2569 Wimberley Pine Ct · Dacula, GA 30019

$427,500

4 bd · 3.0 ba · 2,392 sqft · SingleFamily public records · 66 Days on market

Built 2021 10,454 sqft lot $179/sqft · 9% below area Est $469k · 9% under $54/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).

• ARV discount +11.5/15.0
• Cash flow +8.1/30.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOVE IN READY! Top Rated Gwinnett County Schools. Spacious 4 Bedroom, 3 Bath House Located on a Cul-de-Sac lot within Walking Distance to Shopping. MASTER ON MAIN with Tray Ceilings. Master Bath retreat includes Double Vanity and Separate Tile Shower and Spa-like Bathtub. Additionally, a Private Bedroom and Bath on the MAIN Level makes this the PERFECT Floorplan for Guest. Oversized Gourmet Kitchen Features Granite Countertops, Stainless Steel Appliances and Large Kitchen Island. Views to the Backyard Retreat with Porch and Living Room makes this the PERFECT Spot to Entertain. Upstairs Features 2 Additional Bedrooms, Bath and Loft area, A Great Kids Sanctuary! Built NEW in 2021, This home is Move in Ready without the Maintenance and Expense. LOCATION is Wonderful and This House has one Amazing Feature after Another. A Tremendous Value and Deal in Gwinnett County. The Property & Location Makes it the Perfect Opportunity to Enjoy the Best of Dacula- Welcome Home!

Key facts

• Cul-de-sac lot
• Double vanity
• Spa-like bathtub

Tags

• CUL-DE-SAC LOT
• MASTER ON MAIN
• DOUBLE VANITY
• SEPARATE TILE SHOWER
• SPA-LIKE BATHTUB
• OVERSIZED GOURMET KITCHEN

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $428k.

Deal economics

• At list price, monthly cash flow is $-411 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $355k (17.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $323k (24.4% below list).
• Recommended offer: $323k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 4.0% 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.
• 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); 658 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 27d on market — plan ~3-4 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 66 days — a 6% lower offer ($402k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $300k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $323,081 (24.4% 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 66 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: 5.14%
• Cash-on-cash: -4.12%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $469,452
• List price: $427,500
• Delta: -8.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2430 Melton Common Dr	0.10mi	4/3.0	2,427 (+2%)	16mo	$436,000	$180	80
2560 Melton Common Dr	0.03mi	4/3.0	2,440 (+2%)	21mo	$460,000	$189	78
2490 Melton Common Dr	0.05mi	4/2.5	2,306 (-4%)	15mo	$428,500	$186	77
2600 Melton Common Dr	0.05mi	4/3.5	2,308 (-4%)	17mo	$440,000	$191	75
2541 Melton Common Dr	0.06mi	4/2.5	2,587 (+8%)	18mo	$450,000	$174	66
1323 Champion Run Dr	0.14mi	4/2.5	2,609 (+9%)	14mo	$520,000	$199	65
2490 Tack Hill Ct	0.33mi	4/2.5	2,529 (+6%)	11mo	$425,000	$168	64
2461 Melton Common Dr	0.09mi	4/3.0	2,700 (+13%)	14mo	$460,000	$170	63
1151 Paiute Ct	0.19mi	3/2.5 (-1)	2,064 (-14%)	2mo	$353,000	$171	59
2497 Lillies Trce	0.14mi	3/2.5 (-1)	2,142 (-10%)	18mo	$435,000	$203	54
1055 Leighs Brook Way	0.65mi	4/3.0	2,221 (-7%)	13mo	$368,000	$166	47
1312 Harbins Rd	0.43mi	4/2.0	2,127 (-11%)	13mo	$399,000	$188	47

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: -22.1%
• Equity multiple: 0.23×
• Total profit: $-91,908
• Equity at exit: $63,742

10-year hold

• IRR: -13.6%
• Equity multiple: 0.17×
• Total profit: $-98,910
• Equity at exit: $36,962

Cash invested: $119,700 (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: 658
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $3,231 high
• Mortgage (P&I): −$2,242
• Tax from tax record: −$489 /mo · $5,871/yr
• Insurance: −$178
• HOA: −$54
• Vacancy / Maint / Mgmt: −$678
• Net cashflow: $-411

Break-even live

Break-even rent $3,751

Max offer price $354,913

Occupancy floor —

Sensitivity live

Price	-10% $-169	-5% $-290	+0% $-411	+5% $-532	+10% $-653
Rent	-10% $-666	-5% $-539	+0% $-411	+5% $-283	+10% $-156
Rate	-1.0pp $-196	-0.5pp $-302	base $-411	+0.5pp $-522	+1.0pp $-634

