900	$182	42

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: -24.3%
• Equity multiple: 0.16×
• Total profit: $-99,645
• Equity at exit: $63,354

10-year hold

• IRR: -16.7%
• Equity multiple: 0.03×
• Total profit: $-115,847
• Equity at exit: $36,738

Cash invested: $118,972 (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: 643
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,243 medium
• Mortgage (P&I): −$2,228
• Tax from tax record: −$626 /mo · $7,515/yr
• Insurance: −$177
• HOA: −$71
• Vacancy / Maint / Mgmt: −$681
• Net cashflow: $-541

Break-even live

Break-even rent $3,927

Max offer price $329,380

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: $106,225
• Closing costs: $12,747
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2429 Austin Common Way Dacula, GA	5.0	3.0	3052	$3,049	$1.00	3d	1	0.36mi
2826 Austin Common Dr Dacula, GA	4.0	3.5	3388	$2,900	$0.86	5d	1	0.47mi
1800 Lee Patrick Dr Dacula, GA	4.0	2.5	2776	$2,395	$0.86	18d	1	0.92mi
2152 Glen Hope Ln Dacula, GA	4.0	2.5	2420	$2,265	$0.94	5d	1	0.98mi

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 17 events

1. 2026-06-18
   days on market $424,900 Active 90 DOM
2. 2026-06-17
   days on market $424,900 Active 89 DOM
3. 2026-06-16
   days on market $424,900 Active 88 DOM
4. 2026-06-15
   statusdays on market $424,900 Active 87 DOM
5. 2026-06-13
   pricestatusdays on market $424,900 Price Change 85 DOM
6. 2026-06-09
   days on market $429,900 Active 81 DOM
7. 2026-06-08
   days on market $429,900 Active 80 DOM
8. 2026-06-07
   days on market $429,900 Active 79 DOM
9. 2026-06-04
   days on market $429,900 Active 76 DOM
10. 2026-06-03
    days on market $429,900 Active 75 DOM
11. 2026-06-02
    days on market $429,900 Active 74 DOM
12. 2026-06-01
    days on market $429,900 Active 73 DOM
13. 2026-05-31
    statusdays on market $429,900 Active 72 DOM
14. 2026-05-19
    price $449,900 1422-char remark

    Show marketing remark (1422 chars)

    MOVE-IN READY! Welcome to this beautifully maintained 5-bedroom, 3-bath home built in 2019 offering nearly 3,000 square feet of modern living space in a desirable Dacula location. Step inside to a welcoming foyer that leads to a formal living room and dining room, perfect for entertaining or flexible work-from-home space. The heart of the home features an open-concept kitchen, dining area, and family room with fireplace, creating a bright and inviting space for everyday living. The kitchen offers a large center island, abundant cabinetry, and pantry, ideal for gatherings and meal prep. The main level includes a bedroom and full bath, perfect for guests or multigenerational living. Upstairs, the spacious primary suite provides a relaxing retreat with a spa-style bathroom featuring double vanities, soaking tub, separate shower, and a large walk-in closet. The second floor also features a versatile loft / bonus space, perfect for a media room, home office, or playroom. Three additional bedrooms, a full bath, and a convenient upstairs laundry room complete the upper level. Enjoy outdoor living just off the family room with space perfect for relaxing or entertaining. The home also includes a two-car garage and plenty of storage throughout. Conveniently located near shopping, dining, parks, and Gwinnett County schools, this move-in ready home offers modern comfort, space, and functionality.

15. 2026-05-12
    price $454,900 1422-char remark

    Show marketing remark (1422 chars)

    MOVE-IN READY! Welcome to this beautifully maintained 5-bedroom, 3-bath home built in 2019 offering nearly 3,000 square feet of modern living space in a desirable Dacula location. Step inside to a welcoming foyer that leads to a formal living room and dining room, perfect for entertaining or flexible work-from-home space. The heart of the home features an open-concept kitchen, dining area, and family room with fireplace, creating a bright and inviting space for everyday living. The kitchen offers a large center island, abundant cabinetry, and pantry, ideal for gatherings and meal prep. The main level includes a bedroom and full bath, perfect for guests or multigenerational living. Upstairs, the spacious primary suite provides a relaxing retreat with a spa-style bathroom featuring double vanities, soaking tub, separate shower, and a large walk-in closet. The second floor also features a versatile loft / bonus space, perfect for a media room, home office, or playroom. Three additional bedrooms, a full bath, and a convenient upstairs laundry room complete the upper level. Enjoy outdoor living just off the family room with space perfect for relaxing or entertaining. The home also includes a two-car garage and plenty of storage throughout. Conveniently located near shopping, dining, parks, and Gwinnett County schools, this move-in ready home offers modern comfort, space, and functionality.

