1760 Mountain Ash Ct · Dacula, GA 30019

$415,000

3 bd · 2.0 ba · 2,576 sqft · SingleFamily public records · 68 Days on market

Built 1992 0.97 ac lot $161/sqft · 14% below area Est $485k · 14% under

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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 +14.0/15.0
• Cash flow +7.9/30.0
• Schools +3.7/10.0
• Rent growth +3.5/5.0
• Livability +3.2/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully remodeled home in Dacula, GA, where modern design meets comfort and functionality. Fully renovated from top to bottom, this home features brand-new flooring throughout and an inviting open-concept layout filled with natural light. The family room impresses with vaulted ceilings and a stylish fireplace, creating a warm yet elegant atmosphere that flows effortlessly into the kitchen. Thoughtfully updated, the kitchen showcases stainless steel appliances, sleek gray cabinetry, a classic subway tile backsplash, and granite countertops, all complemented by a bright and welcoming dining area. The main-level primary suite offers a peaceful retreat, complete with a beautifully renovated en-suite bathroom featuring a double vanity and a contemporary glass shower. Additional bedrooms are spacious and well-appointed, with updated bathrooms that reflect the same modern finishes and attention to detail. The fully finished basement adds incredible versatility, offering a second kitchen/bar area, a full bathroom, multiple rooms, and a generous open space perfect for entertaining, relaxing, or creating a private guest suite. Set on a private, tree-lined lot, the outdoor space enhances the home's sense of tranquility, while the long driveway and oversized 3-car garage provide both convenience and ample parking. Every detail has been carefully updated, making this move-in ready home a perfect blend of style, space, and everyday livability in a desirable Dacula location, close to shopping and schools.

Key facts

• Stylish fireplace
• Vaulted ceilings
• Granite countertops

Tags

• REMODELED HOME
• OPEN-CONCEPT LAYOUT
• VAULTED CEILINGS
• STYLISH FIREPLACE
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $-444 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (18.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $306k (26.4% below list).
• Recommended offer: $306k (26.4% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 31% 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 $12k 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 68 days — a 6% lower offer ($390k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 13y 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 $285k; 46% 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 $305,623 (26.4% 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 68 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.01%
• Cash-on-cash: -4.58%
• DSCR: 0.80
• GRM: 11.3

CMA / ARV

• ARV (median comp): $484,984
• List price: $415,000
• Delta: -14.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2115 Uniwattee Trl	0.14mi	4/2.0 (+1)	2,272 (-12%)	6mo	$350,000	$154	63

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: -22.9%
• Equity multiple: 0.21×
• Total profit: $-92,189
• Equity at exit: $61,878

10-year hold

• IRR: -14.8%
• Equity multiple: 0.12×
• Total profit: $-102,711
• Equity at exit: $35,882

Cash invested: $116,200 (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: 11.3×

Monthly cashflow live

• Estimated rent: $3,056 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$509 /mo · $6,110/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $-444

Break-even live

Break-even rent $3,618

Max offer price $336,575

Occupancy floor —

Sensitivity live

Price	-10% $-209	-5% $-326	+0% $-444	+5% $-561	+10% $-679
Rent	-10% $-685	-5% $-565	+0% $-444	+5% $-323	+10% $-203
Rate	-1.0pp $-235	-0.5pp $-338	base $-444	+0.5pp $-551	+1.0pp $-661

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: $103,750
• Closing costs: $12,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1259 Victoria Walk Ln Dacula, GA	4.0	5.5	3662	$1,504	$0.41	14d	1	1.11mi
1324 Ace McMillian Rd Dacula, GA	3.0	3.0	2308	$3,900	$1.69	45d	1	1.15mi
1151 Paiute Ct Dacula, GA	3.0	2.5	2112	$2,325	$1.10	1d	1	1.22mi
2441 Melton Common Dr Dacula, GA	4.0	3.0	2712	$2,600	$0.96	26d	1	1.41mi

