2506 Sky Valley Dr · Dacula, GA 30019

$369,900

4 bd · 2.0 ba · 2,117 sqft · SingleFamily public records · 234 Days on market

Built 1998 0.57 ac lot $175/sqft · 7% below area Est $398k · 7% under $48/mo HOA · 2% 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).

• Cash flow +11.3/30.0
• ARV discount +10.7/15.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming ranch-style home perfectly nestled in a quiet cul-de-sac, offering comfort, style, and space for your growing needs. This home features 4 spacious bedrooms, plus a heated and cooled bonus room-the perfect potential 5th bedroom, home office, or recreation space-ready for your personal design touch. Step inside to an open-concept floor plan with gleaming hardwood floors that flow seamlessly through the main living areas. The modern kitchen showcases quartz countertops, stainless steel appliances, and ample cabinetry. The large primary suite offers a peaceful retreat with a private ensuite bathroom featuring tile flooring, his and hers sink, large walk-in closet, separate shower and tub. Outside, unwind in your private backyard oasis, complete with a tranquil koi pond-a perfect space for relaxation or enjoying quiet evenings outdoors. Don't miss your chance to make this home yours! Schedule your private showing today and discover all that this beautiful property has to offer.

Key facts

• Quartz countertops
• Ranch style home
• Modern kitchen

Tags

• RANCH STYLE HOME
• HEATED AND COOLED BONUS ROOM
• OPEN CONCEPT FLOOR PLAN
• HARDWOOD FLOORS
• MODERN KITCHEN
• QUARTZ COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $-132 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $347k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (16.3% below list).
• Recommended offer: $309k (16.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Harbins Elementary School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 1,412 students, 46% FRL); Mcconnell Middle School (math 39% / reading 51%, grade D, #103 of 470 statewide, top 23%, 2,176 students, 51% FRL); Archer High School (math 32% / reading 33%, grade F, #104 of 424 statewide, top 25%, 3,134 students, 43% FRL) — zoned schools at 47% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 657 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $11k 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 234 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $30k (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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $309,452 (16.3% 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 234 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $398,108
• List price: $369,900
• Delta: -7.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2467 Sky Valley Dr	0.10mi	3/2.5 (-1)	2,178 (+3%)	11mo	$425,000	$195	74
2441 River Run Dr	0.31mi	3/2.5 (-1)	2,224 (+5%)	3mo	$440,000	$198	68
2690 Amberly Hills Trl	0.50mi	4/2.5	2,303 (+9%)	1mo	$345,000	$150	60
1765 Alcovy River Dr	0.23mi	4/2.5	1,914 (-10%)	21mo	$390,000	$204	54

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: -17.6%
• Equity multiple: 0.37×
• Total profit: $-64,977
• Equity at exit: $55,153

10-year hold

• IRR: -7.8%
• Equity multiple: 0.49×
• Total profit: $-53,213
• Equity at exit: $31,982

Cash invested: $103,572 (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: 10.0×

Monthly cashflow live

• Estimated rent: $3,095 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$435 /mo · $5,222/yr
• Insurance: −$154
• HOA: −$48
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $-132

Break-even live

Break-even rent $3,262

Max offer price $346,512

Occupancy floor 99%

Sensitivity live

Price	-10% $77	-5% $-28	+0% $-132	+5% $-237	+10% $-342
Rent	-10% $-377	-5% $-255	+0% $-132	+5% $-10	+10% $112
Rate	-1.0pp $54	-0.5pp $-38	base $-132	+0.5pp $-228	+1.0pp $-326

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1800 Lee Patrick Dr Dacula, GA	4.0	2.5	2776	$2,395	$0.86	19d	1	0.13mi
2152 Glen Hope Ln Dacula, GA	4.0	2.5	2420	$2,265	$0.94	7d	1	0.77mi

HOA detail

• Monthly dues: $48 · $576/yr

Listing history 37 events

1. 2026-06-22
   days on market $369,900 Active 234 DOM
2. 2026-06-18
   days on market $369,900 Active 231 DOM
3. 2026-06-17
   days on market $369,900 Active 230 DOM
4. 2026-06-16
   days on market $369,900 Active 229 DOM
5. 2026-06-15
   days on market $369,900 Active 228 DOM
6. 2026-06-13
   days on market $369,900 Active 226 DOM
7. 2026-06-09
   days on market $369,900 Active 222 DOM
8. 2026-06-08
   days on market $369,900 Active 221 DOM
9. 2026-06-07
   days on market $369,900 Active 220 DOM
10. 2026-06-04
    days on market $369,900 Active 217 DOM
11. 2026-06-03
    days on market $369,900 Active 216 DOM
12. 2026-06-02
    days on market $369,900 Active 215 DOM
13. 2026-06-01
    days on market $369,900 Active 214 DOM
14. 2026-05-31
    days on market $369,900 Active 213 DOM
15. 2026-05-05
    price $369,900 1016-char remark

    Show marketing remark (1048 chars)

