1107 Lucienne Blvd · Auburn, GA 30011

$269,990

3 bd · 2.5 ba · 1,421 sqft · Townhouse · 26 Days on market

Built 2026 Good condition $110/mo HOA · 5% of rent ↓ 8% since listing

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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 +7.5/15.0
• Cash flow +7.0/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• 1% rule +2.4/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

You enter through the front covered porch into the foyer, where stairs to the second floor are immediately in view. Just off the foyer are a one-car garage and a convenient powder bath. From there, you step into the open kitchen, dining area, and family room, with access to the back patio located off the dining space. Upstairs, the primary bedroom features a primary bath and a walk-in closet. Two additional bedrooms share a full bath, and a laundry room with a linen closet adds everyday convenience to the second floor.

Key facts

• In suite bathroom
• Walk in closet
• Granite countertops

Tags

• OPEN CONCEPT FAMILY ROOM
• CHEF READY KITCHEN
• GRANITE COUNTERTOPS
• UPDATED CABINETRY
• WALK IN CLOSET
• IN SUITE BATHROOM

Property features AI

Finance

• Other: Model home address available for directions
• Financial info: Community will include 182 units; 120 units planned to be built in this phase
• HOA & community: Monthly association fee of $110; Association covers insurance, grounds and structure maintenance, reserve fund, sewer, and termite service

Exterior

• Parking: Detached garage facing front; 1 garage space; 2 total parking spaces
• Utilities: Public water; Public sewer; 220 volts available (including garage and laundry); Cable and phone available; Underground utilities; Electricity available
• Home design: Two-story property; Fee simple ownership; ENERGY STAR Certified Homes
• Construction: Brick veneer and fiber cement exterior with blown-in insulation; Composition shingle roof; Slab foundation
• Exterior features: Front porch; Privacy fencing; New construction; Homeowners association community; Near schools, shopping, trails/greenway; Sidewalks and street lights; Roads are asphalt, concrete, paved; Private road frontage

Interior

• Kitchen: Breakfast bar; White cabinets; Pantry; Stone countertops; Open view to family room; Dishwasher; Disposal; Electric range; Microwave; Refrigerator; ENERGY STAR qualified appliances
• Bedrooms: Oversized master bedroom; Three bedrooms on the upper level
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with tub/shower combination
• Heating & cooling: Central heating (heat pump, zoned); Central air conditioning; ENERGY STAR qualified HVAC and equipment
• Interior features: Entrance foyer; 9-foot ceilings on main level; High-speed internet; Walk-in closets; ENERGY STAR qualified windows; 2+ shared walls; Attic
• Laundry & utility: Washer and dryer included; Electric dryer hookup; Laundry closet located on upper level; Electric water heater (ENERGY STAR qualified)

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $305,288.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (16.7% below list).
• Recommended offer: $225k (16.7% 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); 336 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 31% 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 $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 26 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $25k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $224,867 (16.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 4.55%
• Cash-on-cash: -6.22%
• DSCR: 0.72
• GRM: 11.3

CMA / ARV

• ARV (median comp): $305,288
• List price: $269,990
• Delta: -3.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2087 Emerson Dr	0.04mi	3/2.5	1,421 (0%)	1mo	$291,000	$205	97
2099 Emerson Dr	0.04mi	3/2.5	1,421 (0%)	1mo	$295,000	$208	97
2067 Emerson Dr	0.05mi	3/2.5	1,421 (0%)	1mo	$291,000	$205	97
2095 Emerson Dr	0.04mi	3/2.5	1,421 (0%)	1mo	$291,000	$205	97
1080 Lucienne Blvd	0.04mi	3/2.5	1,421 (0%)	2mo	$284,990	$201	97
2088 Emerson Dr	0.07mi	3/2.5	1,421 (0%)	2mo	$295,000	$208	95
2076 Emerson Dr	0.07mi	3/2.5	1,421 (0%)	2mo	$289,990	$204	95
2063 Emerson Dr	0.06mi	3/2.5	1,421 (0%)	3mo	$285,000	$201	95
1047 Lucienne Blvd	0.06mi	3/2.5	1,421 (0%)	5mo	$303,990	$214	93
1035 Lucienne Blvd	0.07mi	3/2.5	1,421 (0%)	4mo	$283,990	$200	93
160 Auburn Gate Ln	0.45mi	3/2.5	1,598 (+12%)	8mo	$280,000	$175	51

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: -27.6%
• Equity multiple: 0.08×
• Total profit: $-78,797
• Equity at exit: $45,520

10-year hold

• IRR: -27.9%
• Equity multiple: -0.28×
• Total profit: $-109,403
• Equity at exit: $26,396

Cash invested: $85,481 (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 30011

• Home prices YoY: -30.5%
• Rents YoY: 2.5%
• Active inventory: 336
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,249 high
• Mortgage (P&I): −$1,601
• Tax est. 1.5%: −$382 /mo · $4,579/yr
• Insurance: −$127
• HOA: −$110
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-443

Break-even live

Break-even rent $2,810

Max offer price $241,139

Occupancy floor —

Sensitivity live

Price	-10% $-232	-5% $-338	+0% $-443	+5% $-549	+10% $-654
Rent	-10% $-621	-5% $-532	+0% $-443	+5% $-355	+10% $-266
Rate	-1.0pp $-290	-0.5pp $-366	base $-443	+0.5pp $-522	+1.0pp $-603

