316 Rainer Ln · Auburn, GA 30011

$289,900

3 bd · 2.5 ba · 1,730 sqft · SingleFamily · 66 Days on market

Built 2026 Good condition $168/sqft · 11% below area Est $327k · 11% 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 +12.6/15.0
• Cash flow +7.9/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• 1% rule +2.4/10.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Move-in ready September 2026! The Maddux II plan by Smith Douglas Homes in Trinity Station is the perfect combination of location, layout, and lifestyle. Welcome to this beautifully designed townhome, offering one of the most desirable layouts in the community. From the moment you enter, youll appreciate the bright, airy atmosphere and thoughtfully curated finishes throughout. The main level features a modern open-concept floorplan that perfectly balances comfort and functionality. Durable and stylish luxury vinyl plank flooring runs throughout, setting the tone for low-maintenance living with high-end appeal.

Key facts

• Granite countertops
• Spacious peninsula
• 2 parking spots

Tags

• MODERN OPEN CONCEPT FLOORPLAN
• LUXURY VINYL PLANK FLOORING
• UPGRADED 42 INCH CABINETRY
• GRANITE COUNTERTOPS
• SPACIOUS PENINSULA
• DEDICATED BREAKFAST AREA

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (25.8% below list).
• Recommended offer: $215k (25.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.9% in Auburn — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#41 in GA, #4,693 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Barrow County (rural): math 29% / reading 34% proficiency, ranked #77 of 174 in GA (top 44%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Auburn Elementary School (math 32% / reading 27%, grade F, #633 of 1,228 statewide, top 54%, 766 students, 61% FRL); Westside Middle School (math 20% / reading 27%, grade F, #319 of 470 statewide, top 68%, 736 students, 66% FRL); Apalachee High School (math 13% / reading 35%, grade F, #203 of 424 statewide, top 48%, 1,894 students, 49% FRL).
• Market conditions: Rents rising (+2.5%/yr); 425 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 55d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,427 units permitted in Barrow County in 2024 (311 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 $9k of value loss. Plan a longer hold.
• Barrow County population projected at +27% 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 ($273k) is reasonable based on typical stale-listing flexibility.

Recommended offer $215,171 (25.8% 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 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.74% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.49%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $327,311
• List price: $289,900
• Delta: -11.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Springbrook Dr	0.56mi	3/2.0	1,780 (+3%)	8mo	$325,000	$183	60
248 Cheyenne Way	0.38mi	3/2.0	1,656 (-4%)	21mo	$324,900	$196	55
46 Spirea Way Lot 64	0.73mi	3/2.5	1,599 (-8%)	4mo	$344,900	$216	50
85 Parks Mill Rd	0.55mi	3/2.0	1,525 (-12%)	8mo	$315,000	$207	46
40 Spirea Unit 65 Way	0.73mi	3/2.5	1,590 (-8%)	9mo	$371,000	$233	45
119 Chippewa Run	0.37mi	3/2.0	1,514 (-12%)	21mo	$324,900	$215	42
135 Springbrook Dr	0.53mi	3/2.0	1,486 (-14%)	10mo	$305,000	$205	41
24 Autry Rd	0.71mi	4/2.0 (+1)	1,886 (+9%)	15mo	$305,000	$162	32

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 · 2.47% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.17×
• Total profit: $-67,421
• Equity at exit: $43,225

10-year hold

• IRR: -21.5%
• Equity multiple: -0.09×
• Total profit: $-88,108
• Equity at exit: $25,065

Cash invested: $81,172 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 16 active · 3 under contract
• Months of supply: 19.2 mo (5%/mo absorbed)
• Median asking: $332,900 ($183/sqft)
• Median days on market: 123 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +3.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30011

• Home prices YoY: -30.5%
• Rents YoY: 2.5%
• Active inventory: 425
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,152 high
• Mortgage (P&I): −$1,520
• Tax est. 1.5%: −$362 /mo · $4,348/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-304

Break-even live

Break-even rent $2,536

Max offer price $245,971

Occupancy floor —

Sensitivity live

Price	-10% $-103	-5% $-203	+0% $-304	+5% $-404	+10% $-504
Rent	-10% $-474	-5% $-389	+0% $-304	+5% $-219	+10% $-134
Rate	-1.0pp $-158	-0.5pp $-230	base $-304	+0.5pp $-379	+1.0pp $-455

