The Maddux II Plan · Auburn, GA 30011

$259,900

3 bd · 2.5 ba · 1,725 sqft · SingleFamily · 103 Days on market

Good condition ↓ 7% 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 +7.1/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• 1% rule +2.0/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Maddux II townhome offers a thoughtfully planned layout that is not short on style or function. With its open kitchen-dining-living combination and convenient access to the rear yard, you'll find a comfortable living area perfect for spending time indoors or out. The upstairs is highlighted by the owner's suite, which has a bath complete with a walk-in closet and a separate water closet. Two bedrooms, a full hall bath, and a second-floor laundry room make it easy to keep up with household chores.

Key facts

• Rear yard access
• Walk-in closet
• Owner's suite

Tags

• OPEN KITCHEN DINING LIVING
• REAR YARD ACCESS
• OWNER'S SUITE
• WALK-IN CLOSET
• SEPARATE WATER CLOSET
• SECOND-FLOOR LAUNDRY ROOM

🏗️ New construction. The $259,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $305,846.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-433 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (18.2% below list).
• Recommended offer: $213k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.8% in Auburn — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 19 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).

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 103 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,703 (18.2% 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 103 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.70% ✗
• Cap rate: 4.59%
• Cash-on-cash: -6.07%
• DSCR: 0.73
• GRM: 12.0

CMA / ARV

• ARV (median comp): $305,846
• List price: $259,900
• Delta: -15.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Springbrook Dr	0.74mi	3/2.0	1,780 (+3%)	7mo	$325,000	$183	53
248 Cheyenne Way	0.52mi	3/2.0	1,656 (-4%)	20mo	$324,900	$196	51
85 Parks Mill Rd	0.72mi	3/2.0	1,525 (-12%)	6mo	$315,000	$207	40
15 3rd St	0.57mi	3/2.0	1,578 (-8%)	24mo	$305,000	$193	38
24 Autry Rd	0.64mi	4/2.0 (+1)	1,886 (+9%)	14mo	$305,000	$162	36
119 Chippewa Run	0.54mi	3/2.0	1,514 (-12%)	20mo	$324,900	$215	36
135 Springbrook Dr	0.72mi	3/2.0	1,486 (-14%)	9mo	$305,000	$205	34

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: -27.3%
• Equity multiple: 0.09×
• Total profit: $-78,252
• Equity at exit: $45,603

10-year hold

• IRR: -27.3%
• Equity multiple: -0.26×
• Total profit: $-108,125
• Equity at exit: $26,444

Cash invested: $85,637 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,127 high
• Mortgage (P&I): −$1,604
• Tax est. 1.5%: −$382 /mo · $4,588/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-433

Break-even live

Break-even rent $2,675

Max offer price $243,150

Occupancy floor —

Sensitivity live

Price	-10% $-222	-5% $-328	+0% $-433	+5% $-539	+10% $-645
Rent	-10% $-601	-5% $-517	+0% $-433	+5% $-349	+10% $-265
Rate	-1.0pp $-279	-0.5pp $-355	base $-433	+0.5pp $-513	+1.0pp $-593

