3344 Pratt Way · Auburn, GA 30620

$379,900

5 bd · 3.0 ba · 3,339 sqft · SingleFamily public records · 180 Days on market

Built 2021 Good condition 7,405 sqft lot $114/sqft · 15% below area Est $462k · 18% under $60/mo HOA · 2% 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 +6.8/30.0
• Condition / age +4.0/5.0
• Rent growth +3.9/5.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• 1% rule +2.4/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

Key facts

• Large kitchen island
• Private fenced yard
• 7,405 sq ft lot

Tags

• LARGE KITCHEN ISLAND
• COZY CORNER FIREPLACE
• PRIVATE FENCED YARD

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $380k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-584 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (27.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (25.9% below list).
• Recommended offer: $277k (27.2% below list) — sets the bar for cash-flow.

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.
• 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 (+5.7%/yr); 218 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 40% of the median local income ($84k/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 $11k 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 180 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $55k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $276,678 (27.2% 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 180 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 4.45%
• Cash-on-cash: -6.59%
• DSCR: 0.71
• GRM: 11.2

CMA / ARV

• ARV (median comp): $462,220
• List price: $379,900
• Delta: -17.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3042 Lowell Rd	0.14mi	5/3.0	3,226 (-3%)	2mo	$415,000	$129	86
3172 Lowell Rd	0.08mi	5/3.0	3,042 (-9%)	12mo	$448,500	$147	72
2529 Tomoka Dr	0.26mi	5/4.0	3,552 (+6%)	12mo	$565,000	$159	64
2056 Cadenza Cir	0.73mi	5/3.0	3,190 (-4%)	3mo	$515,000	$161	56
2486 Cadenza Cir	0.71mi	5/3.0	3,148 (-6%)	2mo	$510,000	$162	55
2517 Cadenza Cir	0.70mi	5/4.0	3,162 (-5%)	2mo	$572,993	$181	53
2497 Cadenza Cir	0.72mi	5/3.0	3,148 (-6%)	6mo	$499,993	$159	52
2136 Foxy Dr	0.42mi	5/3.0	2,887 (-14%)	11mo	$395,000	$137	49
2127 Cayman Ct	0.75mi	5/4.0	3,581 (+7%)	2mo	$565,030	$158	48
2516 Cadenza Cir	0.69mi	5/4.0	3,162 (-5%)	9mo	$635,000	$201	48
2820 Dolce Rd	0.75mi	5/4.0	3,162 (-5%)	8mo	$550,000	$174	45
2443 Zablan Ave	0.53mi	6/4.0 (+1)	2,922 (-12%)	1mo	$425,000	$145	45

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 · 5.72% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.15×
• Total profit: $-90,703
• Equity at exit: $56,644

10-year hold

• IRR: -13.2%
• Equity multiple: 0.14×
• Total profit: $-91,918
• Equity at exit: $32,847

Cash invested: $106,372 (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 30620

• Home prices YoY: -17.5%
• Rents YoY: 5.7%
• Active inventory: 218
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,816 medium
• Mortgage (P&I): −$1,992
• Tax from tax record: −$599 /mo · $7,185/yr
• Insurance: −$158
• HOA: −$60
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $-584

Break-even live

Break-even rent $3,556

Max offer price $276,678

Occupancy floor —

Sensitivity live

Price	-10% $-369	-5% $-477	+0% $-584	+5% $-692	+10% $-799
Rent	-10% $-807	-5% $-696	+0% $-584	+5% $-473	+10% $-362
Rate	-1.0pp $-393	-0.5pp $-488	base $-584	+0.5pp $-683	+1.0pp $-783

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3527 Lebella Ln Bethlehem, GA	5.0	3.0	2536	$2,341	$0.92	0d	1	0.44mi
2591 Foxy Dr Bethlehem, GA	6.0	4.0	2922	$2,695	$0.92	0d	1	0.69mi
2106 Cadenza Cir Dacula, GA	5.0	3.0	3279	$2,700	$0.82	45d	1	0.97mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 28 events

1. 2026-06-08
   statusdays on market $379,900 Pending 180 DOM
2. 2026-06-07
   days on market $379,900 Active 179 DOM
3. 2026-06-04
   days on market $379,900 Active 176 DOM
4. 2026-06-03
   days on market $379,900 Active 175 DOM
5. 2026-06-02
   days on market $379,900 Active 174 DOM
6. 2026-06-01
   days on market $379,900 Active 173 DOM
7. 2026-05-31
   days on market $379,900 Active 172 DOM
8. 2026-05-20
   price $379,900 307-char remark