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: $106,875
• Closing costs: $12,825
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2441 Melton Common Dr Dacula, GA	4.0	3.0	2712	$2,600	$0.96	26d	1	0.08mi
1151 Paiute Ct Dacula, GA	3.0	2.5	2112	$2,325	$1.10	1d	1	0.21mi
1324 Ace McMillian Rd Dacula, GA	3.0	3.0	2308	$3,900	$1.69	46d	1	0.25mi
1222 Paiute Ct Dacula, GA	5.0	3.0	2268	$4,250	$1.87	46d	1	0.38mi
1404 Slate Bend Dr Dacula, GA	5.0	3.0	3043	$4,000	$1.31	46d	1	0.67mi
1404 Slate Bend Dr Dacula, GA	5.0	3.0	3043	$3,700	$1.22	13d	1	0.67mi
2517 Briar Valley Way Dacula, GA	3.0	2.0	1689	$700	$0.41	26d	1	0.76mi
2886 Cove View Ct Dacula, GA	5.0	3.0	3193	$4,100	$1.28	26d	1	0.90mi
2909 Estate View Ct Dacula, GA	5.0	3.0	3177	$3,000	$0.94	46d	1	0.93mi
2909 Estate View Ct Dacula, GA	5.0	3.0	3177	$3,200	$1.01	1d	1	0.93mi
2730 Jona Trl Dacula, GA	4.0	2.5	2359	$2,450	$1.04	4d	1	1.13mi
2730 Jona Trl Dacula, GA	4.0	2.5	2359	$2,450	$1.04	46d	1	1.13mi
1268 Mitford Ln Dacula, GA	4.0	2.5	2414	$3,400	$1.41	7d	1	1.35mi
1765 Campbell Ives Dr Lawrenceville, GA	4.0	2.0	2883	$2,299	$0.80	17d	1	1.50mi

HOA detail

• Monthly dues: $54 · $648/yr

Listing history 21 events

1. 2026-06-22
   days on market $427,500 Active 66 DOM
2. 2026-06-18
   days on market $427,500 Active 63 DOM
3. 2026-06-17
   days on market $427,500 Active 62 DOM
4. 2026-06-16
   days on market $427,500 Active 61 DOM
5. 2026-06-15
   days on market $427,500 Active 60 DOM
6. 2026-06-13
   days on market $427,500 Active 58 DOM
7. 2026-06-09
   days on market $427,500 Active 54 DOM
8. 2026-06-08
   days on market $427,500 Active 53 DOM
9. 2026-06-07
   days on market $427,500 Active 52 DOM
10. 2026-06-04
    days on market $427,500 Active 49 DOM
11. 2026-06-03
    days on market $427,500 Active 48 DOM
12. 2026-06-02
    days on market $427,500 Active 47 DOM
13. 2026-06-01
    days on market $427,500 Active 46 DOM
14. 2026-05-31
    days on market $427,500 Active 45 DOM
15. 2026-05-14
    price $427,500 980-char remark

    Show marketing remark (980 chars)

    MOVE IN READY! Top Rated Gwinnett County Schools. Spacious 4 Bedroom, 3 Bath House Located on a Cul-de-Sac lot within Walking Distance to Shopping. MASTER ON MAIN with Tray Ceilings. Master Bath retreat includes Double Vanity and Separate Tile Shower and Spa-like Bathtub. Additionally, a Private Bedroom and Bath on the MAIN Level makes this the PERFECT Floorplan for Guest. Oversized Gourmet Kitchen Features Granite Countertops, Stainless Steel Appliances and Large Kitchen Island. Views to the Backyard Retreat with Porch and Living Room makes this the PERFECT Spot to Entertain. Upstairs Features 2 Additional Bedrooms, Bath and Loft area, A Great Kids Sanctuary! Built NEW in 2021, This home is Move in Ready without the Maintenance and Expense. LOCATION is Wonderful and This House has one Amazing Feature after Another. A Tremendous Value and Deal in Gwinnett County. The Property & Location Makes it the Perfect Opportunity to Enjoy the Best of Dacula- Welcome Home!

16. 2026-05-14
    price $427,500 980-char remark

    Show marketing remark (980 chars)

    MOVE IN READY! Top Rated Gwinnett County Schools. Spacious 4 Bedroom, 3 Bath House Located on a Cul-de-Sac lot within Walking Distance to Shopping. MASTER ON MAIN with Tray Ceilings. Master Bath retreat includes Double Vanity and Separate Tile Shower and Spa-like Bathtub. Additionally, a Private Bedroom and Bath on the MAIN Level makes this the PERFECT Floorplan for Guest. Oversized Gourmet Kitchen Features Granite Countertops, Stainless Steel Appliances and Large Kitchen Island. Views to the Backyard Retreat with Porch and Living Room makes this the PERFECT Spot to Entertain. Upstairs Features 2 Additional Bedrooms, Bath and Loft area, A Great Kids Sanctuary! Built NEW in 2021, This home is Move in Ready without the Maintenance and Expense. LOCATION is Wonderful and This House has one Amazing Feature after Another. A Tremendous Value and Deal in Gwinnett County. The Property & Location Makes it the Perfect Opportunity to Enjoy the Best of Dacula- Welcome Home!

