2430 Harbin Springs Cv · Dacula, GA 30019

$439,900

3 bd · 2.5 ba · 2,339 sqft · SingleFamily public records · 131 Days on market

Built 1997 0.67 ac lot $188/sqft · at area comps Est $432k · at est.

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Why this score? — see what drove the F 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 +7.5/30.0
• ARV discount +6.7/15.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Love where you live! This is a gorgeous, spacious home with a beautiful yard, situated on a quiet cul-de-sac. Fantastic open floorplan with a two story Great room. Rich hardwood floors in the Great room and Dining room. The bright white Kitchen has tile floors and a separate Breakfast room. The large, main level Owner's suite has an elegant en suite full bath and walk in closet. A convenient Guest bedroom with its own full bath and a separate Laundry room complete the main level. The upstairs level offers THREE additional large bedrooms and a large updated full bath. There is a huge walk out basement, ready to finish! The deck overlooks the private backyard – wooded and peaceful - with a creek to the back of the property. Gorgeous flowers will be in bloom for Spring and Summer! Located in a quiet, one street Dacula neighborhood, this home is convenient to everything - shopping, dining, and parks - with easy access to Hwy 316. Located in the top rated Archer school cluster and move in ready! Rates are down. NOW is the time!

Key facts

• 0.67 acre lot
• 2 garage spots
• Built 1997

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $-543 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $292k (33.6% below list).
• Recommended offer: $292k (33.6% below list) — sets the bar for 1% rule.
• Cap rate 4.8% 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); 657 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).
• This rent runs 30% 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 131 days — a 12% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 6 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 $159k; list at $440k implies a 177% gain — meaningful room to come down on a strong offer.

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 $291,929 (33.6% 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 131 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.66% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.29%
• DSCR: 0.76
• GRM: 12.6

CMA / ARV

• ARV (median comp): $431,801
• List price: $439,900
• Delta: 1.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2425 Harbin Springs Cv	0.04mi	4/2.5 (+1)	2,415 (+3%)	1mo	$440,000	$182	87
2730 Jona Trl	0.70mi	4/2.5 (+1)	2,359 (+1%)	8mo	$373,000	$158	54
1151 Paiute Ct	0.66mi	3/2.5	2,064 (-12%)	2mo	$353,000	$171	48
2765 Harbins Mill Dr	0.54mi	4/3.0 (+1)	2,230 (-5%)	19mo	$380,000	$170	44
2740 Barimore Pl	0.75mi	4/2.5 (+1)	2,600 (+11%)	12mo	$381,500	$147	31

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: 0.17×
• Total profit: $-102,820
• Equity at exit: $65,591

10-year hold

• IRR: -17.2%
• Equity multiple: 0.02×
• Total profit: $-121,204
• Equity at exit: $38,035

Cash invested: $123,172 (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 30019

• Rents YoY: 4.1%
• Active inventory: 657
• Price-to-rent: 12.6×

Monthly cashflow live

• Estimated rent: $2,919 high
• Mortgage (P&I): −$2,307
• Tax from tax record: −$359 /mo · $4,314/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $-543

Break-even live

Break-even rent $3,607

Max offer price $343,903

Occupancy floor —

Sensitivity live

Price	-10% $-294	-5% $-419	+0% $-543	+5% $-668	+10% $-792
Rent	-10% $-774	-5% $-659	+0% $-543	+5% $-428	+10% $-313
Rate	-1.0pp $-322	-0.5pp $-432	base $-543	+0.5pp $-657	+1.0pp $-773

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: $109,975
• Closing costs: $13,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1324 Ace McMillian Rd Dacula, GA	3.0	3.0	2308	$3,900	$1.69	45d	1	0.60mi
1151 Paiute Ct Dacula, GA	3.0	2.5	2112	$2,325	$1.10	0d	1	0.62mi
2730 Jona Trl Dacula, GA	4.0	2.5	2359	$2,450	$1.04	45d	1	0.71mi
2730 Jona Trl Dacula, GA	4.0	2.5	2359	$2,450	$1.04	3d	1	0.71mi
2441 Melton Common Dr Dacula, GA	4.0	3.0	2712	$2,600	$0.96	26d	1	0.90mi

