5491 Bold Springs Rd · Dacula, GA 30019

$265,000

3 bd · 2.0 ba · 1,440 sqft · Other public records · 232 Days on market

Built 1984 1.68 ac lot $184/sqft · 8% below area Est $289k · 8% 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 +17.9/30.0
• ARV discount +11.3/15.0
• DSCR +5.6/10.0
• 1% rule +4.2/10.0
• 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

3 bedroom/2bath mobile home perfectly situated on a large corner lot spanning more than one and a half acres. Enjoy the peaceful, secluded hometown feel just outside the hustle and bustle, while still being conveniently located near Harbins Park Trails, Tribble Mill Waterfall, Ozora Lake, Fort Yargo State Park, local golf courses, schools, a movie theater, shopping, dining, and healthcare, and more. This property combines space, flexibility, and location all in one! A covered front porch stretching the length of the home welcomes you into an open floor plan featuring a family room, dining area, and an additional flexible space that could easily serve as a home office, playroom, or second dining area. Cedar column accents add a touch of rustic charm. The spacious kitchen comes equipped with all appliances and connects to a laundry room with extra storage and a rear exit for added convenience. Step outside to enjoy your fenced backyard with chain-link fencing, ideal for pets or outdoor gatherings. A detached garage or possible workshop sits on the edge of the property, perfect for hobbyists, extra storage, or future projects. With no HOA, you have the freedom to customize and design your property exactly the way you want. The possibilities are endless like adding a pool, fire pit, garden, or outdoor entertainment area. A little TLC could unlock instant equity and incredible potential!

Key facts

• Covered front porch
• Flexible space
• Large corner lot

Tags

• LARGE CORNER LOT
• FENCED BACKYARD
• DETACHED GARAGE
• FLEXIBLE SPACE
• COVERED FRONT PORCH
• SPACIOUS KITCHEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $265k.

Deal economics

• At list price, monthly cash flow is $223 ($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 $245k (7.6% below list).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• 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-.
• Walton County (rural): math 43% / reading 41% proficiency, ranked #31 of 174 in GA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.1%/yr); 643 active listings in the ZIP; high-income renter base; 677 units permitted in Walton County in 2024 (17 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.
• Walton County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 232 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 232 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.92% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.61%
• DSCR: 1.16
• GRM: 9.0

CMA / ARV

• ARV (median comp): $289,225
• List price: $265,000
• Delta: -8.38%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.06% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-26,120
• Equity at exit: $39,512

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $6,477
• Equity at exit: $22,912

Cash invested: $74,200 (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: 643
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,448 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$210 /mo · $2,523/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $223

Break-even live

Break-even rent $2,165

Max offer price $265,000

Occupancy floor 86%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-08
   status $265,000 Pending 232 DOM
2. 2026-06-07
   days on market $265,000 Active Under Contract 232 DOM
3. 2026-06-04
   days on market $265,000 Active Under Contract 229 DOM
4. 2026-06-03
   days on market $265,000 Active Under Contract 228 DOM
5. 2026-06-02
   statusdays on market $265,000 Active Under Contract 227 DOM
6. 2026-06-01
   days on market $265,000 Active 226 DOM
7. 2026-05-31
   days on market $265,000 Active 225 DOM
8. 2025-12-29
   status Back On Market 1405-char remark

   Show marketing remark (1623 chars)

