2426 Valley Cove Dr · Duluth, GA 30097

$264,900

2 bd · 2.5 ba · 1,818 sqft · Townhouse public records · 1 Days on market

Built 1998 1,742 sqft lot Est $449k · 41% under $158/mo HOA · 6% 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 +15.0/15.0
• Cash flow +12.4/30.0
• 1% rule +4.3/10.0
• DSCR +3.7/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect for a first-time buyer, handy homeowner, or investor. Priced aggressively to sell FAST in the heart of Duluth. Bring your vision and build instant equity. This 3-level home features a soaring two-story living room, eat-in kitchen with oak cabinets and gas range, oversized primary suite with tray ceiling and walk-in closet, plus a second large bedroom and laundry up. Extra-deep 1-car garage plus driveway parking on a private wooded lot. Just needs cosmetic updates, and the back deck will need repair or replacement. Top Gwinnett location near I-85 and Sugarloaf. Sold strictly AS-IS. No seller's disclosure, as the seller has never lived in the home. Priced to move, don't wait.

Key facts

• Oak cabinets
• Tray ceiling
• Eat-in kitchen

Tags

• TWO-STORY LIVING ROOM
• EAT-IN KITCHEN
• OAK CABINETS
• GAS RANGE
• OVERSIZED PRIMARY SUITE
• TRAY CEILING

Property features AI

Finance

• Other: Accessibility feature: grip-accessible; Basement listed as finished daylight; Property tax legal description: UN 38 CHATTAHOOCHEE COVE #2
• HOA & community: Monthly association fee of $158; Association fees cover grounds maintenance, reserve fund, sewer, and water; Property is part of an association

Exterior

• Parking: Attached garage; One garage space; Two total parking spaces
• Utilities: Public water; Public sewer; Electricity (110 volts); Electricity, water, and sewer available
• Home design: Three or more levels; Fee simple ownership; Resale property
• Construction: Wood siding exterior; Composition roof; Concrete perimeter foundation
• Exterior features: Deck; Asphalt road frontage

Interior

• Kitchen: Kitchen island; Dishwasher; Gas range; Microwave; Refrigerator; Other kitchen features
• Bedrooms: Two upper-level bedrooms; Bedroom features noted as 'Other'
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and other features; One main-level half bath; Two upper-level full baths
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: Entrance foyer; Tray ceilings; Vaulted ceilings; Walk-in closets; Double-pane windows; 1 common wall; One fireplace in the living room; Daylight, finished basement
• Laundry & utility: Washer and dryer included; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $265k.

Deal economics

• At list price, monthly cash flow is $-43 ($-514/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (7.1% below list).
• Recommended offer: $246k (7.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.2% in Duluth — 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 73/100 on livability (#55 in GA) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, employment B+; Watch: amenities F, commute F.
• 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: Coleman Middle School (math 42% / reading 48%, grade D, #103 of 470 statewide, top 23%, 810 students, 42% FRL); Duluth High School (math 15% / reading 17%, grade F, #287 of 424 statewide, top 68%, 2,644 students, 55% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: Rents flat; 274 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.
• 2 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 $132k; list at $265k implies a 100% 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 $246,108 (7.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
6. 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.
7. 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.
8. 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: 0.93% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $449,046
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4054 Spring Cove Dr #0	0.05mi	2/2.5	1,928 (+6%)	4mo	$355,000	$184	84
4220 Cavalier Way	0.27mi	3/2.5 (+1)	1,814 (-0%)	3mo	$469,000	$259	80
4124 Spring Cove Dr	0.08mi	2/2.0	1,688 (-7%)	4mo	$297,000	$176	79
4160 Cavalier Way	0.27mi	3/2.5 (+1)	1,814 (-0%)	5mo	$469,000	$259	78
4180 Cavalier Way	0.27mi	3/2.5 (+1)	1,814 (-0%)	7mo	$484,900	$267	77
4170 Cavalier Way	0.27mi	3/2.5 (+1)	1,814 (-0%)	7mo	$470,000	$259	76
2469 Valley Cove Dr	0.05mi	2/2.5	1,644 (-10%)	7mo	$300,000	$182	76
4085 Spring Cove Dr	0.03mi	2/3.0	2,060 (+13%)	4mo	$300,000	$146	71
2533 Summit Cove Dr	0.10mi	3/3.5 (+1)	1,922 (+6%)	7mo	$255,000	$133	71
4074 Spring Cove Dr	0.05mi	3/3.5 (+1)	2,069 (+14%)	2mo	$360,000	$174	64
4346 Encore Park Ln	0.59mi	3/3.5 (+1)	1,905 (+5%)	1mo	$473,000	$248	54
3565 Bexton Dr	0.69mi	3/2.5 (+1)	1,940 (+7%)	6mo	$480,000	$247	46