Listing history 50 events

1. 2026-06-22
   days on market $415,000 Active 68 DOM
2. 2026-06-18
   days on market $415,000 Active 65 DOM
3. 2026-06-17
   days on market $415,000 Active 64 DOM
4. 2026-06-16
   days on market $415,000 Active 63 DOM
5. 2026-06-15
   days on market $415,000 Active 62 DOM
6. 2026-06-13
   days on market $415,000 Active 60 DOM
7. 2026-06-09
   days on market $415,000 Active 56 DOM
8. 2026-06-08
   days on market $415,000 Active 55 DOM
9. 2026-06-07
   days on market $415,000 Active 54 DOM
10. 2026-06-04
    days on market $415,000 Active 51 DOM
11. 2026-06-03
    days on market $415,000 Active 50 DOM
12. 2026-06-02
    days on market $415,000 Active 49 DOM
13. 2026-06-01
    days on market $415,000 Active 48 DOM
14. 2026-05-31
    days on market $415,000 Active 47 DOM
15. 2026-04-14
    listed $415,000 New 1550-char remark

    Show marketing remark (1556 chars)

    Welcome to this beautifully remodeled home in Dacula, GA, where modern design meets comfort and functionality. Fully renovated from top to bottom, this home features brand-new flooring throughout and an inviting open-concept layout filled with natural light. The family room impresses with vaulted ceilings and a stylish fireplace, creating a warm yet elegant atmosphere that flows effortlessly into the kitchen. Thoughtfully updated, the kitchen showcases stainless steel appliances, sleek gray cabinetry, a classic subway tile backsplash, and granite countertops, all complemented by a bright and welcoming dining area. The main-level primary suite offers a peaceful retreat, complete with a beautifully renovated en-suite bathroom featuring a double vanity and a contemporary glass shower. Additional bedrooms are spacious and well-appointed, with updated bathrooms that reflect the same modern finishes and attention to detail. The fully finished basement adds incredible versatility, offering a second kitchen/bar area, a full bathroom, multiple rooms, and a generous open space perfect for entertaining, relaxing, or creating a private guest suite. Set on a private, tree-lined lot, the outdoor space enhances the home’s sense of tranquility, while the long driveway and oversized 3-car garage provide both convenience and ample parking. Every detail has been carefully updated, making this move-in ready home a perfect blend of style, space, and everyday livability in a desirable Dacula location, close to shopping and schools.

16. 2026-04-14
    listed $415,000 Active 1556-char remark

    Show marketing remark (1556 chars)

    Welcome to this beautifully remodeled home in Dacula, GA, where modern design meets comfort and functionality. Fully renovated from top to bottom, this home features brand-new flooring throughout and an inviting open-concept layout filled with natural light. The family room impresses with vaulted ceilings and a stylish fireplace, creating a warm yet elegant atmosphere that flows effortlessly into the kitchen. Thoughtfully updated, the kitchen showcases stainless steel appliances, sleek gray cabinetry, a classic subway tile backsplash, and granite countertops, all complemented by a bright and welcoming dining area. The main-level primary suite offers a peaceful retreat, complete with a beautifully renovated en-suite bathroom featuring a double vanity and a contemporary glass shower. Additional bedrooms are spacious and well-appointed, with updated bathrooms that reflect the same modern finishes and attention to detail. The fully finished basement adds incredible versatility, offering a second kitchen/bar area, a full bathroom, multiple rooms, and a generous open space perfect for entertaining, relaxing, or creating a private guest suite. Set on a private, tree-lined lot, the outdoor space enhances the home’s sense of tranquility, while the long driveway and oversized 3-car garage provide both convenience and ample parking. Every detail has been carefully updated, making this move-in ready home a perfect blend of style, space, and everyday livability in a desirable Dacula location, close to shopping and schools.

17. 2026-04-13
    historical
18. 2026-04-06
    historical
19. 2026-03-07
    price $420,000
20. 2026-02-11
    listed $430,000 New
21. 2026-02-11
    listed $430,000 Active
22. 2026-01-26
    historical
23. 2026-01-26
    historical
24. 2025-12-08
    price $430,000
25. 2025-12-08
    price $430,000
26. 2025-12-08
    price $425,000
27. 2025-12-08
    price $425,000
28. 2025-11-20
    listed $440,000 Price Change
29. 2025-11-20
    listed $440,000 Active
30. 2025-11-20
    price $440,000
31. 2025-11-20
    price $440,000
32. 2025-11-15
    historical
33. 2025-11-15
    historical
34. 2025-09-19
    soldstatus $285,000 Sold
35. 2025-09-19
    soldstatus $285,000 Closed
36. 2025-08-27
    status Pending
37. 2025-08-27
    status Under Contract
38. 2025-08-11
    listed $299,900 New
39. 2025-08-11
    listed $299,900 Active
40. 2025-06-23
    soldstatus $237,335
41. 2020-07-01
    soldstatus $225,000
42. 2020-06-30
    soldstatus $225,000 Closed
43. 2020-06-30
    soldstatus $225,000 Sold
44. 2020-06-18
    status Pending
45. 2020-06-17
    status Under Contract
46. 2020-06-12
    status Back on Market
47. 2020-06-12
    status Active
48. 2020-06-09
    historical Active Under Contract
49. 2020-06-09
    status Under Contract
50. 2020-06-05
    price $219,999