   Discover space, privacy, and possibility with this 3 bed / 2 bath home perfectly set on a massive 1.68 acre corner lot. This property offers the peaceful, secluded feel buyers want—without sacrificing convenience. You're minutes from Harbins Park Trails, Tribble Mill Waterfall, Ozora Lake, Fort Yargo State Park, local golf courses, top-rated schools, shopping, dining, healthcare, and entertainment across Gwinnett, Barrow, and Walton Counties. A full-length covered front porch welcomes you into an open, airy layout with a family room, dining area, and a large flex space ideal for a home office, playroom, or second dining room. Cedar column accents add rustic warmth, and the spacious kitchen includes all appliances with an adjoining laundry room offering extra storage and a rear exit for everyday ease. Step outside to your fully fenced backyard great for pets, gardening, gatherings, or outdoor living. A detached garage/workshop sits at the edge of the property, perfect for hobbies, storage, or future expansion. With NO HOA, you have the freedom to make this property truly your own: add a pool, fire pit, garden, RV/boat parking, or create the outdoor retreat you’ve always wanted. With a little TLC, this property offers instant equity and incredible potential; whether you’re a first-time buyer, downsizing, investor, or someone who wants acreage and flexibility at an unbeatable value. Enjoy small-town charm with quick access to Dacula, Lawrenceville, Monroe, Loganville, Winder, Bethlehem, and more. This rare combination of land, location, and opportunity won’t last.

9. 2025-12-29
   status Active 1623-char remark

   Show marketing remark (1623 chars)

   Discover space, privacy, and possibility with this 3 bed / 2 bath home perfectly set on a massive 1.68 acre corner lot. This property offers the peaceful, secluded feel buyers want—without sacrificing convenience. You're minutes from Harbins Park Trails, Tribble Mill Waterfall, Ozora Lake, Fort Yargo State Park, local golf courses, top-rated schools, shopping, dining, healthcare, and entertainment across Gwinnett, Barrow, and Walton Counties. A full-length covered front porch welcomes you into an open, airy layout with a family room, dining area, and a large flex space ideal for a home office, playroom, or second dining room. Cedar column accents add rustic warmth, and the spacious kitchen includes all appliances with an adjoining laundry room offering extra storage and a rear exit for everyday ease. Step outside to your fully fenced backyard great for pets, gardening, gatherings, or outdoor living. A detached garage/workshop sits at the edge of the property, perfect for hobbies, storage, or future expansion. With NO HOA, you have the freedom to make this property truly your own: add a pool, fire pit, garden, RV/boat parking, or create the outdoor retreat you’ve always wanted. With a little TLC, this property offers instant equity and incredible potential; whether you’re a first-time buyer, downsizing, investor, or someone who wants acreage and flexibility at an unbeatable value. Enjoy small-town charm with quick access to Dacula, Lawrenceville, Monroe, Loganville, Winder, Bethlehem, and more. This rare combination of land, location, and opportunity won’t last.

10. 2025-12-23
    status Under Contract 1405-char remark

    Show marketing remark (1623 chars)

    Discover space, privacy, and possibility with this 3 bed / 2 bath home perfectly set on a massive 1.68 acre corner lot. This property offers the peaceful, secluded feel buyers want—without sacrificing convenience. You're minutes from Harbins Park Trails, Tribble Mill Waterfall, Ozora Lake, Fort Yargo State Park, local golf courses, top-rated schools, shopping, dining, healthcare, and entertainment across Gwinnett, Barrow, and Walton Counties. A full-length covered front porch welcomes you into an open, airy layout with a family room, dining area, and a large flex space ideal for a home office, playroom, or second dining room. Cedar column accents add rustic warmth, and the spacious kitchen includes all appliances with an adjoining laundry room offering extra storage and a rear exit for everyday ease. Step outside to your fully fenced backyard great for pets, gardening, gatherings, or outdoor living. A detached garage/workshop sits at the edge of the property, perfect for hobbies, storage, or future expansion. With NO HOA, you have the freedom to make this property truly your own: add a pool, fire pit, garden, RV/boat parking, or create the outdoor retreat you’ve always wanted. With a little TLC, this property offers instant equity and incredible potential; whether you’re a first-time buyer, downsizing, investor, or someone who wants acreage and flexibility at an unbeatable value. Enjoy small-town charm with quick access to Dacula, Lawrenceville, Monroe, Loganville, Winder, Bethlehem, and more. This rare combination of land, location, and opportunity won’t last.