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 · 0.66% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.31×
• Total profit: $-51,184
• Equity at exit: $39,497

10-year hold

• IRR: -20.1%
• Equity multiple: 0.06×
• Total profit: $-69,713
• Equity at exit: $22,904

Cash invested: $74,172 (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 30097

• Home prices YoY: -31.0%
• Rents YoY: 0.7%
• Active inventory: 274
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,461 high
• Mortgage (P&I): −$1,389
• Tax from tax record: −$330 /mo · $3,955/yr
• Insurance: −$110
• HOA: −$158
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-43

Break-even live

Break-even rent $2,515

Max offer price $257,330

Occupancy floor 97%

Sensitivity live

Price	-10% $107	-5% $32	+0% $-43	+5% $-118	+10% $-193
Rent	-10% $-237	-5% $-140	+0% $-43	+5% $54	+10% $152
Rate	-1.0pp $91	-0.5pp $25	base $-43	+0.5pp $-111	+1.0pp $-181

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: $66,225
• Closing costs: $7,947
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4233 Baden Aly Duluth, GA	3.0	3.5	1986	$2,800	$1.41	44d	1	0.53mi
4273 Baden Aly Duluth, GA	3.0	3.5	1994	$2,800	$1.40	13d	1	0.56mi
4273 Baden Aly Duluth, GA	3.0	4.0	1994	$2,800	$1.40	16d	1	0.56mi
4277 Baden Aly Duluth, GA	3.0	3.5	1994	$2,999	$1.50	44d	1	0.57mi
2375 Main St NW Duluth, GA	1.0–2.0	1.0–2.0	992	$2,912	$2.94	3d	16	0.78mi
2715 Barnwood Xing Duluth, GA	3.0	2.5	1298	$2,195	$1.69	25d	1	0.79mi
2370 Main St NW Duluth, GA	1.0–3.0	1.0–2.0	1023	$1,926	$1.88	2d	22	0.92mi
4108 Abbotts Bridge Rd Duluth, GA	3.0	2.0	1320	$2,299	$1.74	44d	1	1.26mi
2048 Fosco Dr Duluth, GA	3.0	2.5	1706	$2,399	$1.41	17d	1	1.46mi
2048 Fosco Dr Duluth, GA	3.0	2.5	1706	$2,399	$1.41	16d	1	1.46mi
2048 Fosco Dr Duluth, GA	3.0	2.5	1653	$2,199	$1.33	2d	1	1.46mi

HOA detail

• Monthly dues: $158 · $1,896/yr
• Likely covers: gas

Listing history 2 events

1. 2026-06-18
   remarks 690-char remark
2. 2026-06-18
   listed $264,900 Active 1 DOM

ⓘ 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: $3,955 · $330/mo
• Projected year-2 tax: $3,955 · $330/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥103°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 9 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,533
• − Mortgage interest: −$14,839
• − Property taxes: −$3,955
• − Insurance: −$1,324
• − Repairs & maintenance: −$2,363
• − Management: −$2,363
• − HOA: −$1,896
• − Depreciation: −$7,706
• Taxable loss: −$4,912
• Est. tax savings @ 24.0%: +$1,179
• After-tax cash flow: $665/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 — Duluth

• Score: 73/100
• State rank: #55
• US rank: #5316

Category grades

Amenities F Commute F Cost of living C+ Crime A- Employment B+ Housing A+ Health & safety C User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duluth, GA
• County: Gwinnett County · 952,346 people
• City population: 118,608
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 46,876
• Household income: $124,890
• Rent vs Own: 29.1% rent · 70.9% own
• Severe rent burden: 1273.0

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 0.69)
• Race & ethnicity: Asian 40% White 37% Black 13% Hispanic / Latino 6% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Italian 3% Slovak 2% Romanian 2%
• Foreign-born: 38% · South Korea, China, Canada
• Languages at home: 55% English-only · Other Indo-European 10% Chinese 9% Korean 9%

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: ▼ -104.49%
• Current HPI: 232.888
• Rent YoY: ▲ 0.66%
• 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

+142.4% since first listed

4 events — show timeline

• 2026-06-18 Listed $264,900 FMLS
• 2026-06-17 Listed $264,900 GAMLS
• 2000-06-16 Sold (Public Records) $132,500 Public Records
• 1998-03-20 Sold (Public Records) $109,300 Public Records

Property tax history

+4.7%/yr

Latest (2025): $3,955 · +33.2% YoY. Source: county tax records.