16. 2026-04-21
    price $474,900 1422-char remark

    Show marketing remark (1422 chars)

    MOVE-IN READY! Welcome to this beautifully maintained 5-bedroom, 3-bath home built in 2019 offering nearly 3,000 square feet of modern living space in a desirable Dacula location. Step inside to a welcoming foyer that leads to a formal living room and dining room, perfect for entertaining or flexible work-from-home space. The heart of the home features an open-concept kitchen, dining area, and family room with fireplace, creating a bright and inviting space for everyday living. The kitchen offers a large center island, abundant cabinetry, and pantry, ideal for gatherings and meal prep. The main level includes a bedroom and full bath, perfect for guests or multigenerational living. Upstairs, the spacious primary suite provides a relaxing retreat with a spa-style bathroom featuring double vanities, soaking tub, separate shower, and a large walk-in closet. The second floor also features a versatile loft / bonus space, perfect for a media room, home office, or playroom. Three additional bedrooms, a full bath, and a convenient upstairs laundry room complete the upper level. Enjoy outdoor living just off the family room with space perfect for relaxing or entertaining. The home also includes a two-car garage and plenty of storage throughout. Conveniently located near shopping, dining, parks, and Gwinnett County schools, this move-in ready home offers modern comfort, space, and functionality.

17. 2026-03-16
    listed $489,900 New 1422-char remark

    Show marketing remark (1422 chars)

    MOVE-IN READY! Welcome to this beautifully maintained 5-bedroom, 3-bath home built in 2019 offering nearly 3,000 square feet of modern living space in a desirable Dacula location. Step inside to a welcoming foyer that leads to a formal living room and dining room, perfect for entertaining or flexible work-from-home space. The heart of the home features an open-concept kitchen, dining area, and family room with fireplace, creating a bright and inviting space for everyday living. The kitchen offers a large center island, abundant cabinetry, and pantry, ideal for gatherings and meal prep. The main level includes a bedroom and full bath, perfect for guests or multigenerational living. Upstairs, the spacious primary suite provides a relaxing retreat with a spa-style bathroom featuring double vanities, soaking tub, separate shower, and a large walk-in closet. The second floor also features a versatile loft / bonus space, perfect for a media room, home office, or playroom. Three additional bedrooms, a full bath, and a convenient upstairs laundry room complete the upper level. Enjoy outdoor living just off the family room with space perfect for relaxing or entertaining. The home also includes a two-car garage and plenty of storage throughout. Conveniently located near shopping, dining, parks, and Gwinnett County schools, this move-in ready home offers modern comfort, space, and functionality.

ⓘ 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: $7,515 · $626/mo
• Projected year-2 tax: $7,515 · $626/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 4/10 Moderate 16% 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: $38,913
• − Mortgage interest: −$23,801
• − Property taxes: −$7,515
• − Insurance: −$2,124
• − Repairs & maintenance: −$3,113
• − Management: −$3,113
• − HOA: −$852
• − Depreciation: −$12,361
• Taxable loss: −$13,966
• Est. tax savings @ 24.0%: +$3,352
• After-tax cash flow: $-3,137/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready 5-bedroom home offers modern living space and is in good condition with minimal repairs needed. Potential buyers can expect a fresh paint job and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers
• Both Replace carpet in bedrooms — Carpet can be replaced with hardwood or tile for a more modern and durable finish

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract potential buyers ↑
• Both Replace carpet in bedrooms — Carpet can be replaced with hardwood or tile for a more modern and durable finish ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.2% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $449,900 GAMLS
• 2026-05-12 Price Changed $454,900 GAMLS
• 2026-04-21 Price Changed $474,900 GAMLS
• 2026-03-16 Listed $489,900 GAMLS

Property tax history

+9.2%/yr

Latest (2025): $7,515 · +5.9% YoY. Source: county tax records.