Listing history 29 events

1. 2026-06-22
   days on market $439,900 Active 131 DOM
2. 2026-06-18
   days on market $439,900 Active 128 DOM
3. 2026-06-17
   days on market $439,900 Active 127 DOM
4. 2026-06-16
   days on market $439,900 Active 126 DOM
5. 2026-06-15
   days on market $439,900 Active 125 DOM
6. 2026-06-13
   days on market $439,900 Active 123 DOM
7. 2026-06-09
   days on market $439,900 Active 119 DOM
8. 2026-06-08
   days on market $439,900 Active 118 DOM
9. 2026-06-07
   days on market $439,900 Active 117 DOM
10. 2026-06-04
    days on market $439,900 Active 114 DOM
11. 2026-06-03
    days on market $439,900 Active 113 DOM
12. 2026-06-02
    days on market $439,900 Active 112 DOM
13. 2026-06-01
    days on market $439,900 Active 111 DOM
14. 2026-05-31
    days on market $439,900 Active 110 DOM
15. 2026-04-28
    price $439,900 1044-char remark

    Show marketing remark (1038 chars)

    Love where you live! This is a gorgeous, spacious home with a beautiful yard, situated on a quiet cul-de-sac. Fantastic open floorplan with a two story Great room. Rich hardwood floors in the Great room and Dining room. The bright white Kitchen has tile floors and a separate Breakfast room. The large, main level Owner's suite has an elegant en suite full bath and walk in closet. A convenient Guest bedroom with its own full bath and a separate Laundry room complete the main level. The upstairs level offers THREE additional large bedrooms and a large updated full bath. There is a huge walk out basement, ready to finish! The deck overlooks the private backyard - wooded and peaceful - with a creek to the back of the property. Gorgeous flowers will be in bloom for Spring and Summer! Located in a quiet, one street Dacula neighborhood, this home is convenient to everything - shopping, dining, and parks - with easy access to Hwy 316. Located in the top rated Archer school cluster and move in ready! Rates are down. NOW is the time!

16. 2026-04-28
    price $439,900 1038-char remark

    Show marketing remark (1038 chars)

    Love where you live! This is a gorgeous, spacious home with a beautiful yard, situated on a quiet cul-de-sac. Fantastic open floorplan with a two story Great room. Rich hardwood floors in the Great room and Dining room. The bright white Kitchen has tile floors and a separate Breakfast room. The large, main level Owner's suite has an elegant en suite full bath and walk in closet. A convenient Guest bedroom with its own full bath and a separate Laundry room complete the main level. The upstairs level offers THREE additional large bedrooms and a large updated full bath. There is a huge walk out basement, ready to finish! The deck overlooks the private backyard - wooded and peaceful - with a creek to the back of the property. Gorgeous flowers will be in bloom for Spring and Summer! Located in a quiet, one street Dacula neighborhood, this home is convenient to everything - shopping, dining, and parks - with easy access to Hwy 316. Located in the top rated Archer school cluster and move in ready! Rates are down. NOW is the time!

17. 2026-02-10
    listed $450,000 New 1038-char remark

    Show marketing remark (1044 chars)

    Love where you live! This is a gorgeous, spacious home with a beautiful yard, situated on a quiet cul-de-sac. Fantastic open floorplan with a two story Great room. Rich hardwood floors in the Great room and Dining room. The bright white Kitchen has tile floors and a separate Breakfast room. The large, main level Owner's suite has an elegant en suite full bath and walk in closet. A convenient Guest bedroom with its own full bath and a separate Laundry room complete the main level. The upstairs level offers THREE additional large bedrooms and a large updated full bath. There is a huge walk out basement, ready to finish! The deck overlooks the private backyard – wooded and peaceful - with a creek to the back of the property. Gorgeous flowers will be in bloom for Spring and Summer! Located in a quiet, one street Dacula neighborhood, this home is convenient to everything - shopping, dining, and parks - with easy access to Hwy 316. Located in the top rated Archer school cluster and move in ready! Rates are down. NOW is the time!

