220 Fowler Farms Dr · Auburn, GA 30011

$449,728

5 bd · 3.0 ba · 2,549 sqft · SingleFamily · 233 Days on market

Built 2026 Excellent condition $176/sqft · at area comps Est $459k · at est.

---

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).

• ARV discount +8.4/15.0
• Cash flow +6.1/30.0
• Condition / age +4.8/5.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Canyon This new construction home features 5 bedrooms and 3 Full baths w versatile upstairs loft. The main level offers an open-concept layout including a great room, dining area, and kitchen equipped w work island, bar seating, and large walk-in pantry. The kitchen leads to a covered patio perfect for outdoor entertaining. The home is beautifully appointed from the 50" Allusion Electric Fireplace that anchors the living space w floor to ceiling shiplap surround to the beamed ceilings in the family room and primary suite to the gorgeous molding throughout. Additionally, the 1st floor includes a bedroom ideal for guests, a home office or playroom. The mudroom off the garage and a full bath completes the main floor. 4 additional bedrooms are located on the 2nd floor. The primary suite features dual vanities, luxurious soaking tub, tiled shower, a spacious walk-in closet and a separate water closet. The 3 other bedrooms share a bath with a dual vanity and the laundry room is conveniently located at the top of the stairs. This amazing home is located in the serene, gated community of Fowler Farms & just minutes from shopping, grocery stores, and everyday conveniences. Fowler Farms will showcase an impressive lineup of resort-style amenities. Future homeowners will enjoy a sparkling swimming pool, 2 beautifully appointed clubhouses & a Lazy River! This amazing home is available for quick move in! Please contact the agents for more details on this exceptional home!

Key facts

• Flex space
• Patio area
• Work island

Tags

• LOFT AREA
• FLEX SPACE
• WORK ISLAND
• LARGE WALK-IN PANTRY
• OPEN CONCEPT FLOOR PLAN
• PATIO AREA

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $450k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-842 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $328k (27.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (36.2% below list).
• Recommended offer: $287k (36.2% below list) — sets the bar for 1% rule.

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); 552 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 42d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 40% of the median local income ($86k/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.
• 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 233 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.
• 3 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.

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 $286,830 (36.2% 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 233 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.64% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.02%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $458,712
• List price: $449,728
• Delta: -1.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
612 Auburn Crossing Dr	0.28mi	4/3.0 (-1)	2,578 (+1%)	0mo	$397,000	$154	80
242 Fowler Farms Dr	0.02mi	5/4.0	2,884 (+13%)	2mo	$510,000	$177	71
204 Auburn Station Dr	0.38mi	4/2.5 (-1)	2,616 (+3%)	1mo	$392,000	$150	70
33 Butternut Way	0.66mi	4/3.0 (-1)	2,537 (-0%)	1mo	$385,090	$152	63
71 Avian Way Unit 17B	0.68mi	5/3.5	2,589 (+2%)	4mo	$429,315	$166	60
71 Avian Way	0.68mi	5/3.5	2,589 (+2%)	4mo	$429,315	$166	60
73 Avian Way Unit 18B	0.67mi	4/3.0 (-1)	2,537 (-0%)	6mo	$440,565	$174	58
73 Avian Way	0.67mi	4/3.0 (-1)	2,537 (-0%)	6mo	$440,565	$174	58
88 Auburn Crossing Dr	0.46mi	4/2.5 (-1)	2,357 (-8%)	5mo	$360,000	$153	55
91 Avian Way	0.64mi	4/2.5 (-1)	2,250 (-12%)	4mo	$402,873	$179	40
29 Butternut Way	0.67mi	4/2.5 (-1)	2,250 (-12%)	3mo	$416,865	$185	39
87 Avian Way	0.64mi	4/2.5 (-1)	2,250 (-12%)	6mo	$403,145	$179	39

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: -31.0%
• Equity multiple: -0.02×
• Total profit: $-127,982
• Equity at exit: $67,056

10-year hold

• IRR: -36.5%
• Equity multiple: -0.48×
• Total profit: $-186,501
• Equity at exit: $38,884

