5191 Woodline View Cir · Auburn, GA 30011

$3,150

4 bd · 4.0 ba · 2,646 sqft · SingleFamily public records · 1 Days on market

Built 2022 10,454 sqft lot $125/mo HOA · 4% 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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this home at a great location with Mill Creek High School! This nearly new home features 4 bedroom and 4 bathroom, each bedroom has its own bath and a walk-in closet, one guestroom on the Main. Master bedroom is designed with separate shower and tub. The home is covered in wood floor at the main level and common area on the second floor, with carpet in each bedroom. Open kitchen and dining to the family room, granite island, vent-hood, electrical range/oven and gas-lit fireplace. Walk-in pantry and spacious muddy room to garage. The home sits on a unfinished basement above ground with windows, provide plenty space for storage. The deck above the backyard, accessible from the fam

Key facts

• 0.24 acre lot
• 2 garage spots
• Pool

Property features AI

Finance

• HOA & community: Homeowners association; Annual association fee of $750 that includes grounds maintenance

Exterior

• Parking: Driveway; Garage; Two garage spaces; Open parking available
• Utilities: Public water; Public sewer; 110-volt electric; Electricity and natural gas available
• Home design: Two levels; Double-wide body type; Resale property; Composition roof
• Construction: Brick on three sides with concrete construction; Concrete perimeter foundation
• Exterior features: Private entrance; Private yard; Covered front and rear porches; Above-ground pool

Interior

• Kitchen: White cabinets; Kitchen island; Walk-in pantry; Stone counters; Breakfast room and eat-in kitchen; Keeping room; Open view to family room; Microwave; Dishwasher; Disposal; Refrigerator
• Bedrooms: One main-level bedroom; Three upper-level bedrooms; Oversized master bedroom; Master bathroom with shower-only and skylights
• Flooring: Hardwood; Carpet
• Bathrooms: Four full bathrooms (one on main level, three upper-level)
• Heating & cooling: Central heating; Central air
• Interior features: Cathedral ceilings; Crown molding; High 9-ft ceilings on main level; Double-pane windows; One fireplace with gas starter in family room; No common walls; Bonus room; Daylight, unfinished basement with exterior entry and walk-out access
• Laundry & utility: Laundry room (upper level); Electric dryer hookup; Mud room

🏷️ Possibly a rental listed for sale. The $3,150 price doesn't fit this home's estimated sale value (~$513,324) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath single-family listed at $3k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $3k).
• Cap rate 821.6% vs local median 3.8% in Auburn — 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 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: Duncan Creek Elementary (math 63% / reading 63%, grade B, #106 of 1,228 statewide, top 9%, 1,397 students, 29% FRL); Osborne Middle School (math 62% / reading 63%, grade B+, #33 of 470 statewide, top 7%, 1,667 students, 25% FRL); Mill Creek High School (math 32% / reading 45%, grade F, #61 of 424 statewide, top 15%, 2,839 students, 22% FRL) — zoned schools average 26% FRL vs 47% district-wide (22 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 55% at this address vs 41% district-wide (+14 pts) — the actual schools serving this property are materially stronger than the Gwinnett County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.5%/yr); 327 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 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 ($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 $22 of loan paydown is wiped out by about $94 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $882 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $3,150

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 91.90% ✓
• Cap rate: 821.56%
• Cash-on-cash: 2911.68%
• DSCR: 130.55
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $513,324
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5301 Woodline View Cir	0.11mi	5/4.0 (+1)	2,862 (+8%)	17mo	$630,000	$220	62
5370 Woodline View Cir	0.11mi	5/4.0 (+1)	2,862 (+8%)	18mo	$601,000	$210	62
4461 Addison Walk Dr	0.37mi	4/3.5	2,942 (+11%)	2mo	$551,000	$187	61
4452 Orchard Grove Dr	0.31mi	4/3.5	3,031 (+15%)	5mo	$530,000	$175	55
1491 Torrington Dr	0.22mi	5/3.5 (+1)	3,035 (+15%)	7mo	$625,000	$206	52
4775 Trilogy Park Trl	0.65mi	5/4.0 (+1)	2,837 (+7%)	2mo	$527,500	$186	51
1374 Highland Wood Ct	0.48mi	3/2.0 (-1)	2,473 (-6%)	9mo	$480,000	$194	47
1620 Branthaven Ln	0.61mi	4/2.5	2,435 (-8%)	10mo	$525,000	$216	44
4099 Brookmont Way	0.74mi	4/3.0	2,535 (-4%)	16mo	$555,000	$219	41
1712 Country Wood Dr	0.54mi	5/4.0 (+1)	3,015 (+14%)	12mo	$505,000	$167	37
1837 Trilogy Park Dr	0.60mi	4/4.0	3,026 (+14%)	15mo	$535,000	$177	36
4048 Brookmont Way	0.75mi	5/3.0 (+1)	2,262 (-14%)	2mo	$430,000	$190	30