   Show marketing remark (307 chars)

   Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

9. 2026-05-20
   price $379,900 307-char remark

   Show marketing remark (307 chars)

   Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

10. 2026-05-04
    status Active 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

11. 2026-05-04
    status Back On Market 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

12. 2026-04-02
    status Under Contract 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

13. 2026-04-02
    status Pending 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

14. 2026-03-24
    status Back On Market 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

15. 2026-03-24
    status Active 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

16. 2026-03-09
    status Pending 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

17. 2026-03-09
    status Under Contract 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

18. 2026-02-03
    price $385,000 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

19. 2026-02-03
    price $385,000 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

20. 2026-01-28
    price $409,900 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

21. 2026-01-28
    price $409,900 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

22. 2026-01-14
    price $424,900 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

23. 2026-01-14
    price $424,900 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

24. 2025-11-18
    price $429,900 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

25. 2025-11-18
    price $429,900 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

26. 2025-10-24
    listed $434,900 New 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

27. 2025-10-24
    listed $434,900 Active 307-char remark

    Show marketing remark (307 chars)

    Spacious 5-bedroom, 3-bath home featuring fresh interior paint, new light fixtures, LVP flooring, and plush carpet throughout. The open-concept layout includes a large kitchen island overlooking the family room with a cozy corner fireplace. Enjoy a private, fenced yard perfect for relaxing or entertaining!

28. 2025-09-24
    soldstatus $375,000

ⓘ 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: $7,185 · $599/mo
• Projected year-2 tax: $7,185 · $599/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 20% 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: $33,797
• − Mortgage interest: −$21,280
• − Property taxes: −$7,185
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,704
• − Management: −$2,704
• − HOA: −$720
• − Depreciation: −$11,052
• Taxable loss: −$13,747
• Est. tax savings @ 24.0%: +$3,299
• After-tax cash flow: $-3,713/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 Cosmetic rehab

This well-maintained, spacious home with fresh paint and modern finishes is ready for immediate occupancy and can be easily upgraded for increased value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value
• Rental Replace ceiling fans — Improves air circulation and comfort

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Rental Replace ceiling fans — Improves air circulation and comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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

• County: Barrow County · 133,377 people
• City population: 21,624
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 18,139
• Household income: $84,098
• Rent vs Own: 22.3% rent · 77.7% own
• Severe rent burden: 299.0

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 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 22% Black 20% Two or more races 10% Asian 2% Native American 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 5%
• Common ancestry: Romanian 3% Italian 3% Slovak 1%
• Foreign-born: 11% · Canada
• Languages at home: 78% English-only · Spanish 16% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -45.00%
• Current HPI: 212.0089
• Rent YoY: ▲ 5.72%
• 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

+1.3% since first listed

21 events — show timeline

• 2026-05-20 Price Changed $379,900 GAMLS
• 2026-05-20 Price Changed $379,900 FMLS
• 2026-05-04 Relisted — FMLS
• 2026-05-04 Relisted — GAMLS
• 2026-04-02 Pending — GAMLS
• 2026-04-02 Pending — FMLS
• 2026-03-24 Relisted — GAMLS
• 2026-03-24 Relisted — FMLS
• 2026-03-09 Pending — FMLS
• 2026-03-09 Pending — GAMLS
• 2026-02-03 Price Changed $385,000 GAMLS
• 2026-02-03 Price Changed $385,000 FMLS
• 2026-01-28 Price Changed $409,900 FMLS
• 2026-01-28 Price Changed $409,900 GAMLS
• 2026-01-14 Price Changed $424,900 FMLS
• 2026-01-14 Price Changed $424,900 GAMLS
• 2025-11-18 Price Changed $429,900 GAMLS
• 2025-11-18 Price Changed $429,900 FMLS
• 2025-10-24 Listed $434,900 FMLS
• 2025-10-24 Listed $434,900 GAMLS
• 2025-09-24 Sold (Public Records) $375,000 Public Records

Property tax history

+80.4%/yr

Latest (2024): $7,185 · +4.2% YoY. Source: county tax records.