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: $72,475
• Closing costs: $8,697
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Mt Moriah Rd Unit 2A Auburn, GA	2.0	1.5	1120	$1,395	$1.25	93d	1	0.23mi
65 Basswood Ln Auburn, GA	3.0	2.5–3.0	1591	$2,228	$1.40	7d	1	0.34mi
214 Cheyenne Way Auburn, GA	3.0	2.0	1649	$1,900	$1.15	17d	1	0.50mi
214 Cheyenne Way Auburn, GA	3.0	2.0	1649	$1,900	$1.15	19d	1	0.50mi
43 Pool Cir Auburn, GA	4.0	1.5	1571	$1,605	$1.02	10d	1	0.66mi
245 Christy Ln Auburn, GA	3.0	2.0	1457	$1,890	$1.30	93d	1	1.00mi
1730 Wynfield Ln Auburn, GA	3.0	2.0	2200	$800	$0.36	4d	1	1.21mi
127 N Auburn Landing Pl Auburn, GA	3.0	2.5	1774	$2,100	$1.18	93d	1	1.23mi
56 Auburn Hill Dr Auburn, GA	3.0	2.5	1774	$2,350	$1.32	4d	1	1.27mi
159 Auburn Run Ln Unit 1 Auburn, GA	3.0	2.5	1576	$1,990	$1.26	60d	1	1.28mi
159 Auburn Run Ln Auburn, GA	3.0	3.0	1576	$1,990	$1.26	53d	1	1.28mi
116 Auburn Gate Ln Auburn, GA	3.0	2.5	1829	$2,100	$1.15	68d	1	1.30mi
108 Auburn Gate Ln Auburn, GA	3.0	2.5	1774	$2,100	$1.18	93d	1	1.30mi
3015 Gorman Dr Auburn, GA	3.0	2.5	1422	$2,100	$1.48	34d	1	1.32mi
25 S Auburn Landing Pl Auburn, GA	3.0	2.5	1718	$2,050	$1.19	93d	1	1.35mi
23 N Auburn Landing Pl Unit 1 Auburn, GA	3.0	2.5	1500	$1,890	$1.26	93d	1	1.36mi
2095 Emerson Dr Auburn, GA	3.0	2.5	1421	$1,900	$1.34	3d	1	1.38mi
77 Auburn Woods Dr Auburn, GA	3.0	2.0	1817	$1,995	$1.10	93d	1	1.38mi
2099 Emerson Dr Auburn, GA	3.0	2.5	1421	$2,200	$1.55	67d	1	1.39mi
91 Auburn Woods Dr Auburn, GA	3.0	2.5	1788	$2,200	$1.23	93d	1	1.40mi
122 Auburn Valley Way Auburn, GA	3.0	2.5	1750	$5,000	$2.86	73d	1	1.42mi
110 S Auburn Landing Pl Auburn, GA	3.0	2.5	1774	$2,000	$1.13	93d	1	1.42mi
485 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,150	$1.18	20d	1	1.43mi
300 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,250	$1.24	54d	1	1.45mi
153 Auburn Valley Way Auburn, GA	3.0	2.5	1745	$2,100	$1.20	3d	1	1.45mi
161 Auburn Valley Way Auburn, GA	3.0	2.5	1745	$2,200	$1.26	4d	1	1.47mi
275 Auburn Valley Way Unit 1 Auburn, GA	3.0	2.5	1818	$2,100	$1.16	16d	1	1.48mi
263 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,200	$1.21	21d	1	1.48mi
221 Auburn Valley Way Auburn, GA	3.0	2.5	1774	$1,950	$1.10	93d	1	1.48mi

Property features AI

Finance

• Financial info: List price stated (listed)

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gas, electric, and central air service available
• Home design: Spec new construction — Plan name: The Maddux II
• Exterior features: Living area approximately 1,730 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Natural gas, electric, and heat pump heatingCentral air conditioning
• Interior features: 3 bedrooms