11. 2025-12-23
    status Pending 1623-char remark

    Show marketing remark (1623 chars)

    Discover space, privacy, and possibility with this 3 bed / 2 bath home perfectly set on a massive 1.68 acre corner lot. This property offers the peaceful, secluded feel buyers want—without sacrificing convenience. You're minutes from Harbins Park Trails, Tribble Mill Waterfall, Ozora Lake, Fort Yargo State Park, local golf courses, top-rated schools, shopping, dining, healthcare, and entertainment across Gwinnett, Barrow, and Walton Counties. A full-length covered front porch welcomes you into an open, airy layout with a family room, dining area, and a large flex space ideal for a home office, playroom, or second dining room. Cedar column accents add rustic warmth, and the spacious kitchen includes all appliances with an adjoining laundry room offering extra storage and a rear exit for everyday ease. Step outside to your fully fenced backyard great for pets, gardening, gatherings, or outdoor living. A detached garage/workshop sits at the edge of the property, perfect for hobbies, storage, or future expansion. With NO HOA, you have the freedom to make this property truly your own: add a pool, fire pit, garden, RV/boat parking, or create the outdoor retreat you’ve always wanted. With a little TLC, this property offers instant equity and incredible potential; whether you’re a first-time buyer, downsizing, investor, or someone who wants acreage and flexibility at an unbeatable value. Enjoy small-town charm with quick access to Dacula, Lawrenceville, Monroe, Loganville, Winder, Bethlehem, and more. This rare combination of land, location, and opportunity won’t last.

12. 2025-12-08
    price $265,000 1623-char remark

    Show marketing remark (1405 chars)

    3 bedroom/2bath mobile home perfectly situated on a large corner lot spanning more than one and a half acres. Enjoy the peaceful, secluded hometown feel just outside the hustle and bustle, while still being conveniently located near Harbins Park Trails, Tribble Mill Waterfall, Ozora Lake, Fort Yargo State Park, local golf courses, schools, a movie theater, shopping, dining, and healthcare, and more. This property combines space, flexibility, and location all in one! A covered front porch stretching the length of the home welcomes you into an open floor plan featuring a family room, dining area, and an additional flexible space that could easily serve as a home office, playroom, or second dining area. Cedar column accents add a touch of rustic charm. The spacious kitchen comes equipped with all appliances and connects to a laundry room with extra storage and a rear exit for added convenience. Step outside to enjoy your fenced backyard with chain-link fencing, ideal for pets or outdoor gatherings. A detached garage or possible workshop sits on the edge of the property, perfect for hobbyists, extra storage, or future projects. With no HOA, you have the freedom to customize and design your property exactly the way you want. The possibilities are endless like adding a pool, fire pit, garden, or outdoor entertainment area. A little TLC could unlock instant equity and incredible potential!

13. 2025-12-08
    price $265,000 1405-char remark

    Show marketing remark (1405 chars)

    3 bedroom/2bath mobile home perfectly situated on a large corner lot spanning more than one and a half acres. Enjoy the peaceful, secluded hometown feel just outside the hustle and bustle, while still being conveniently located near Harbins Park Trails, Tribble Mill Waterfall, Ozora Lake, Fort Yargo State Park, local golf courses, schools, a movie theater, shopping, dining, and healthcare, and more. This property combines space, flexibility, and location all in one! A covered front porch stretching the length of the home welcomes you into an open floor plan featuring a family room, dining area, and an additional flexible space that could easily serve as a home office, playroom, or second dining area. Cedar column accents add a touch of rustic charm. The spacious kitchen comes equipped with all appliances and connects to a laundry room with extra storage and a rear exit for added convenience. Step outside to enjoy your fenced backyard with chain-link fencing, ideal for pets or outdoor gatherings. A detached garage or possible workshop sits on the edge of the property, perfect for hobbyists, extra storage, or future projects. With no HOA, you have the freedom to customize and design your property exactly the way you want. The possibilities are endless like adding a pool, fire pit, garden, or outdoor entertainment area. A little TLC could unlock instant equity and incredible potential!