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: $76,462
• Closing costs: $9,175
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Mt Moriah Rd Unit 2A Auburn, GA	2.0	1.5	1120	$1,395	$1.25	45d	1	0.18mi
65 Basswood Ln Auburn, GA	3.0	2.5	1551	$2,198	$1.42	18d	1	0.46mi
127 N Auburn Landing Pl Auburn, GA	3.0	2.5	1774	$2,100	$1.18	45d	1	1.14mi
245 Christy Ln Auburn, GA	3.0	2.0	1457	$1,890	$1.30	45d	1	1.18mi
159 Auburn Run Ln Unit 1 Auburn, GA	3.0	2.5	1576	$1,990	$1.26	12d	1	1.18mi
159 Auburn Run Ln Auburn, GA	3.0	3.0	1576	$1,990	$1.26	5d	1	1.18mi
108 Auburn Gate Ln Auburn, GA	3.0	2.5	1774	$2,100	$1.18	45d	1	1.19mi
116 Auburn Gate Ln Auburn, GA	3.0	2.5	1829	$2,100	$1.15	20d	1	1.19mi
25 S Auburn Landing Pl Auburn, GA	3.0	2.5	1718	$2,050	$1.19	45d	1	1.26mi
23 N Auburn Landing Pl Unit 1 Auburn, GA	3.0	2.5	1500	$1,890	$1.26	45d	1	1.27mi
77 Auburn Woods Dr Auburn, GA	3.0	2.0	1817	$1,995	$1.10	45d	1	1.29mi
91 Auburn Woods Dr Auburn, GA	3.0	2.5	1788	$2,200	$1.23	45d	1	1.30mi
122 Auburn Valley Way Auburn, GA	3.0	2.5	1750	$5,000	$2.86	26d	1	1.32mi
110 S Auburn Landing Pl Auburn, GA	3.0	2.5	1774	$2,000	$1.13	45d	1	1.34mi
2099 Emerson Dr Auburn, GA	3.0	2.5	1421	$2,200	$1.55	19d	1	1.35mi
485 Auburn Valley Way Duluth, GA	3.0	2.5	1818	$2,150	$1.18	45d	1	1.35mi
300 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,250	$1.24	7d	1	1.37mi
221 Auburn Valley Way Auburn, GA	3.0	2.5	1774	$1,950	$1.10	45d	1	1.39mi
263 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,200	$1.21	18d	1	1.39mi

Listing history 16 events

1. 2026-06-21
   days on market $259,900 Active 103 DOM
2. 2026-06-18
   days on market $259,900 Active 100 DOM
3. 2026-06-17
   days on market $259,900 Active 99 DOM
4. 2026-06-16
   days on market $259,900 Active 98 DOM
5. 2026-06-15
   days on market $259,900 Active 97 DOM
6. 2026-06-13
   days on market $259,900 Active 95 DOM
7. 2026-06-09
   days on market $259,900 Active 91 DOM
8. 2026-06-08
   days on market $259,900 Active 90 DOM
9. 2026-06-07
   days on market $259,900 Active 89 DOM
10. 2026-06-04
    days on market $259,900 Active 86 DOM
11. 2026-06-03
    days on market $259,900 Active 85 DOM
12. 2026-06-02
    days on market $259,900 Active 84 DOM
13. 2026-06-01
    days on market $259,900 Active 83 DOM
14. 2026-05-31
    days on market $259,900 Active 82 DOM
15. 2026-05-18
    price $259,900 505-char remark

    Show marketing remark (505 chars)

    The Maddux II townhome offers a thoughtfully planned layout that is not short on style or function. With its open kitchen-dining-living combination and convenient access to the rear yard, you'll find a comfortable living area perfect for spending time indoors or out. The upstairs is highlighted by the owner's suite, which has a bath complete with a walk-in closet and a separate water closet. Two bedrooms, a full hall bath, and a second-floor laundry room make it easy to keep up with household chores.

16. 2026-03-11
    listed $279,900 Active 505-char remark

    Show marketing remark (505 chars)

    The Maddux II townhome offers a thoughtfully planned layout that is not short on style or function. With its open kitchen-dining-living combination and convenient access to the rear yard, you'll find a comfortable living area perfect for spending time indoors or out. The upstairs is highlighted by the owner's suite, which has a bath complete with a walk-in closet and a separate water closet. Two bedrooms, a full hall bath, and a second-floor laundry room make it easy to keep up with household chores.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $25,524
• − Mortgage interest: −$17,132
• − Property taxes: −$4,588
• − Insurance: −$1,529
• − Repairs & maintenance: −$2,042
• − Management: −$2,042
• − Depreciation: −$8,897
• Taxable loss: −$10,706
• Est. tax savings @ 24.0%: +$2,569
• After-tax cash flow: $-2,630/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

The Maddux II townhome is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior and interior walls, and landscaping improvements to enhance curb appeal and add value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value to the property.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value to the property. ↑

ⓘ 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

-7.1% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $259,900 Zillow
• 2026-03-11 Listed $279,900 Zillow