Cash invested: $125,924 (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: 30 active · 19 under contract
• Months of supply: 11.2 mo (9%/mo absorbed)
• Median asking: $454,308 ($176/sqft)
• Median days on market: 93 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +2.0% 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: 552
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $2,868 high
• Mortgage (P&I): −$2,358
• Tax est. 1.5%: −$562 /mo · $6,746/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $-842

Break-even live

Break-even rent $3,934

Max offer price $327,888

Occupancy floor —

Sensitivity live

Price	-10% $-531	-5% $-687	+0% $-842	+5% $-997	+10% $-1,153
Rent	-10% $-1,069	-5% $-955	+0% $-842	+5% $-729	+10% $-615
Rate	-1.0pp $-616	-0.5pp $-728	base $-842	+0.5pp $-959	+1.0pp $-1,077

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: $112,432
• Closing costs: $13,492
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35 Piney Grove Ct Auburn, GA	4.0	2.5	2347	$3,100	$1.32	14d	1	0.08mi
35 Piney Grove Ct Auburn, GA	4.0	2.5	2347	$2,990	$1.27	3d	1	0.08mi
114 Auburn Depot Dr Auburn, GA	4.0	2.5	2478	$2,150	$0.87	89d	1	0.20mi
114 Auburn Depot Dr Auburn, GA	4.0	3.0	2478	$2,150	$0.87	41d	1	0.20mi
72 Station Overlook Dr Auburn, GA	4.0	2.5	2430	$2,500	$1.03	3d	1	0.22mi
72 Station Overlook Dr Auburn, GA	4.0	2.5	2430	$2,500	$1.03	10d	1	0.22mi
334 Auburn Crossing Dr Auburn, GA	4.0	2.5	2489	$2,480	$1.00	0d	1	0.23mi
61 Depot Overlook Dr Auburn, GA	5.0	3.0	2338	$2,580	$1.10	113d	1	0.28mi
106 Depot Overlook Dr Auburn, GA	5.0	3.0	2290	$2,800	$1.22	1d	1	0.30mi
106 Depot Overlook Dr Auburn, GA	5.0	3.0	2290	$2,800	$1.22	113d	1	0.30mi
185 Station Overlook Dr Auburn, GA	4.0	3.5	2244	$2,250	$1.00	85d	1	0.30mi
193 Creekside Bluff Way Auburn, GA	4.0	2.5	2890	$2,196	$0.76	63d	1	0.41mi
44 Auburn Depot Trce Unit 279A , GA	4.0	3.0	2624	$2,750	$1.05	10d	1	0.44mi
266 Depot Landing Rd Auburn, GA	4.0	2.5	1847	$1,949	$1.06	7d	1	0.56mi
130 Elk Grove Dr Auburn, GA	4.0	3.0	1896	$2,200	$1.16	3d	1	0.98mi
345 Rodeo Dr Auburn, GA	5.0	3.0	3150	$2,675	$0.85	159d	1	1.41mi
326 Rodeo Dr Auburn, GA	5.0	3.0	3150	$2,675	$0.85	78d	1	1.45mi
3527 Bailey Rd Dacula, GA	4.0	4.5	3200	$4,000	$1.25	184d	1	1.47mi