14. 2025-11-10
    status Back On Market 1405-char remark

    Show marketing remark (1623 chars)

    Discover space, privacy, and possibility with this 3 bed / 2 bath home perfectly set on a massive 1.68 acre corner lot. This property offers the peaceful, secluded feel buyers want—without sacrificing convenience. You're minutes from Harbins Park Trails, Tribble Mill Waterfall, Ozora Lake, Fort Yargo State Park, local golf courses, top-rated schools, shopping, dining, healthcare, and entertainment across Gwinnett, Barrow, and Walton Counties. A full-length covered front porch welcomes you into an open, airy layout with a family room, dining area, and a large flex space ideal for a home office, playroom, or second dining room. Cedar column accents add rustic warmth, and the spacious kitchen includes all appliances with an adjoining laundry room offering extra storage and a rear exit for everyday ease. Step outside to your fully fenced backyard great for pets, gardening, gatherings, or outdoor living. A detached garage/workshop sits at the edge of the property, perfect for hobbies, storage, or future expansion. With NO HOA, you have the freedom to make this property truly your own: add a pool, fire pit, garden, RV/boat parking, or create the outdoor retreat you’ve always wanted. With a little TLC, this property offers instant equity and incredible potential; whether you’re a first-time buyer, downsizing, investor, or someone who wants acreage and flexibility at an unbeatable value. Enjoy small-town charm with quick access to Dacula, Lawrenceville, Monroe, Loganville, Winder, Bethlehem, and more. This rare combination of land, location, and opportunity won’t last.

15. 2025-11-10
    status Active 1623-char remark

    Show marketing remark (1623 chars)

    Discover space, privacy, and possibility with this 3 bed / 2 bath home perfectly set on a massive 1.68 acre corner lot. This property offers the peaceful, secluded feel buyers want—without sacrificing convenience. You're minutes from Harbins Park Trails, Tribble Mill Waterfall, Ozora Lake, Fort Yargo State Park, local golf courses, top-rated schools, shopping, dining, healthcare, and entertainment across Gwinnett, Barrow, and Walton Counties. A full-length covered front porch welcomes you into an open, airy layout with a family room, dining area, and a large flex space ideal for a home office, playroom, or second dining room. Cedar column accents add rustic warmth, and the spacious kitchen includes all appliances with an adjoining laundry room offering extra storage and a rear exit for everyday ease. Step outside to your fully fenced backyard great for pets, gardening, gatherings, or outdoor living. A detached garage/workshop sits at the edge of the property, perfect for hobbies, storage, or future expansion. With NO HOA, you have the freedom to make this property truly your own: add a pool, fire pit, garden, RV/boat parking, or create the outdoor retreat you’ve always wanted. With a little TLC, this property offers instant equity and incredible potential; whether you’re a first-time buyer, downsizing, investor, or someone who wants acreage and flexibility at an unbeatable value. Enjoy small-town charm with quick access to Dacula, Lawrenceville, Monroe, Loganville, Winder, Bethlehem, and more. This rare combination of land, location, and opportunity won’t last.

16. 2025-11-08
    status Under Contract 1405-char remark

    Show marketing remark (1623 chars)

    Discover space, privacy, and possibility with this 3 bed / 2 bath home perfectly set on a massive 1.68 acre corner lot. This property offers the peaceful, secluded feel buyers want—without sacrificing convenience. You're minutes from Harbins Park Trails, Tribble Mill Waterfall, Ozora Lake, Fort Yargo State Park, local golf courses, top-rated schools, shopping, dining, healthcare, and entertainment across Gwinnett, Barrow, and Walton Counties. A full-length covered front porch welcomes you into an open, airy layout with a family room, dining area, and a large flex space ideal for a home office, playroom, or second dining room. Cedar column accents add rustic warmth, and the spacious kitchen includes all appliances with an adjoining laundry room offering extra storage and a rear exit for everyday ease. Step outside to your fully fenced backyard great for pets, gardening, gatherings, or outdoor living. A detached garage/workshop sits at the edge of the property, perfect for hobbies, storage, or future expansion. With NO HOA, you have the freedom to make this property truly your own: add a pool, fire pit, garden, RV/boat parking, or create the outdoor retreat you’ve always wanted. With a little TLC, this property offers instant equity and incredible potential; whether you’re a first-time buyer, downsizing, investor, or someone who wants acreage and flexibility at an unbeatable value. Enjoy small-town charm with quick access to Dacula, Lawrenceville, Monroe, Loganville, Winder, Bethlehem, and more. This rare combination of land, location, and opportunity won’t last.

