The Maddux II Plan · Auburn, GA 30011

$262,990

3 bd · 2.5 ba · 1,725 sqft · SingleFamily · 197 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 +6.8/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• 1% rule +1.8/10.0
• DSCR +1.0/10.0
• 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 $262,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $306,400.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $263k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-481 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (21.2% below list).
• Recommended offer: $207k (21.2% 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); 504 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 68% 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 197 days — a 12% lower offer ($231k) 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 $207,207 (21.2% 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 197 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.68% ✗
• Cap rate: 4.41%
• Cash-on-cash: -6.72%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $306,400
• List price: $262,990
• Delta: -14.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 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%)	10mo	$325,000	$183	50
248 Cheyenne Way	0.52mi	3/2.0	1,656 (-4%)	23mo	$324,900	$196	48
85 Parks Mill Rd	0.72mi	3/2.0	1,525 (-12%)	9mo	$315,000	$207	37
24 Autry Rd	0.64mi	4/2.0 (+1)	1,886 (+9%)	17mo	$305,000	$162	34
119 Chippewa Run	0.54mi	3/2.0	1,514 (-12%)	23mo	$324,900	$215	34
135 Springbrook Dr	0.72mi	3/2.0	1,486 (-14%)	12mo	$305,000	$205	32

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: -28.5%
• Equity multiple: 0.05×
• Total profit: $-81,323
• Equity at exit: $45,685

10-year hold

• IRR: -30.1%
• Equity multiple: -0.34×
• Total profit: $-114,558
• Equity at exit: $26,492

Cash invested: $85,792 (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: 17 active · 5 under contract
• Months of supply: 20.4 mo (5%/mo absorbed)
• Median asking: $349,900 ($178/sqft)
• Median days on market: 103 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -0.2% 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: 504
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$1,607
• Tax est. 1.5%: −$383 /mo · $4,596/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-481

Break-even live

Break-even rent $2,680

Max offer price $236,867

Occupancy floor —

Sensitivity live

Price	-10% $-269	-5% $-375	+0% $-481	+5% $-586	+10% $-692
Rent	-10% $-644	-5% $-562	+0% $-481	+5% $-399	+10% $-317
Rate	-1.0pp $-326	-0.5pp $-403	base $-481	+0.5pp $-560	+1.0pp $-641

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: $76,600
• Closing costs: $9,192
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 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	139d	1	0.18mi
74 Mount Moriah Rd Unit 2B Auburn, GA	2.0	1.5	1120	$1,350	$1.21	5d	1	0.18mi
65 Basswood Ln Auburn, GA	3.0	2.5	1591	$2,234	$1.40	29d	1	0.46mi
214 Cheyenne Way Auburn, GA	3.0	2.0	1649	$1,900	$1.15	63d	1	0.66mi
214 Cheyenne Way Auburn, GA	3.0	2.0	1649	$1,900	$1.15	65d	1	0.66mi
135 Springbrook Dr Auburn, GA	3.0	2.0	1486	$1,500	$1.01	31d	1	0.71mi
43 Pool Cir Auburn, GA	4.0	1.5	1571	$1,605	$1.02	57d	1	0.73mi
1730 Wynfield Ln Auburn, GA	3.0	2.0	2200	$800	$0.36	51d	1	1.04mi
127 N Auburn Landing Pl Auburn, GA	3.0	2.5	1774	$2,100	$1.18	139d	1	1.14mi
123 Auburn Run Ln Unit 1 Auburn, GA	3.0	2.5	1760	$2,090	$1.19	42d	1	1.17mi
123 Auburn Run Ln Auburn, GA	3.0	3.0	1760	$2,090	$1.19	10d	1	1.17mi
56 Auburn Hill Dr Auburn, GA	3.0	2.5	1774	$2,000	$1.13	10d	1	1.17mi
245 Christy Ln Auburn, GA	3.0	2.0	1457	$1,890	$1.30	139d	1	1.18mi
159 Auburn Run Ln Auburn, GA	3.0	3.0	1576	$1,990	$1.26	99d	1	1.18mi
159 Auburn Run Ln Unit 1 Auburn, GA	3.0	2.5	1576	$1,990	$1.26	106d	1	1.18mi
108 Auburn Gate Ln Auburn, GA	3.0	2.5	1774	$2,100	$1.18	139d	1	1.19mi
116 Auburn Gate Ln Auburn, GA	3.0	2.5	1829	$2,100	$1.15	114d	1	1.19mi
25 S Auburn Landing Pl Auburn, GA	3.0	2.5	1718	$2,050	$1.19	139d	1	1.26mi
23 N Auburn Landing Pl Unit 1 Auburn, GA	3.0	2.5	1500	$1,890	$1.26	139d	1	1.27mi
3015 Gorman Dr Auburn, GA	3.0	2.5	1422	$2,100	$1.48	80d	1	1.28mi
77 Auburn Woods Dr Auburn, GA	3.0	2.0	1817	$1,995	$1.10	139d	1	1.29mi
91 Auburn Woods Dr Auburn, GA	3.0	2.5	1788	$2,200	$1.23	139d	1	1.30mi
73 S Auburn Landing Pl Auburn, GA	3.0	2.5	1786	$1,975	$1.11	0d	1	1.31mi
73 S Auburn Landing Pl Auburn, GA	3.0	2.5	1786	$1,975	$1.11	6d	1	1.31mi
122 Auburn Valley Way Auburn, GA	3.0	2.5	1750	$5,000	$2.86	28d	1	1.32mi
110 S Auburn Landing Pl Auburn, GA	3.0	2.5	1774	$2,000	$1.13	139d	1	1.34mi
2095 Emerson Dr Auburn, GA	3.0	2.5	1421	$1,900	$1.34	50d	1	1.34mi
2099 Emerson Dr Auburn, GA	3.0	2.5	1421	$1,800	$1.27	32d	1	1.35mi
2099 Emerson Dr Auburn, GA	3.0	3.0	1421	$1,800	$1.27	20d	1	1.35mi
2099 Emerson Dr Auburn, GA	3.0	2.5	1421	$2,200	$1.55	113d	1	1.35mi
1156 Augustine Dr Auburn, GA	4.0	2.0	1754	$2,136	$1.22	11d	1	1.35mi
153 Auburn Valley Way Auburn, GA	3.0	2.5	1745	$2,100	$1.20	50d	1	1.35mi
485 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,150	$1.18	67d	1	1.36mi
300 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,250	$1.24	100d	1	1.37mi
300 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,100	$1.16	20d	1	1.37mi
161 Auburn Valley Way Auburn, GA	3.0	2.5	1745	$2,075	$1.19	11d	1	1.37mi
221 Auburn Valley Way Auburn, GA	3.0	2.5	1774	$1,950	$1.10	139d	1	1.39mi
263 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,000	$1.10	10d	1	1.39mi
275 Auburn Valley Way Unit 1 Auburn, GA	3.0	2.5	1818	$2,100	$1.16	62d	1	1.39mi
382 Scenic Ln Auburn, GA	4.0	3.0	2247	$1,706	$0.76	11d	1	1.41mi