18. 2026-02-10
    listed $450,000 Active 1044-char remark

    Show marketing remark (1044 chars)

    Love where you live! This is a gorgeous, spacious home with a beautiful yard, situated on a quiet cul-de-sac. Fantastic open floorplan with a two story Great room. Rich hardwood floors in the Great room and Dining room. The bright white Kitchen has tile floors and a separate Breakfast room. The large, main level Owner's suite has an elegant en suite full bath and walk in closet. A convenient Guest bedroom with its own full bath and a separate Laundry room complete the main level. The upstairs level offers THREE additional large bedrooms and a large updated full bath. There is a huge walk out basement, ready to finish! The deck overlooks the private backyard – wooded and peaceful - with a creek to the back of the property. Gorgeous flowers will be in bloom for Spring and Summer! Located in a quiet, one street Dacula neighborhood, this home is convenient to everything - shopping, dining, and parks - with easy access to Hwy 316. Located in the top rated Archer school cluster and move in ready! Rates are down. NOW is the time!

19. 2026-02-10
    historical

    Show marketing remark (1044 chars)

    Love where you live! This is a gorgeous, spacious home with a beautiful yard, situated on a quiet cul-de-sac. Fantastic open floorplan with a two story Great room. Rich hardwood floors in the Great room and Dining room. The bright white Kitchen has tile floors and a separate Breakfast room. The large, main level Owner's suite has an elegant en suite full bath and walk in closet. A convenient Guest bedroom with its own full bath and a separate Laundry room complete the main level. The upstairs level offers THREE additional large bedrooms and a large updated full bath. There is a huge walk out basement, ready to finish! The deck overlooks the private backyard – wooded and peaceful - with a creek to the back of the property. Gorgeous flowers will be in bloom for Spring and Summer! Located in a quiet, one street Dacula neighborhood, this home is convenient to everything - shopping, dining, and parks - with easy access to Hwy 316. Located in the top rated Archer school cluster and move in ready! Rates are down. NOW is the time!

20. 2026-02-10
    historical

    Show marketing remark (1044 chars)

    Love where you live! This is a gorgeous, spacious home with a beautiful yard, situated on a quiet cul-de-sac. Fantastic open floorplan with a two story Great room. Rich hardwood floors in the Great room and Dining room. The bright white Kitchen has tile floors and a separate Breakfast room. The large, main level Owner's suite has an elegant en suite full bath and walk in closet. A convenient Guest bedroom with its own full bath and a separate Laundry room complete the main level. The upstairs level offers THREE additional large bedrooms and a large updated full bath. There is a huge walk out basement, ready to finish! The deck overlooks the private backyard – wooded and peaceful - with a creek to the back of the property. Gorgeous flowers will be in bloom for Spring and Summer! Located in a quiet, one street Dacula neighborhood, this home is convenient to everything - shopping, dining, and parks - with easy access to Hwy 316. Located in the top rated Archer school cluster and move in ready! Rates are down. NOW is the time!

21. 2025-10-22
    price $450,000
22. 2025-10-22
    price $450,000
23. 2025-08-14
    listed $459,900 New
24. 2025-08-14
    listed $459,900 Active
25. 2025-08-14
    historical
26. 2025-08-14
    historical
27. 2025-05-15
    listed $459,900 New
28. 2025-05-15
    listed $459,900 Active
29. 1997-10-27
    soldstatus $159,000

ⓘ 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: $4,314 · $359/mo
• Projected year-2 tax: $4,314 · $359/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: $35,031
• − Mortgage interest: −$24,641
• − Property taxes: −$4,314
• − Insurance: −$2,200
• − Repairs & maintenance: −$2,803
• − Management: −$2,803
• − Depreciation: −$12,797
• Taxable loss: −$14,525
• Est. tax savings @ 24.0%: +$3,486
• After-tax cash flow: $-3,035/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

+176.7% since first listed

15 events — show timeline

• 2026-04-28 Price Changed $439,900 FMLS
• 2026-04-28 Price Changed $439,900 GAMLS
• 2026-02-10 Listing Removed — FMLS
• 2026-02-10 Listing Removed — GAMLS
• 2026-02-10 Listed $450,000 FMLS
• 2026-02-10 Listed $450,000 GAMLS
• 2025-10-22 Price Changed $450,000 GAMLS
• 2025-10-22 Price Changed $450,000 FMLS
• 2025-08-14 Listing Removed — FMLS
• 2025-08-14 Listing Removed — GAMLS
• 2025-08-14 Listed $459,900 FMLS
• 2025-08-14 Listed $459,900 GAMLS
• 2025-05-15 Listed $459,900 FMLS
• 2025-05-15 Listed $459,900 GAMLS
• 1997-10-27 Sold (Public Records) $159,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $4,314 · +1.5% YoY. Source: county tax records.