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: $76,322
• Closing costs: $9,159
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2099 Emerson Dr Auburn, GA	3.0	2.5	1421	$2,200	$1.55	19d	1	0.06mi
485 Auburn Valley Way Duluth, GA	3.0	2.5	1818	$2,150	$1.18	45d	1	0.20mi
300 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,250	$1.24	7d	1	0.31mi
110 S Auburn Landing Pl Auburn, GA	3.0	2.5	1774	$2,000	$1.13	45d	1	0.33mi
23 N Auburn Landing Pl Unit 1 Auburn, GA	3.0	2.5	1500	$1,890	$1.26	45d	1	0.33mi
25 S Auburn Landing Pl Auburn, GA	3.0	2.5	1718	$2,050	$1.19	45d	1	0.34mi
263 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,200	$1.21	18d	1	0.35mi
127 N Auburn Landing Pl Auburn, GA	3.0	2.5	1774	$2,100	$1.18	45d	1	0.38mi
77 Auburn Woods Dr Auburn, GA	3.0	2.0	1817	$1,995	$1.10	45d	1	0.39mi
91 Auburn Woods Dr Auburn, GA	3.0	2.5	1788	$2,200	$1.23	45d	1	0.39mi
221 Auburn Valley Way Auburn, GA	3.0	2.5	1774	$1,950	$1.10	45d	1	0.39mi
122 Auburn Valley Way Auburn, GA	3.0	2.5	1750	$5,000	$2.86	26d	1	0.41mi
159 Auburn Run Ln Unit 1 Auburn, GA	3.0	2.5	1576	$1,990	$1.26	13d	1	0.43mi
159 Auburn Run Ln Auburn, GA	3.0	3.0	1576	$1,990	$1.26	5d	1	0.43mi
116 Auburn Gate Ln Auburn, GA	3.0	2.5	1829	$2,100	$1.15	20d	1	0.47mi
108 Auburn Gate Ln Auburn, GA	3.0	2.5	1774	$2,100	$1.18	45d	1	0.48mi
1610 Summit Rdg Auburn, GA	3.0	2.0	1403	$2,075	$1.48	4d	1	0.83mi
74 Mt Moriah Rd Unit 2A Auburn, GA	2.0	1.5	1120	$1,395	$1.25	45d	1	1.14mi
65 Basswood Ln Auburn, GA	3.0	2.5	1551	$2,198	$1.42	18d	1	1.15mi
182 Depot Landing Rd Auburn, GA	3.0	2.5	1850	$2,100	$1.14	45d	1	1.22mi
182 Depot Landing Rd Auburn, GA	3.0	2.5	1850	$2,100	$1.14	24d	1	1.22mi

HOA detail

• Monthly dues: $110 · $1,320/yr

Listing history 16 events

1. 2026-06-21
   days on market $269,990 Active 26 DOM
2. 2026-06-18
   days on market $269,990 Active 23 DOM
3. 2026-06-17
   days on market $269,990 Active 22 DOM
4. 2026-06-16
   days on market $269,990 Active 21 DOM
5. 2026-06-15
   days on market $269,990 Active 20 DOM
6. 2026-06-13
   pricedays on market $269,990 Active 18 DOM
7. 2026-06-09
   days on market $295,000 Active 14 DOM
8. 2026-06-08
   days on market $295,000 Active 13 DOM
9. 2026-06-07
   days on market $295,000 Active 12 DOM
10. 2026-06-04
    days on market $295,000 Active 9 DOM
11. 2026-06-03
    days on market $295,000 Active 8 DOM
12. 2026-06-02
    days on market $295,000 Active 7 DOM
13. 2026-06-01
    days on market $295,000 Active 6 DOM
14. 2026-05-31
    days on market $295,000 Active 5 DOM
15. 2026-05-16
    price $295,000 524-char remark

    Show marketing remark (524 chars)

    You enter through the front covered porch into the foyer, where stairs to the second floor are immediately in view. Just off the foyer are a one-car garage and a convenient powder bath. From there, you step into the open kitchen, dining area, and family room, with access to the back patio located off the dining space. Upstairs, the primary bedroom features a primary bath and a walk-in closet. Two additional bedrooms share a full bath, and a laundry room with a linen closet adds everyday convenience to the second floor.

16. 2026-05-08
    listed $292,000 Active 524-char remark

    Show marketing remark (524 chars)

    You enter through the front covered porch into the foyer, where stairs to the second floor are immediately in view. Just off the foyer are a one-car garage and a convenient powder bath. From there, you step into the open kitchen, dining area, and family room, with access to the back patio located off the dining space. Upstairs, the primary bedroom features a primary bath and a walk-in closet. Two additional bedrooms share a full bath, and a laundry room with a linen closet adds everyday convenience to the second floor.

ⓘ 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: $26,984
• − Mortgage interest: −$17,101
• − Property taxes: −$4,579
• − Insurance: −$1,526
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − HOA: −$1,320
• − Depreciation: −$8,881
• Taxable loss: −$10,741
• Est. tax savings @ 24.0%: +$2,578
• After-tax cash flow: $-2,742/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 · 1 photo

Good 80/100 Cosmetic rehab

This townhome is in good condition with minimal repairs needed. Painting and landscaping improvements would significantly enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics
• Both New countertops in kitchen — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New countertops in kitchen — Enhances functionality and aesthetics ↑

ⓘ 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: 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

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 · 133,377 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: 234.0

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%
• 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%

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

-7.5% since first listed

9 events — show timeline

• 2026-06-12 Price Changed $269,990 Zillow
• 2026-06-11 Price Changed $269,990 GAMLS
• 2026-06-11 Price Changed $269,990 FMLS
• 2026-05-28 Relisted — Zillow
• 2026-05-27 Delisted — Zillow
• 2026-05-26 Listed $295,000 FMLS
• 2026-05-26 Listed $295,000 GAMLS
• 2026-05-16 Price Changed $295,000 Zillow
• 2026-05-08 Listed $292,000 Zillow