893 Port West Dr · Auburn, GA 30011

$375,000

4 bd · 2.5 ba · 2,315 sqft · SingleFamily public records · 39 Days on market

Built 2005 0.32 ac lot $162/sqft · 16% below area Est $445k · 16% under $25/mo HOA · 1% 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 +14.6/15.0
• Cash flow +7.9/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location! master bedroom with two walk in closets ,New backsplash kitchen with granite countertops. Formal living room or office, formal dining room, open floor plan with kitchen overlooking family room, fireplace, breakfast room, pantry. Large laundry room. Master bedroom with trey ceiling, Secondary bedrooms are spacious. Huge fenced back yard !Move in Ready!

Key facts

• Open floor plan
• Fenced back yard
• Walk in closets

Tags

• WALK IN CLOSETS
• GRANITE COUNTERTOPS
• FORMAL LIVING ROOM
• OPEN FLOOR PLAN
• FENCED BACK YARD

Property features AI

Finance

• Other: Paved road frontage on a state road; Directions: From Hwy 316 East turn left on Fence Rd. continue 4.8 miles to left on Port West Dr. House is on the right; Located in Gwinnett County
• HOA & community: Homeowners association with an annual fee of $300; Community features include nearby trails/greenway and sidewalks

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer; Electricity available (110V and 220V); Natural gas available; Sewer available; Water available
• Home design: Two levels; Brick-front construction; Composition roof; Resale property; Slab foundation
• Construction: Brick front construction; Composition roof; Slab foundation
• Exterior features: Private entrance; Private yard; Covered patio; Patio; Back-yard fencing (fenced)

Interior

• Kitchen: Breakfast bar; Breakfast room; Pantry; Open view to family room; Dishwasher; Disposal; Gas range
• Bedrooms: Four upper-level bedrooms; Split bedroom plan
• Flooring: Carpet; Vinyl; Other
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with double vanity and separate tub and shower
• Heating & cooling: Central heating; Central air; Attic fan
• Interior features: Entrance foyer; 9-foot ceilings on main level; Walk-in closets; Insulated windows; No common walls; Factory-built fireplace (1)
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $-392 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (18.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (23.3% below list).
• Recommended offer: $288k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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: Mulberry Elementary School (math 55% / reading 55%, grade C, #178 of 1,228 statewide, top 15%, 710 students, 42% FRL); Dacula Middle School (math 31% / reading 44%, grade F, #162 of 470 statewide, top 35%, 1,839 students, 58% FRL); Dacula High School (math 12% / reading 15%, grade F, #325 of 424 statewide, top 78%, 2,498 students, 51% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 327 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $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 39 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago 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.
• Current owner paid $234k; list at $375k implies a 61% gain — meaningful room to come down on a strong offer.

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 $287,778 (23.3% 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 39 days. Have you received any prior offers? Is the seller open to a 23% 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. 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: 0.77% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.49%
• DSCR: 0.80
• GRM: 10.9

CMA / ARV

• ARV (median comp): $445,075
• List price: $375,000
• Delta: -15.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 York View Dr	0.33mi	4/3.0	2,123 (-8%)	6mo	$397,777	$187	64
755 Holcombe Woods Ct	0.40mi	4/3.0	2,524 (+9%)	14mo	$385,000	$153	52
3421 Lynley Mill Ln	0.63mi	4/3.5	2,465 (+6%)	8mo	$310,000	$126	49
3567 York View Ct	0.42mi	5/3.5 (+1)	2,588 (+12%)	8mo	$430,000	$166	45
3708 Durham Run Way	0.26mi	4/3.0	2,639 (+14%)	21mo	$440,000	$167	45
648 York View Dr	0.45mi	4/3.0	2,656 (+15%)	11mo	$485,000	$183	43
3426 Olivia Grace Way	0.62mi	5/3.0 (+1)	2,541 (+10%)	10mo	$457,500	$180	40
643 York View Dr	0.45mi	5/2.5 (+1)	2,588 (+12%)	23mo	$420,000	$162	35
754 Robert Jesse Dr	0.74mi	3/2.0 (-1)	2,645 (+14%)	9mo	$410,000	$155	28

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: $-87,199
• Equity at exit: $55,914

10-year hold

• IRR: -21.5%
• Equity multiple: -0.09×
• Total profit: $-113,952
• Equity at exit: $32,423

Cash invested: $105,000 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,878 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$518 /mo · $6,217/yr
• Insurance: −$156
• HOA: −$25
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-392

Break-even live

Break-even rent $3,375

Max offer price $305,672

Occupancy floor —

Sensitivity live

Price	-10% $-180	-5% $-286	+0% $-392	+5% $-499	+10% $-605
Rent	-10% $-620	-5% $-506	+0% $-392	+5% $-279	+10% $-165
Rate	-1.0pp $-204	-0.5pp $-297	base $-392	+0.5pp $-490	+1.0pp $-588