17. 2026-04-16
    listed $429,900 Active 980-char remark

    Show marketing remark (980 chars)

    MOVE IN READY! Top Rated Gwinnett County Schools. Spacious 4 Bedroom, 3 Bath House Located on a Cul-de-Sac lot within Walking Distance to Shopping. MASTER ON MAIN with Tray Ceilings. Master Bath retreat includes Double Vanity and Separate Tile Shower and Spa-like Bathtub. Additionally, a Private Bedroom and Bath on the MAIN Level makes this the PERFECT Floorplan for Guest. Oversized Gourmet Kitchen Features Granite Countertops, Stainless Steel Appliances and Large Kitchen Island. Views to the Backyard Retreat with Porch and Living Room makes this the PERFECT Spot to Entertain. Upstairs Features 2 Additional Bedrooms, Bath and Loft area, A Great Kids Sanctuary! Built NEW in 2021, This home is Move in Ready without the Maintenance and Expense. LOCATION is Wonderful and This House has one Amazing Feature after Another. A Tremendous Value and Deal in Gwinnett County. The Property & Location Makes it the Perfect Opportunity to Enjoy the Best of Dacula- Welcome Home!

18. 2026-02-17
    historical
19. 2025-12-04
    listed $429,900 New 980-char remark

    Show marketing remark (980 chars)

    MOVE IN READY! Top Rated Gwinnett County Schools. Spacious 4 Bedroom, 3 Bath House Located on a Cul-de-Sac lot within Walking Distance to Shopping. MASTER ON MAIN with Tray Ceilings. Master Bath retreat includes Double Vanity and Separate Tile Shower and Spa-like Bathtub. Additionally, a Private Bedroom and Bath on the MAIN Level makes this the PERFECT Floorplan for Guest. Oversized Gourmet Kitchen Features Granite Countertops, Stainless Steel Appliances and Large Kitchen Island. Views to the Backyard Retreat with Porch and Living Room makes this the PERFECT Spot to Entertain. Upstairs Features 2 Additional Bedrooms, Bath and Loft area, A Great Kids Sanctuary! Built NEW in 2021, This home is Move in Ready without the Maintenance and Expense. LOCATION is Wonderful and This House has one Amazing Feature after Another. A Tremendous Value and Deal in Gwinnett County. The Property & Location Makes it the Perfect Opportunity to Enjoy the Best of Dacula- Welcome Home!

20. 2025-12-04
    listed $449,900 New

    Show marketing remark (980 chars)

    MOVE IN READY! Top Rated Gwinnett County Schools. Spacious 4 Bedroom, 3 Bath House Located on a Cul-de-Sac lot within Walking Distance to Shopping. MASTER ON MAIN with Tray Ceilings. Master Bath retreat includes Double Vanity and Separate Tile Shower and Spa-like Bathtub. Additionally, a Private Bedroom and Bath on the MAIN Level makes this the PERFECT Floorplan for Guest. Oversized Gourmet Kitchen Features Granite Countertops, Stainless Steel Appliances and Large Kitchen Island. Views to the Backyard Retreat with Porch and Living Room makes this the PERFECT Spot to Entertain. Upstairs Features 2 Additional Bedrooms, Bath and Loft area, A Great Kids Sanctuary! Built NEW in 2021, This home is Move in Ready without the Maintenance and Expense. LOCATION is Wonderful and This House has one Amazing Feature after Another. A Tremendous Value and Deal in Gwinnett County. The Property & Location Makes it the Perfect Opportunity to Enjoy the Best of Dacula- Welcome Home!

21. 2021-01-25
    soldstatus $300,000

ⓘ 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: $5,871 · $489/mo
• Projected year-2 tax: $5,871 · $489/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 · 17 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: $38,770
• − Mortgage interest: −$23,947
• − Property taxes: −$5,871
• − Insurance: −$2,138
• − Repairs & maintenance: −$3,102
• − Management: −$3,102
• − HOA: −$648
• − Depreciation: −$12,436
• Taxable loss: −$12,473
• Est. tax savings @ 24.0%: +$2,994
• After-tax cash flow: $-1,937/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

+42.5% since first listed

7 events — show timeline

• 2026-05-14 Price Changed $427,500 GAMLS
• 2026-05-14 Price Changed $427,500 FMLS
• 2026-04-16 Listed $429,900 FMLS
• 2026-02-17 Listing Removed — GAMLS
• 2025-12-04 Listed $449,900 GAMLS
• 2025-12-04 Listed $429,900 GAMLS
• 2021-01-25 Sold (Public Records) $300,000 Public Records

Property tax history

+45.6%/yr

Latest (2025): $5,871 · +16.6% YoY. Source: county tax records.