ⓘ 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: $6,110 · $509/mo
• Projected year-2 tax: $6,110 · $509/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 5/10 Major 7 d/yr ≥105°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 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,675
• − Mortgage interest: −$23,246
• − Property taxes: −$6,110
• − Insurance: −$2,075
• − Repairs & maintenance: −$2,934
• − Management: −$2,934
• − Depreciation: −$12,073
• Taxable loss: −$12,697
• Est. tax savings @ 24.0%: +$3,047
• After-tax cash flow: $-2,280/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

+299.4% since first listed

54 events — show timeline

• 2026-04-14 Listed $415,000 FMLS
• 2026-04-14 Listed $415,000 GAMLS
• 2026-04-13 Listing Removed — GAMLS
• 2026-04-06 Listing Removed — FMLS
• 2026-03-07 Price Changed $420,000 FMLS
• 2026-02-11 Listed $430,000 FMLS
• 2026-02-11 Listed $430,000 GAMLS
• 2026-01-26 Listing Removed — GAMLS
• 2026-01-26 Listing Removed — FMLS
• 2025-12-08 Price Changed $430,000 FMLS
• 2025-12-08 Price Changed $430,000 GAMLS
• 2025-12-08 Price Changed $425,000 GAMLS
• 2025-12-08 Price Changed $425,000 FMLS
• 2025-11-20 Listed $440,000 GAMLS
• 2025-11-20 Listed $440,000 FMLS
• 2025-11-20 Price Changed $440,000 GAMLS
• 2025-11-20 Price Changed $440,000 FMLS
• 2025-11-15 Coming Soon — GAMLS
• 2025-11-15 Coming Soon — FMLS
• 2025-09-19 Sold (MLS) $285,000 FMLS
• 2025-09-19 Sold (MLS) $285,000 GAMLS
• 2025-08-27 Pending — FMLS
• 2025-08-27 Pending — GAMLS
• 2025-08-11 Listed $299,900 FMLS
• 2025-08-11 Listed $299,900 GAMLS
• 2025-06-23 Sold (Public Records) $237,335 Public Records
• 2020-07-01 Sold (Public Records) $225,000 Public Records
• 2020-06-30 Sold (MLS) $225,000 GAMLS
• 2020-06-30 Sold (MLS) $225,000 FMLS
• 2020-06-18 Pending — FMLS
• 2020-06-17 Pending — GAMLS
• 2020-06-12 Relisted — GAMLS
• 2020-06-12 Relisted — FMLS
• 2020-06-09 Contingent — FMLS
• 2020-06-09 Pending — GAMLS
• 2020-06-05 Price Changed $219,999 GAMLS
• 2020-06-05 Price Changed $209,999 GAMLS
• 2020-06-05 Price Changed $219,999 FMLS
• 2020-06-05 Price Changed $209,999 FMLS
• 2020-06-04 Listed $208,000 GAMLS
• 2020-06-04 Listed $208,000 FMLS
• 2016-02-10 Price Changed $103,900 FMLS
• 2015-09-19 Price Changed $103,900 GAMLS
• 2015-06-04 Price Changed $105,115 FMLS
• 2013-08-26 Listing Removed — FMLS
• 2013-08-20 Sold (MLS) $105,115 GAMLS
• 2013-08-20 Sold (MLS) $105,115 FMLS
• 2013-07-12 Pending — GAMLS
• 2013-07-12 Pending — FMLS
• 2013-07-12 Price Changed $105,115 GAMLS
• 2013-07-11 Pending — FMLS
• 2013-07-11 Contingent — GAMLS
• 2013-06-28 Listed $103,900 GAMLS
• 2013-06-28 Listed $103,900 FMLS

Property tax history

+8.8%/yr

Latest (2024): $6,110 · +23.8% YoY. Source: county tax records.