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3459 In Bloom Way Auburn, GA	5.0	3.0	3196	$3,000	$0.94	19d	1	0.33mi
3373 Fence Rd NE Dacula, GA	3.0–4.0	2.5	2580	$3,235	$1.25	2d	16	0.60mi
3940 Fence Rd Auburn, GA	4.0	2.5–3.0	2467	$2,820	$1.14	6d	1	0.61mi
3421 Lynley Mill Ln Dacula, GA	4.0	3.5	2465	$2,425	$0.98	44d	1	0.62mi
3336 Bridle Brook Dr Auburn, GA	3.0	2.0	1865	$2,175	$1.17	22d	1	0.87mi
3319 Mulberry Cove Way Auburn, GA	5.0	4.0	3138	$2,600	$0.83	25d	1	1.00mi
3577 Sandy Bank Dr Auburn, GA	4.0	2.5	2620	$2,250	$0.86	6d	1	1.17mi
3245 Ambergrove Trce Dacula, GA	4.0	2.5	2320	$2,900	$1.25	25d	1	1.24mi
1435 Lake Heights Cir Dacula, GA	4.0	3.5	2514	$2,600	$1.03	44d	1	1.34mi
1480 Ridgemill Ter Dacula, GA	3.0	2.0	2065	$2,795	$1.35	5d	1	1.45mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 27 events

1. 2026-06-18
   days on market $375,000 Active 39 DOM
2. 2026-06-17
   days on market $375,000 Active 38 DOM
3. 2026-06-16
   days on market $375,000 Active 37 DOM
4. 2026-06-15
   days on market $375,000 Active 36 DOM
5. 2026-06-13
   days on market $375,000 Active 34 DOM
6. 2026-06-09
   days on market $375,000 Active 30 DOM
7. 2026-06-08
   days on market $375,000 Active 29 DOM
8. 2026-06-07
   pricedays on market $375,000 Active 28 DOM
9. 2026-06-04
   days on market $384,990 Active 25 DOM
10. 2026-06-03
    days on market $384,990 Active 24 DOM
11. 2026-06-02
    days on market $384,990 Active 23 DOM
12. 2026-06-01
    days on market $384,990 Active 22 DOM
13. 2026-05-31
    days on market $384,990 Active 21 DOM
14. 2026-05-10
    listed $384,990 New 370-char remark

    Show marketing remark (370 chars)

    Great location! master bedroom with two walk in closets ,New backsplash kitchen with granite countertops. Formal living room or office, formal dining room, open floor plan with kitchen overlooking family room, fireplace, breakfast room, pantry. Large laundry room. Master bedroom with trey ceiling, Secondary bedrooms are spacious. Huge fenced back yard !Move in Ready!

15. 2026-05-10
    listed $384,990 Active 370-char remark

    Show marketing remark (370 chars)

    Great location! master bedroom with two walk in closets ,New backsplash kitchen with granite countertops. Formal living room or office, formal dining room, open floor plan with kitchen overlooking family room, fireplace, breakfast room, pantry. Large laundry room. Master bedroom with trey ceiling, Secondary bedrooms are spacious. Huge fenced back yard !Move in Ready!

16. 2026-02-28
    historical
17. 2025-11-05
    listed $395,000 New
18. 2025-07-31
    historical
19. 2025-05-13
    status Active
20. 2025-05-10
    status Pending
21. 2025-05-05
    historical Active Under Contract
22. 2025-04-20
    listed $409,000 Active
23. 2019-08-06
    soldstatus $233,500
24. 2019-08-05
    soldstatus $233,500 Closed
25. 2019-07-16
    status Pending
26. 2019-07-02
    price $239,000
27. 2019-05-26
    listed $249,900 Active

ⓘ 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: $6,217 · $518/mo
• Projected year-2 tax: $6,217 · $518/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $34,533
• − Mortgage interest: −$21,006
• − Property taxes: −$6,217
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,763
• − Management: −$2,763
• − HOA: −$300
• − Depreciation: −$10,909
• Taxable loss: −$11,299
• Est. tax savings @ 24.0%: +$2,712
• After-tax cash flow: $-1,998/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

+50.1% since first listed

15 events — show timeline

• 2026-06-04 Price Changed $375,000 FMLS
• 2026-05-10 Listed $384,990 GAMLS
• 2026-05-10 Listed $384,990 FMLS
• 2026-02-28 Listing Removed — GAMLS
• 2025-11-05 Listed $395,000 GAMLS
• 2025-07-31 Listing Removed — FMLS
• 2025-05-13 Relisted — FMLS
• 2025-05-10 Pending — FMLS
• 2025-05-05 Contingent — FMLS
• 2025-04-20 Listed $409,000 FMLS
• 2019-08-06 Sold (Public Records) $233,500 Public Records
• 2019-08-05 Sold (MLS) $233,500 FMLS
• 2019-07-16 Pending — FMLS
• 2019-07-02 Price Changed $239,000 FMLS
• 2019-05-26 Listed $249,900 FMLS

Property tax history

+6.7%/yr

Latest (2025): $6,217 · +52.1% YoY. Source: county tax records.