    Welcome to this charming ranch-style home perfectly nestled in a quiet cul-de-sac, offering comfort, style, and space for your growing needs. This home features 4 spacious bedrooms, plus a heated and cooled bonus room—the perfect potential 5th bedroom, home office, or recreation space—ready for your personal design touch. Step inside to an open-concept floor plan with gleaming hardwood floors that flow seamlessly through the main living areas. The modern kitchen showcases quartz countertops, stainless steel appliances, and ample cabinetry. The large primary suite offers a peaceful retreat with a private ensuite bathroom featuring tile flooring, his and hers sink, large walk-in closet, separate shower and tub. Outside, unwind in your private backyard oasis, complete with a tranquil koi pond—a perfect space for relaxation or enjoying quiet evenings outdoors. Don’t miss your chance to make this home yours! Schedule your private showing today and discover all that this beautiful property has to offer.

16. 2026-05-05
    price $369,900 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to this charming ranch-style home perfectly nestled in a quiet cul-de-sac, offering comfort, style, and space for your growing needs. This home features 4 spacious bedrooms, plus a heated and cooled bonus room—the perfect potential 5th bedroom, home office, or recreation space—ready for your personal design touch. Step inside to an open-concept floor plan with gleaming hardwood floors that flow seamlessly through the main living areas. The modern kitchen showcases quartz countertops, stainless steel appliances, and ample cabinetry. The large primary suite offers a peaceful retreat with a private ensuite bathroom featuring tile flooring, his and hers sink, large walk-in closet, separate shower and tub. Outside, unwind in your private backyard oasis, complete with a tranquil koi pond—a perfect space for relaxation or enjoying quiet evenings outdoors. Don’t miss your chance to make this home yours! Schedule your private showing today and discover all that this beautiful property has to offer.

17. 2026-03-26
    price $379,900 1016-char remark

    Show marketing remark (1048 chars)

    Welcome to this charming ranch-style home perfectly nestled in a quiet cul-de-sac, offering comfort, style, and space for your growing needs. This home features 4 spacious bedrooms, plus a heated and cooled bonus room—the perfect potential 5th bedroom, home office, or recreation space—ready for your personal design touch. Step inside to an open-concept floor plan with gleaming hardwood floors that flow seamlessly through the main living areas. The modern kitchen showcases quartz countertops, stainless steel appliances, and ample cabinetry. The large primary suite offers a peaceful retreat with a private ensuite bathroom featuring tile flooring, his and hers sink, large walk-in closet, separate shower and tub. Outside, unwind in your private backyard oasis, complete with a tranquil koi pond—a perfect space for relaxation or enjoying quiet evenings outdoors. Don’t miss your chance to make this home yours! Schedule your private showing today and discover all that this beautiful property has to offer.

18. 2026-03-26
    price $379,900 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to this charming ranch-style home perfectly nestled in a quiet cul-de-sac, offering comfort, style, and space for your growing needs. This home features 4 spacious bedrooms, plus a heated and cooled bonus room—the perfect potential 5th bedroom, home office, or recreation space—ready for your personal design touch. Step inside to an open-concept floor plan with gleaming hardwood floors that flow seamlessly through the main living areas. The modern kitchen showcases quartz countertops, stainless steel appliances, and ample cabinetry. The large primary suite offers a peaceful retreat with a private ensuite bathroom featuring tile flooring, his and hers sink, large walk-in closet, separate shower and tub. Outside, unwind in your private backyard oasis, complete with a tranquil koi pond—a perfect space for relaxation or enjoying quiet evenings outdoors. Don’t miss your chance to make this home yours! Schedule your private showing today and discover all that this beautiful property has to offer.

19. 2026-02-03
    price $389,900 1048-char remark

    Show marketing remark (1016 chars)

    Welcome to this charming ranch-style home perfectly nestled in a quiet cul-de-sac, offering comfort, style, and space for your growing needs. This home features 4 spacious bedrooms, plus a heated and cooled bonus room-the perfect potential 5th bedroom, home office, or recreation space-ready for your personal design touch. Step inside to an open-concept floor plan with gleaming hardwood floors that flow seamlessly through the main living areas. The modern kitchen showcases quartz countertops, stainless steel appliances, and ample cabinetry. The large primary suite offers a peaceful retreat with a private ensuite bathroom featuring tile flooring, his and hers sink, large walk-in closet, separate shower and tub. Outside, unwind in your private backyard oasis, complete with a tranquil koi pond-a perfect space for relaxation or enjoying quiet evenings outdoors. Don't miss your chance to make this home yours! Schedule your private showing today and discover all that this beautiful property has to offer.

20. 2026-02-03
    price $389,900 1016-char remark

    Show marketing remark (1016 chars)

    Welcome to this charming ranch-style home perfectly nestled in a quiet cul-de-sac, offering comfort, style, and space for your growing needs. This home features 4 spacious bedrooms, plus a heated and cooled bonus room-the perfect potential 5th bedroom, home office, or recreation space-ready for your personal design touch. Step inside to an open-concept floor plan with gleaming hardwood floors that flow seamlessly through the main living areas. The modern kitchen showcases quartz countertops, stainless steel appliances, and ample cabinetry. The large primary suite offers a peaceful retreat with a private ensuite bathroom featuring tile flooring, his and hers sink, large walk-in closet, separate shower and tub. Outside, unwind in your private backyard oasis, complete with a tranquil koi pond-a perfect space for relaxation or enjoying quiet evenings outdoors. Don't miss your chance to make this home yours! Schedule your private showing today and discover all that this beautiful property has to offer.

