Cosmos Plan · Auburn, GA 30011

$290,490

3 bd · 2.0 ba · 1,422 sqft · Townhouse · 282 Days on market

Good condition

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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).

• Cash flow +8.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• 1% rule +2.6/10.0
• Schools +2.6/10.0
• DSCR +2.2/10.0
• 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

• Covered porch
• Primary bath
• Walk-in closet

Tags

• COVERED PORCH
• OPEN KITCHEN
• BACK PATIO
• PRIMARY BATH
• WALK-IN CLOSET
• LAUNDRY ROOM

🏗️ New construction. The $290,490 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $295,000.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-279 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $255k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $223k (23.3% below list).
• Recommended offer: $223k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.9% 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.
• 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); 425 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 60d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 66% 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 282 days — a 12% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Recommended offer $222,765 (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 282 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.76% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 11.0

CMA / ARV

• ARV (median comp): $295,000
• List price: $290,490
• Delta: -1.53%
• 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
3035 Gorman Dr	0.05mi	3/2.5	1,421 (-0%)	1mo	$295,000	$208	95
1095 Lucienne Blvd	0.07mi	3/2.5	1,421 (-0%)	1mo	$291,000	$205	94
2079 Emerson Dr	0.07mi	3/2.5	1,421 (-0%)	1mo	$302,000	$213	94
2067 Emerson Dr	0.06mi	3/2.5	1,421 (-0%)	2mo	$291,000	$205	93
1080 Lucienne Blvd	0.05mi	3/2.5	1,421 (-0%)	3mo	$284,990	$201	93
1035 Lucienne Blvd	0.01mi	3/2.5	1,421 (-0%)	6mo	$283,990	$200	92
2087 Emerson Dr	0.08mi	3/2.5	1,421 (-0%)	2mo	$291,000	$205	92
2063 Emerson Dr	0.06mi	3/2.5	1,421 (-0%)	4mo	$285,000	$201	92
2099 Emerson Dr	0.09mi	3/2.5	1,421 (-0%)	2mo	$295,000	$208	92
2095 Emerson Dr	0.09mi	3/2.5	1,421 (-0%)	3mo	$291,000	$205	92
2076 Emerson Dr	0.08mi	3/2.5	1,421 (-0%)	4mo	$289,990	$204	91
2088 Emerson Dr	0.09mi	3/2.5	1,421 (-0%)	3mo	$295,000	$208	91

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: -23.7%
• Equity multiple: 0.19×
• Total profit: $-66,710
• Equity at exit: $43,985

10-year hold

• IRR: -20.1%
• Equity multiple: -0.04×
• Total profit: $-85,619
• Equity at exit: $25,506

Cash invested: $82,600 (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: 22 active · 12 under contract
• Months of supply: 11.0 mo (9%/mo absorbed)
• Median asking: $295,490 ($207/sqft)
• Median days on market: 38 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +-0.0% 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: 425
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,228 high
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $-279

Break-even live

Break-even rent $2,581

Max offer price $254,652

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-177	+0% $-279	+5% $-381	+10% $-483
Rent	-10% $-455	-5% $-367	+0% $-279	+5% $-191	+10% $-103
Rate	-1.0pp $-130	-0.5pp $-204	base $-279	+0.5pp $-355	+1.0pp $-433

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: $73,750
• Closing costs: $8,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3015 Gorman Dr Auburn, GA	3.0	2.5	1422	$2,100	$1.48	34d	1	0.01mi
2095 Emerson Dr Auburn, GA	3.0	2.5	1421	$1,900	$1.34	3d	1	0.07mi
2099 Emerson Dr Auburn, GA	3.0	2.5	1421	$2,200	$1.55	67d	1	0.08mi
485 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,150	$1.18	20d	1	0.25mi
300 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,250	$1.24	54d	1	0.36mi
23 N Auburn Landing Pl Unit 1 Auburn, GA	3.0	2.5	1500	$1,890	$1.26	93d	1	0.37mi
110 S Auburn Landing Pl Auburn, GA	3.0	2.5	1774	$2,000	$1.13	93d	1	0.38mi
25 S Auburn Landing Pl Auburn, GA	3.0	2.5	1718	$2,050	$1.19	93d	1	0.38mi
275 Auburn Valley Way Unit 1 Auburn, GA	3.0	2.5	1818	$2,100	$1.16	16d	1	0.40mi
127 N Auburn Landing Pl Auburn, GA	3.0	2.5	1774	$2,100	$1.18	93d	1	0.41mi
263 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,200	$1.21	21d	1	0.41mi
77 Auburn Woods Dr Auburn, GA	3.0	2.0	1817	$1,995	$1.10	93d	1	0.43mi
91 Auburn Woods Dr Auburn, GA	3.0	2.5	1788	$2,200	$1.23	93d	1	0.43mi
56 Auburn Hill Dr Auburn, GA	3.0	2.5	1774	$2,350	$1.32	4d	1	0.43mi
221 Auburn Valley Way Auburn, GA	3.0	2.5	1774	$1,950	$1.10	93d	1	0.44mi
122 Auburn Valley Way Auburn, GA	3.0	2.5	1750	$5,000	$2.86	73d	1	0.46mi
159 Auburn Run Ln Unit 1 Auburn, GA	3.0	2.5	1576	$1,990	$1.26	60d	1	0.46mi
159 Auburn Run Ln Auburn, GA	3.0	3.0	1576	$1,990	$1.26	53d	1	0.46mi
153 Auburn Valley Way Auburn, GA	3.0	2.5	1745	$2,100	$1.20	3d	1	0.49mi
161 Auburn Valley Way Auburn, GA	3.0	2.5	1745	$2,200	$1.26	4d	1	0.50mi
116 Auburn Gate Ln Auburn, GA	3.0	2.5	1829	$2,100	$1.15	68d	1	0.51mi
108 Auburn Gate Ln Auburn, GA	3.0	2.5	1774	$2,100	$1.18	93d	1	0.52mi
43 Pool Cir Auburn, GA	4.0	1.5	1571	$1,605	$1.02	10d	1	0.83mi
1610 Summit Rdg Auburn, GA	3.0	2.0	1403	$1,770	$1.26	23d	1	0.87mi
65 Basswood Ln Auburn, GA	3.0	2.5–3.0	1591	$2,228	$1.40	7d	1	1.10mi
74 Mt Moriah Rd Unit 2A Auburn, GA	2.0	1.5	1120	$1,395	$1.25	93d	1	1.10mi
18 Depot Landing Rd Unit 1 Auburn, GA	3.0	2.5	1853	$2,250	$1.21	43d	1	1.15mi
182 Depot Landing Rd Auburn, GA	3.0	2.5	1850	$2,100	$1.14	71d	1	1.28mi
182 Depot Landing Rd Auburn, GA	3.0	2.5	1850	$2,100	$1.14	93d	1	1.28mi

