2831 Eunice Holcomb Cir · Dacula, GA 30019

$249,000

3 bd · 1.0 ba · 1,636 sqft · SingleFamily public records · 1 Days on market

Built 1973 0.46 ac lot Est $342k · 27% under

---

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).

• Cash flow +18.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +5.0/10.0
• Schools +3.7/10.0
• 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

This property presents an excellent investment opportunity and is a must-see. 4-bedroom, 1-bath ranch home situated on nearly a half-acre lot near Downtown Dacula, Georgia. The interior features a combination of hardwood flooring and wall-to-wall carpeting. Enjoy the spacious front and backyard, perfect for outdoor activities and entertaining. Additional outdoor living space, and an outbuilding at the back of the property offers extra storage or workspace. Perfect fixer upper.

Key facts

• 0.46 acre lot
• Built 1973

Property features AI

Exterior

• Parking: Driveway with open parking
• Utilities: Public water; Septic tank sewer; 110-volt electric; Cable available
• Home design: Single-story home; Entry level: main level
• Construction: Cement siding; Shingle roof; Slab foundation; Built as a fixer
• Exterior features: Back yard fencing; Storage structure/outbuilding; Asphalt road frontage on a private road

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Four main-level bedrooms; Primary suite on the main level
• Flooring: Wood flooring
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: One fireplace with gas log; Open concept dining area; Storage space; No shared/common walls; Fixer condition
• Laundry & utility: Main-level hallway laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/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 $248k (0.3% below list).
• Recommended offer: $248k (0.3% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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.
• 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); 643 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $88k; list at $249k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $248,348 (0.3% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.00% ✗
• Cap rate: 7.32%
• Cash-on-cash: 3.66%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $341,924
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
405 Tanner Rd	0.51mi	3/2.0	1,600 (-2%)	16mo	$309,000	$193	55
490 Tanner Rd	0.42mi	3/2.0	1,821 (+11%)	6mo	$389,000	$214	52
656 William St	0.73mi	3/2.0	1,558 (-5%)	8mo	$325,000	$209	47
487 Eastside Dr	0.35mi	3/2.0	1,403 (-14%)	12mo	$342,000	$244	46
2675 Paul Thomas Dr	0.55mi	3/2.0	1,776 (+9%)	12mo	$265,250	$149	46
537 Eastside Dr NE	0.41mi	3/2.0	1,400 (-14%)	8mo	$290,000	$207	46
2515 Dacula Ridge Dr	0.75mi	3/2.5	1,445 (-12%)	8mo	$313,000	$217	33
700 Hill Meadow Dr	0.75mi	3/2.0	1,872 (+14%)	11mo	$395,000	$211	28
500 Dacula Ridge Ct	0.72mi	3/2.0	1,828 (+12%)	21mo	$303,000	$166	25

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: -9.3%
• Equity multiple: 0.65×
• Total profit: $-24,079
• Equity at exit: $37,127

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $7,911
• Equity at exit: $21,529

Cash invested: $69,720 (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: 8.4×

Monthly cashflow live

• Estimated rent: $2,483 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$340 /mo · $4,078/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$522
• Net cashflow: $213

Break-even live

Break-even rent $2,214

Max offer price $249,000

Occupancy floor 86%

Sensitivity live

Price	-10% $354	-5% $283	+0% $213	+5% $142	+10% $72
Rent	-10% $16	-5% $114	+0% $213	+5% $311	+10% $409
Rate	-1.0pp $338	-0.5pp $276	base $213	+0.5pp $148	+1.0pp $82

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
537 Eastside Dr Dacula, GA	3.0	2.0	1400	$2,199	$1.57	25d	1	0.42mi
2705 Dacula Cove Cir Dacula, GA	2.0	1.5	1752	$1,800	$1.03	22d	1	0.54mi
2794 Misty Ct Dacula, GA	3.0	2.5	1497	$2,395	$1.60	3d	1	0.87mi
2768 Majestic Cir Dacula, GA	3.0	2.0	1530	$2,200	$1.44	25d	1	0.91mi
2595 Freemans Walk Dr Dacula, GA	3.0	2.0	1735	$2,250	$1.30	25d	1	0.97mi
455 Roland Manor Dr Dacula, GA	4.0	3.0	2212	$2,595	$1.17	44d	1	1.08mi
2237 Alton Frank Way Dacula, GA	3.0	2.0	1588	$1,995	$1.26	44d	1	1.25mi
2517 Briar Valley Way Dacula, GA	3.0	2.0	1689	$700	$0.41	25d	1	1.26mi
124 River Pass Ct Dacula, GA	4.0	2.5	2068	$2,199	$1.06	44d	1	1.31mi
2230 Village Trail Ct Dacula, GA	4.0	2.5	2112	$2,300	$1.09	44d	1	1.45mi

Listing history 2 events

1. 2026-06-18
   remarks 481-char remark

   Show marketing remark (481 chars)

   This property presents an excellent investment opportunity and is a must-see. 4-bedroom, 1-bath ranch home situated on nearly a half-acre lot near Downtown Dacula, Georgia. The interior features a combination of hardwood flooring and wall-to-wall carpeting. Enjoy the spacious front and backyard, perfect for outdoor activities and entertaining. Additional outdoor living space, and an outbuilding at the back of the property offers extra storage or workspace. Perfect fixer upper.

2. 2026-06-18
   listed $249,000 Active 1 DOM

   Show marketing remark (481 chars)

   This property presents an excellent investment opportunity and is a must-see. 4-bedroom, 1-bath ranch home situated on nearly a half-acre lot near Downtown Dacula, Georgia. The interior features a combination of hardwood flooring and wall-to-wall carpeting. Enjoy the spacious front and backyard, perfect for outdoor activities and entertaining. Additional outdoor living space, and an outbuilding at the back of the property offers extra storage or workspace. Perfect fixer upper.

ⓘ 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: $4,078 · $340/mo
• Projected year-2 tax: $4,078 · $340/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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $29,802
• − Mortgage interest: −$13,948
• − Property taxes: −$4,078
• − Insurance: −$1,245
• − Repairs & maintenance: −$2,384
• − Management: −$2,384
• − Depreciation: −$7,244
• Taxable loss: −$1,481
• Est. tax savings @ 24.0%: +$356
• After-tax cash flow: $2,906/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

• Census place: Dacula, GA
• 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

+453.9% since first listed

18 events — show timeline

• 2026-06-18 Listed $249,000 FMLS
• 2026-06-18 Listed $249,000 GAMLS
• 2015-10-28 Price Changed $88,000 FMLS
• 2015-10-10 Price Changed $88,000 GAMLS
• 2015-09-29 Sold (Public Records) $88,000 Public Records
• 2015-09-25 Sold (MLS) $88,000 GAMLS
• 2015-09-25 Sold (MLS) $88,000 FMLS
• 2015-09-25 Price Changed $89,900 FMLS
• 2015-09-16 Pending — GAMLS
• 2015-09-16 Contingent — FMLS
• 2015-09-16 Price Changed $89,900 GAMLS
• 2015-08-27 Price Changed $89,900 GAMLS
• 2015-08-26 Price Changed $89,900 FMLS
• 2015-07-27 Listed $99,000 GAMLS
• 2015-07-27 Listed $99,000 FMLS
• 2006-08-04 Sold (Public Records) $132,800 Public Records
• 1988-09-28 Sold (Public Records) $48,500 Public Records
• 1986-02-07 Sold (Public Records) $44,950 Public Records

Property tax history

+7.7%/yr

Latest (2025): $4,078 · +53.1% YoY. Source: county tax records.