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: —
• Equity multiple: 153.36×
• Total profit: $134,377
• Equity at exit: $470

10-year hold

• IRR: —
• Equity multiple: 326.15×
• Total profit: $286,781
• Equity at exit: $272

Cash invested: $882 (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: 327
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,895 high
• Mortgage (P&I): −$17
• Tax est. 1.5%: −$4 /mo · $47/yr
• Insurance: −$1
• HOA: −$125
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $2,140

Break-even live

Break-even rent $186

Max offer price $3,150

Occupancy floor 21%

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: $788
• Closing costs: $94
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5191 Woodline View Cir Hoschton, GA	4.0	4.0	2782	$3,000	$1.08	1d	1	0.01mi
5270 Woodline View Cir Auburn, GA	4.0	3.0	2862	$2,800	$0.98	4d	1	0.13mi
5144 Aylesbury Ct Hoschton, GA	4.0	3.5	2074	$2,250	$1.08	43d	1	0.19mi
1450 Ashbury Park Dr NE Hoschton, GA	5.0	4.0	3365	$3,500	$1.04	3d	1	0.42mi
5238 Mulberry Pass Ct Hoschton, GA	4.0	3.5	3004	$2,850	$0.95	43d	1	0.94mi
5377 Fountain Head Ln Auburn, GA	4.0	2.5	3056	$2,650	$0.87	1d	1	1.03mi
5030 Sierra Creek Dr Hoschton, GA	4.0	3.0	2579	$2,600	$1.01	43d	1	1.06mi
5467 Fountain Head Ln Auburn, GA	5.0	4.0	3456	$3,500	$1.01	1d	1	1.08mi
6040 Wheeler Ridge Rd Auburn, GA	3.0	2.5	2635	$2,196	$0.83	11d	1	1.09mi
2859 Sweet Red Cir Braselton, GA	4.0	2.5	2479	$2,709	$1.09	3d	1	1.20mi
4615 Wheeler Creek Dr Hoschton, GA	4.0	3.0	2263	$2,409	$1.06	5d	1	1.21mi
3158 Sweet Red Cir Braselton, GA	4.0	3.5	2950	$3,000	$1.02	24d	1	1.24mi
3149 Sweet Red Cir Braselton, GA	5.0	4.0	2950	$3,000	$1.02	24d	1	1.25mi
3139 Sweet Red Cir Braselton, GA	5.0	4.5	3252	$3,000	$0.92	20d	1	1.27mi
5839 Wheeler Ridge Rd Auburn, GA	4.0	2.5	2280	$2,300	$1.01	24d	1	1.27mi
2929 Sweet Red Cir Braselton, GA	5.0	4.5	3332	$3,100	$0.93	5d	1	1.28mi
3089 Sweet Red Cir Braselton, GA	4.0	2.5	2479	$2,700	$1.09	5d	1	1.32mi
2968 Sweet Red Cir Braselton, GA	4.0	2.5	2479	$2,650	$1.07	43d	1	1.33mi
2202 Black Pebble Cir Buford, GA	3.0	2.5	1908	$1,971	$1.03	24d	1	1.35mi
2304 Grape Vine Way Braselton, GA	5.0	4.5	3252	$2,850	$0.88	43d	1	1.36mi
2212 Black Pebble Cir Buford, GA	4.0	2.5	2412	$2,350	$0.97	43d	1	1.36mi
5235 Cactus Cove Ln Buford, GA	4.0	2.5	2640	$2,500	$0.95	24d	1	1.47mi
1850 Lily Stem Trl Auburn, GA	4.0	2.5	1852	$1,950	$1.05	43d	1	1.47mi
5338 Cactus Cove Ln Buford, GA	4.0	2.5	2232	$2,295	$1.03	19d	1	1.49mi
1935 Holman Forest Dr Hoschton, GA	4.0	3.0	2600	$2,600	$1.00	3d	1	1.49mi

HOA detail

• Monthly dues: $125 · $1,500/yr
• Likely covers: gaselectric

Listing history 1 events

1. 2026-05-25
   historical $3,150

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,737
• − Mortgage interest: −$176
• − Property taxes: −$47
• − Insurance: −$16
• − Repairs & maintenance: −$2,779
• − Management: −$2,779
• − HOA: −$1,500
• − Depreciation: −$92
• Taxable income: $27,348
• Est. tax owed @ 24.0%: −$6,564
• After-tax cash flow: $19,117/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: 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): 21,624
• Household income: $86,402
• Rent vs Own: 18.1% rent · 81.9% own
• Severe rent burden: 234.0

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 0.60)
• 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 · 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: ▼ -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

1 event — show timeline

• 2026-05-25 Coming Soon $3,150 FMLS

Property tax history

+102.0%/yr

Latest (2025): $8,527 · +29.1% YoY. Source: county tax records.