Listing history 50 events

1. 2026-11-08
   days on market $449,728 Active 233 DOM
2. 2026-11-07
   days on market $449,728 Active 232 DOM
3. 2026-11-06
   days on market $449,728 Active 231 DOM
4. 2026-11-05
   days on market $449,728 Active 230 DOM
5. 2026-11-04
   days on market $449,728 Active 229 DOM
6. 2026-11-02
   days on market $449,728 Active 227 DOM
7. 2026-11-01
   days on market $449,728 Active 226 DOM
8. 2026-10-31
   days on market $449,728 Active 225 DOM
9. 2026-10-30
   days on market $449,728 Active 224 DOM
10. 2026-10-29
    days on market $449,728 Active 223 DOM
11. 2026-10-28
    days on market $449,728 Active 222 DOM
12. 2026-10-27
    days on market $449,728 Active 221 DOM
13. 2026-10-26
    days on market $449,728 Active 220 DOM
14. 2026-10-26
    days on market $449,728 Active 219 DOM
15. 2026-10-24
    days on market $449,728 Active 218 DOM
16. 2026-10-23
    days on market $449,728 Active 217 DOM
17. 2026-10-22
    days on market $449,728 Active 216 DOM
18. 2026-10-21
    days on market $449,728 Active 215 DOM
19. 2026-10-20
    days on market $449,728 Active 214 DOM
20. 2026-10-19
    days on market $449,728 Active 213 DOM
21. 2026-10-18
    days on market $449,728 Active 212 DOM
22. 2026-10-17
    days on market $449,728 Active 211 DOM
23. 2026-10-16
    days on market $449,728 Active 210 DOM
24. 2026-10-15
    days on market $449,728 Active 209 DOM
25. 2026-10-14
    days on market $449,728 Active 208 DOM
26. 2026-10-13
    price $449,728 Active 207 DOM
27. 2026-10-13
    days on market $469,728 Active 207 DOM
28. 2026-10-12
    days on market $469,728 Active 206 DOM
29. 2026-10-11
    days on market $469,728 Active 205 DOM
30. 2026-10-10
    days on market $469,728 Active 204 DOM
31. 2026-10-09
    days on market $469,728 Active 203 DOM
32. 2026-10-08
    days on market $469,728 Active 202 DOM
33. 2026-10-07
    days on market $469,728 Active 201 DOM
34. 2026-10-06
    days on market $469,728 Active 200 DOM
35. 2026-10-05
    days on market $469,728 Active 199 DOM
36. 2026-10-04
    days on market $469,728 Active 198 DOM
37. 2026-10-04
    days on market $469,728 Active 197 DOM
38. 2026-10-02
    days on market $469,728 Active 196 DOM
39. 2026-10-01
    days on market $469,728 Active 195 DOM
40. 2026-09-30
    days on market $469,728 Active 194 DOM
41. 2026-09-29
    days on market $469,728 Active 193 DOM
42. 2026-09-28
    days on market $469,728 Active 192 DOM
43. 2026-09-27
    days on market $469,728 Active 191 DOM
44. 2026-09-26
    days on market $469,728 Active 190 DOM
45. 2026-09-25
    days on market $469,728 Active 189 DOM
46. 2026-09-24
    days on market $469,728 Active 188 DOM
47. 2026-09-23
    days on market $469,728 Active 187 DOM
48. 2026-09-22
    days on market $469,728 Active 186 DOM
49. 2026-09-21
    days on market $469,728 Active 185 DOM
50. 2026-09-20
    days on market $469,728 Active 184 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 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: $34,420
• − Mortgage interest: −$25,192
• − Property taxes: −$6,746
• − Insurance: −$2,249
• − Repairs & maintenance: −$2,754
• − Management: −$2,754
• − Depreciation: −$13,083
• Taxable loss: −$18,357
• Est. tax savings @ 24.0%: +$4,406
• After-tax cash flow: $-5,699/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

Excellent 95/100 None rehab

This new construction home is in excellent condition with a beautiful exterior and well-maintained interior. It offers an open-concept layout, modern finishes, and ample natural light, making it an ideal move-in-ready property.

Value-add opportunities

• Both Painting the exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting more buyers/renters. ↑
• Both Upgrading the kitchen appliances — Modernizes the kitchen and adds value for both resale and rental. ↑
• Both Upgrading the bathrooms with modern fixtures — Enhances the overall aesthetic and adds value for both resale and rental. ↑

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

• 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

---

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%

---

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%
• Languages at home: 81% English-only · Spanish 10% French/Haitian/Cajun 2% Vietnamese 2%

---

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

---

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

+0.6% since first listed

6 events — show timeline

• 2026-03-26 Price Changed $469,728 Zillow
• 2026-03-25 Price Changed $469,728 FMLS
• 2026-03-25 Price Changed $469,728 GAMLS
• 2026-03-24 Listed $466,845 Zillow
• 2026-03-20 Listed $466,845 FMLS
• 2026-03-20 Listed $466,845 GAMLS