17. 2025-11-08
    status Pending 1623-char remark

    Show marketing remark (1623 chars)

    Discover space, privacy, and possibility with this 3 bed / 2 bath home perfectly set on a massive 1.68 acre corner lot. This property offers the peaceful, secluded feel buyers want—without sacrificing convenience. You're minutes from Harbins Park Trails, Tribble Mill Waterfall, Ozora Lake, Fort Yargo State Park, local golf courses, top-rated schools, shopping, dining, healthcare, and entertainment across Gwinnett, Barrow, and Walton Counties. A full-length covered front porch welcomes you into an open, airy layout with a family room, dining area, and a large flex space ideal for a home office, playroom, or second dining room. Cedar column accents add rustic warmth, and the spacious kitchen includes all appliances with an adjoining laundry room offering extra storage and a rear exit for everyday ease. Step outside to your fully fenced backyard great for pets, gardening, gatherings, or outdoor living. A detached garage/workshop sits at the edge of the property, perfect for hobbies, storage, or future expansion. With NO HOA, you have the freedom to make this property truly your own: add a pool, fire pit, garden, RV/boat parking, or create the outdoor retreat you’ve always wanted. With a little TLC, this property offers instant equity and incredible potential; whether you’re a first-time buyer, downsizing, investor, or someone who wants acreage and flexibility at an unbeatable value. Enjoy small-town charm with quick access to Dacula, Lawrenceville, Monroe, Loganville, Winder, Bethlehem, and more. This rare combination of land, location, and opportunity won’t last.

18. 2025-10-10
    listed $275,000 New 1405-char remark

    Show marketing remark (1623 chars)

    Discover space, privacy, and possibility with this 3 bed / 2 bath home perfectly set on a massive 1.68 acre corner lot. This property offers the peaceful, secluded feel buyers want—without sacrificing convenience. You're minutes from Harbins Park Trails, Tribble Mill Waterfall, Ozora Lake, Fort Yargo State Park, local golf courses, top-rated schools, shopping, dining, healthcare, and entertainment across Gwinnett, Barrow, and Walton Counties. A full-length covered front porch welcomes you into an open, airy layout with a family room, dining area, and a large flex space ideal for a home office, playroom, or second dining room. Cedar column accents add rustic warmth, and the spacious kitchen includes all appliances with an adjoining laundry room offering extra storage and a rear exit for everyday ease. Step outside to your fully fenced backyard great for pets, gardening, gatherings, or outdoor living. A detached garage/workshop sits at the edge of the property, perfect for hobbies, storage, or future expansion. With NO HOA, you have the freedom to make this property truly your own: add a pool, fire pit, garden, RV/boat parking, or create the outdoor retreat you’ve always wanted. With a little TLC, this property offers instant equity and incredible potential; whether you’re a first-time buyer, downsizing, investor, or someone who wants acreage and flexibility at an unbeatable value. Enjoy small-town charm with quick access to Dacula, Lawrenceville, Monroe, Loganville, Winder, Bethlehem, and more. This rare combination of land, location, and opportunity won’t last.