Listing history 22 events

1. 2026-06-29
   days on market $289,900 Active 66 DOM
2. 2026-06-28
   days on market $289,900 Active 65 DOM
3. 2026-06-27
   days on market $289,900 Active 64 DOM
4. 2026-06-26
   days on market $289,900 Active 63 DOM
5. 2026-06-24
   days on market $289,900 Active 61 DOM
6. 2026-06-22
   days on market $289,900 Active 59 DOM
7. 2026-06-21
   days on market $289,900 Active 58 DOM
8. 2026-06-18
   days on market $289,900 Active 55 DOM
9. 2026-06-17
   days on market $289,900 Active 54 DOM
10. 2026-06-16
    days on market $289,900 Active 53 DOM
11. 2026-06-15
    days on market $289,900 Active 52 DOM
12. 2026-06-13
    days on market $289,900 Active 50 DOM
13. 2026-06-09
    days on market $289,900 Active 46 DOM
14. 2026-06-08
    days on market $289,900 Active 45 DOM
15. 2026-06-07
    days on market $289,900 Active 44 DOM
16. 2026-06-04
    days on market $289,900 Active 41 DOM
17. 2026-06-03
    days on market $289,900 Active 40 DOM
18. 2026-06-02
    days on market $289,900 Active 39 DOM
19. 2026-06-01
    days on market $289,900 Active 38 DOM
20. 2026-05-31
    days on market $289,900 Active 37 DOM
21. 2026-05-18
    price $290,565 1497-char remark
22. 2026-04-24
    listed $310,565 Active 1497-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,821
• − Mortgage interest: −$16,239
• − Property taxes: −$4,348
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,066
• − Management: −$2,066
• − Depreciation: −$8,433
• Taxable loss: −$8,781
• Est. tax savings @ 24.0%: +$2,107
• After-tax cash flow: $-1,536/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in ready townhome in Trinity Station offers a modern, well-maintained interior with a good condition score and a good rehab level. It has a good potential for value increase with minor exterior and landscaping improvements.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add smart home features — Improves convenience and marketability ↑

F Composite school gradezoned avg 26/100

Zoned Schools

Elementary Auburn Elementary School F GA #633/1,228 Nat'l #26,716/41,679 Middle Westside Middle School F GA #319/470 Nat'l #10,902/14,009 High Apalachee High School F GA #203/424 Nat'l #13,437/17,239

Schools (NCES district)

• District: Barrow County
• NCES district ID: 1300290
• Math proficiency: 29% ▼ -14.00%
• Reading proficiency: 34% ▼ -10.00%
• Median HH income: $52,082
• Composite: 27.63/100
• National rank: #6921
• State rank: #77 of 174 in GA

B Composite livability gradescore 74/100

Livability — Auburn

• Score: 74/100
• State rank: #41
• US rank: #4693

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Auburn, GA
• County: Barrow County · 86,670 people
• City population: 21,624
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 21,624
• Household income: $86,402
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 8% of renters

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Population outlook (Barrow County) Hauer SSP2

• Today (2025): 86,670 people
• By 2030: 92,039 · +6.2%
• By 2040: 101,992 · +17.7%
• By 2050: 110,075 · +27.0%
• By 2075: 124,017 · +43.1%
• By 2100: 127,579 · +47.2%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 21% Hispanic / Latino 13% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2% Dominican 2%
• Common ancestry: Hispanic 5% Italian 2% Romanian 2%
• Foreign-born: 14% · Canada, Jamaica, South Korea
• Languages at home: 81% English-only · Spanish 10% French/Haitian/Cajun 2% Vietnamese 2%

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Political lean MEDSL · Barrow

• 2024 margin: Solid R (+40.5) · D 29.5% · R 70.0%
• 2008→2024 swing: +4.1pp toward D · 2008: -44.6pp · 2024: -40.5pp
• All cycles: 2024: R+40.5 2020: R+43.1 2016: R+50.4 2012: R+50.5 2008: R+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.30%
• Current HPI: 212.2609
• Rent YoY: ▲ 2.47%
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• Financial info: List price stated (listed)

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gas, electric, and central air service available
• Home design: Spec new construction — Plan name: The Maddux II
• Exterior features: Living area approximately 1,730 (listed)

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Natural gas, electric, and heat pump heatingCentral air conditioning
• Interior features: 3 bedrooms