21. 2025-10-30
    listed $399,900 New 1016-char remark

    Show marketing remark (1048 chars)

    Welcome to this charming ranch-style home perfectly nestled in a quiet cul-de-sac, offering comfort, style, and space for your growing needs. This home features 4 spacious bedrooms, plus a heated and cooled bonus room—the perfect potential 5th bedroom, home office, or recreation space—ready for your personal design touch. Step inside to an open-concept floor plan with gleaming hardwood floors that flow seamlessly through the main living areas. The modern kitchen showcases quartz countertops, stainless steel appliances, and ample cabinetry. The large primary suite offers a peaceful retreat with a private ensuite bathroom featuring tile flooring, his and hers sink, large walk-in closet, separate shower and tub. Outside, unwind in your private backyard oasis, complete with a tranquil koi pond—a perfect space for relaxation or enjoying quiet evenings outdoors. Don’t miss your chance to make this home yours! Schedule your private showing today and discover all that this beautiful property has to offer.

22. 2025-10-30
    listed $399,900 Active 1048-char remark

    Show marketing remark (1048 chars)

    Welcome to this charming ranch-style home perfectly nestled in a quiet cul-de-sac, offering comfort, style, and space for your growing needs. This home features 4 spacious bedrooms, plus a heated and cooled bonus room—the perfect potential 5th bedroom, home office, or recreation space—ready for your personal design touch. Step inside to an open-concept floor plan with gleaming hardwood floors that flow seamlessly through the main living areas. The modern kitchen showcases quartz countertops, stainless steel appliances, and ample cabinetry. The large primary suite offers a peaceful retreat with a private ensuite bathroom featuring tile flooring, his and hers sink, large walk-in closet, separate shower and tub. Outside, unwind in your private backyard oasis, complete with a tranquil koi pond—a perfect space for relaxation or enjoying quiet evenings outdoors. Don’t miss your chance to make this home yours! Schedule your private showing today and discover all that this beautiful property has to offer.

23. 2021-09-09
    soldstatus $330,000 Closed
24. 2021-09-09
    soldstatus $330,000 Sold
25. 2021-09-09
    soldstatus $330,000
26. 2021-08-17
    status Under Contract
27. 2021-08-15
    status Pending
28. 2021-08-12
    listed $325,000 Active
29. 2021-08-12
    listed $325,000 New
30. 2019-08-07
    soldstatus $215,000 Closed
31. 2019-05-26
    status Pending
32. 2019-05-10
    status Active
33. 2019-03-25
    status Pending
34. 2019-03-21
    status Active
35. 2019-03-19
    status Pending
36. 2019-03-14
    price $215,000
37. 2019-02-14
    listed $235,000 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: $5,222 · $435/mo
• Projected year-2 tax: $5,222 · $435/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 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $37,134
• − Mortgage interest: −$20,720
• − Property taxes: −$5,222
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,971
• − Management: −$2,971
• − HOA: −$576
• − Depreciation: −$10,761
• Taxable loss: −$7,935
• Est. tax savings @ 24.0%: +$1,904
• After-tax cash flow: $316/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

+57.4% since first listed

23 events — show timeline

• 2026-05-05 Price Changed $369,900 GAMLS
• 2026-05-05 Price Changed $369,900 FMLS
• 2026-03-26 Price Changed $379,900 GAMLS
• 2026-03-26 Price Changed $379,900 FMLS
• 2026-02-03 Price Changed $389,900 FMLS
• 2026-02-03 Price Changed $389,900 GAMLS
• 2025-10-30 Listed $399,900 FMLS
• 2025-10-30 Listed $399,900 GAMLS
• 2021-09-09 Sold (Public Records) $330,000 Public Records
• 2021-09-09 Sold (MLS) $330,000 GAMLS
• 2021-09-09 Sold (MLS) $330,000 FMLS
• 2021-08-17 Pending — GAMLS
• 2021-08-15 Pending — FMLS
• 2021-08-12 Listed $325,000 GAMLS
• 2021-08-12 Listed $325,000 FMLS
• 2019-08-07 Sold (MLS) $215,000 FMLS
• 2019-05-26 Pending — FMLS
• 2019-05-10 Relisted — FMLS
• 2019-03-25 Pending — FMLS
• 2019-03-21 Relisted — FMLS
• 2019-03-19 Pending — FMLS
• 2019-03-14 Price Changed $215,000 FMLS
• 2019-02-14 Listed $235,000 FMLS

Property tax history

+11.7%/yr

Latest (2025): $5,222 · +1.1% YoY. Source: county tax records.