19. 2025-10-10
    listed $275,000 Active 1623-char remark

    Show marketing remark (1623 chars)

    Discover space, privacy, and possibility with this 3 bed / 2 bath home perfectly set on a massive 1.68 acre corner lot. This property offers the peaceful, secluded feel buyers want—without sacrificing convenience. You're minutes from Harbins Park Trails, Tribble Mill Waterfall, Ozora Lake, Fort Yargo State Park, local golf courses, top-rated schools, shopping, dining, healthcare, and entertainment across Gwinnett, Barrow, and Walton Counties. A full-length covered front porch welcomes you into an open, airy layout with a family room, dining area, and a large flex space ideal for a home office, playroom, or second dining room. Cedar column accents add rustic warmth, and the spacious kitchen includes all appliances with an adjoining laundry room offering extra storage and a rear exit for everyday ease. Step outside to your fully fenced backyard great for pets, gardening, gatherings, or outdoor living. A detached garage/workshop sits at the edge of the property, perfect for hobbies, storage, or future expansion. With NO HOA, you have the freedom to make this property truly your own: add a pool, fire pit, garden, RV/boat parking, or create the outdoor retreat you’ve always wanted. With a little TLC, this property offers instant equity and incredible potential; whether you’re a first-time buyer, downsizing, investor, or someone who wants acreage and flexibility at an unbeatable value. Enjoy small-town charm with quick access to Dacula, Lawrenceville, Monroe, Loganville, Winder, Bethlehem, and more. This rare combination of land, location, and opportunity won’t last.

20. 2021-12-17
    soldstatus $240,000
21. 2021-12-08
    soldstatus $240,000 Closed
22. 2021-11-29
    soldstatus $240,000 Sold
23. 2021-11-08
    status Pending
24. 2021-11-08
    status Under Contract
25. 2021-11-03
    listed $240,000 New
26. 2021-11-02
    listed $240,000 Active
27. 1999-08-05
    soldstatus $42,000

ⓘ 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: $2,523 · $210/mo
• Projected year-2 tax: $2,523 · $210/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 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,372
• − Mortgage interest: −$14,844
• − Property taxes: −$2,523
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,350
• − Management: −$2,350
• − Depreciation: −$7,709
• Taxable loss: −$1,729
• Est. tax savings @ 24.0%: +$415
• After-tax cash flow: $3,094/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: Walton County
• NCES district ID: 1305390
• Math proficiency: 43% ▼ -10.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $53,716
• Composite: 36.52/100
• National rank: #4643
• State rank: #31 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 (Walton County) Hauer SSP2

• Today (2025): 98,098 people
• By 2030: 102,496 · +4.5%
• By 2040: 110,318 · +12.5%
• By 2050: 115,848 · +18.1%
• By 2075: 125,830 · +28.3%
• By 2100: 123,852 · +26.3%

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 · Walton

• 2024 margin: Solid R (+45.9) · D 26.7% · R 72.6%
• 2008→2024 swing: +6.2pp toward D · 2008: -52.1pp · 2024: -45.9pp
• All cycles: 2024: R+45.9 2020: R+49.2 2016: R+56.4 2012: R+55.6 2008: R+52.1

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

+531.0% since first listed

20 events — show timeline

• 2025-12-29 Relisted — GAMLS
• 2025-12-29 Relisted — FMLS
• 2025-12-23 Pending — GAMLS
• 2025-12-23 Pending — FMLS
• 2025-12-08 Price Changed $265,000 FMLS
• 2025-12-08 Price Changed $265,000 GAMLS
• 2025-11-10 Relisted — GAMLS
• 2025-11-10 Relisted — FMLS
• 2025-11-08 Pending — GAMLS
• 2025-11-08 Pending — FMLS
• 2025-10-10 Listed $275,000 FMLS
• 2025-10-10 Listed $275,000 GAMLS
• 2021-12-17 Sold (Public Records) $240,000 Public Records
• 2021-12-08 Sold (MLS) $240,000 FMLS
• 2021-11-29 Sold (MLS) $240,000 GAMLS
• 2021-11-08 Pending — FMLS
• 2021-11-08 Pending — GAMLS
• 2021-11-03 Listed $240,000 GAMLS
• 2021-11-02 Listed $240,000 FMLS
• 1999-08-05 Sold (Public Records) $42,000 Public Records

Property tax history

+9.4%/yr

Latest (2025): $2,523 · -6.6% YoY. Source: county tax records.