Listing history 50 events

1. 2026-08-08
   days on market $290,490 Active 282 DOM
2. 2026-08-06
   days on market $290,490 Active 280 DOM
3. 2026-08-05
   days on market $290,490 Active 279 DOM
4. 2026-08-04
   pricedays on market $290,490 Active 278 DOM
5. 2026-08-03
   days on market $290,000 Active 277 DOM
6. 2026-07-31
   days on market $290,000 Active 274 DOM
7. 2026-07-30
   days on market $290,000 Active 272 DOM
8. 2026-07-28
   days on market $290,000 Active 271 DOM
9. 2026-07-26
   days on market $290,000 Active 269 DOM
10. 2026-07-24
    days on market $290,000 Active 267 DOM
11. 2026-07-23
    days on market $290,000 Active 266 DOM
12. 2026-07-22
    days on market $290,000 Active 265 DOM
13. 2026-07-21
    days on market $290,000 Active 264 DOM
14. 2026-07-20
    days on market $290,000 Active 263 DOM
15. 2026-07-18
    days on market $290,000 Active 261 DOM
16. 2026-07-18
    days on market $290,000 Active 260 DOM
17. 2026-07-16
    days on market $290,000 Active 259 DOM
18. 2026-07-15
    days on market $290,000 Active 258 DOM
19. 2026-07-14
    days on market $290,000 Active 257 DOM
20. 2026-07-13
    days on market $290,000 Active 256 DOM
21. 2026-07-13
    days on market $290,000 Active 255 DOM
22. 2026-07-11
    days on market $290,000 Active 254 DOM
23. 2026-07-10
    days on market $290,000 Active 253 DOM
24. 2026-07-09
    days on market $290,000 Active 252 DOM
25. 2026-07-07
    days on market $290,000 Active 250 DOM
26. 2026-07-06
    days on market $290,000 Active 249 DOM
27. 2026-07-06
    days on market $290,000 Active 248 DOM
28. 2026-07-05
    days on market $290,000 Active 247 DOM
29. 2026-07-03
    days on market $290,000 Active 246 DOM
30. 2026-07-02
    pricedays on market $290,000 Active 245 DOM
31. 2026-07-01
    days on market $295,000 Active 244 DOM
32. 2026-06-30
    days on market $295,000 Active 243 DOM
33. 2026-06-29
    days on market $295,000 Active 242 DOM
34. 2026-06-28
    days on market $295,000 Active 241 DOM
35. 2026-06-27
    days on market $295,000 Active 240 DOM
36. 2026-06-26
    days on market $295,000 Active 239 DOM
37. 2026-06-24
    days on market $295,000 Active 237 DOM
38. 2026-06-22
    days on market $295,000 Active 235 DOM
39. 2026-06-21
    days on market $295,000 Active 234 DOM
40. 2026-06-18
    pricedays on market $295,000 Active 231 DOM
41. 2026-06-17
    days on market $290,000 Active 230 DOM
42. 2026-06-16
    days on market $290,000 Active 229 DOM
43. 2026-06-15
    days on market $290,000 Active 228 DOM
44. 2026-06-13
    days on market $290,000 Active 226 DOM
45. 2026-06-09
    days on market $290,000 Active 222 DOM
46. 2026-06-08
    days on market $290,000 Active 221 DOM
47. 2026-06-07
    days on market $290,000 Active 220 DOM
48. 2026-06-04
    days on market $290,000 Active 217 DOM
49. 2026-06-03
    days on market $290,000 Active 216 DOM
50. 2026-06-02
    days on market $290,000 Active 215 DOM

ⓘ 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: $26,732
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,139
• − Management: −$2,139
• − Depreciation: −$8,582
• Taxable loss: −$8,552
• Est. tax savings @ 24.0%: +$2,052
• After-tax cash flow: $-1,294/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 None rehab

This townhouse is in excellent condition with modern amenities and a well-maintained exterior. It offers a good return on investment with minor updates that can significantly enhance its 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 — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Modernizes the space and adds value ↑

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

• Census place: Auburn, GA
• 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

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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%

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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%

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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

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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

+0.0% since first listed

6 events — show timeline

• 2026-04-03 Price Changed $290,000 Zillow
• 2026-03-28 Price Changed $289,990 Zillow
• 2026-02-07 Price Changed $284,990 Zillow
• 2025-12-03 Price Changed $279,990 Zillow
• 2025-11-08 Price Changed $274,990 Zillow
• 2025-10-30 Listed $289,990 Zillow