Listing history 50 events

1. 2026-09-23
   days on market $262,990 Active 197 DOM
2. 2026-09-22
   days on market $262,990 Active 196 DOM
3. 2026-09-21
   days on market $262,990 Active 195 DOM
4. 2026-09-20
   days on market $262,990 Active 194 DOM
5. 2026-09-19
   days on market $262,990 Active 193 DOM
6. 2026-09-18
   days on market $262,990 Active 192 DOM
7. 2026-09-17
   days on market $262,990 Active 191 DOM
8. 2026-09-16
   days on market $262,990 Active 190 DOM
9. 2026-09-15
   days on market $262,990 Active 189 DOM
10. 2026-09-14
    days on market $262,990 Active 188 DOM
11. 2026-09-13
    days on market $262,990 Active 187 DOM
12. 2026-09-12
    days on market $262,990 Active 186 DOM
13. 2026-09-11
    days on market $262,990 Active 185 DOM
14. 2026-09-05
    days on market $262,990 Active 179 DOM
15. 2026-09-04
    days on market $262,990 Active 178 DOM
16. 2026-09-03
    pricedays on market $262,990 Active 177 DOM
17. 2026-08-31
    days on market $260,990 Active 174 DOM
18. 2026-08-29
    days on market $260,990 Active 172 DOM
19. 2026-08-28
    days on market $260,990 Active 171 DOM
20. 2026-08-27
    days on market $260,990 Active 170 DOM
21. 2026-08-26
    days on market $260,990 Active 169 DOM
22. 2026-08-25
    days on market $260,990 Active 168 DOM
23. 2026-08-24
    days on market $260,990 Active 167 DOM
24. 2026-08-23
    days on market $260,990 Active 166 DOM
25. 2026-08-22
    days on market $260,990 Active 165 DOM
26. 2026-08-21
    days on market $260,990 Active 164 DOM
27. 2026-08-20
    days on market $260,990 Active 163 DOM
28. 2026-08-19
    days on market $260,990 Active 162 DOM
29. 2026-08-18
    days on market $260,990 Active 161 DOM
30. 2026-08-17
    days on market $260,990 Active 160 DOM
31. 2026-08-16
    days on market $260,990 Active 159 DOM
32. 2026-08-15
    days on market $260,990 Active 158 DOM
33. 2026-08-14
    days on market $260,990 Active 157 DOM
34. 2026-08-13
    days on market $260,990 Active 156 DOM
35. 2026-08-12
    days on market $260,990 Active 155 DOM
36. 2026-08-11
    days on market $260,990 Active 154 DOM
37. 2026-08-10
    price $260,990 Active 153 DOM
38. 2026-08-10
    days on market $259,900 Active 153 DOM
39. 2026-08-09
    days on market $259,900 Active 152 DOM
40. 2026-08-08
    days on market $259,900 Active 151 DOM
41. 2026-08-06
    days on market $259,900 Active 149 DOM
42. 2026-08-05
    days on market $259,900 Active 148 DOM
43. 2026-08-04
    days on market $259,900 Active 147 DOM
44. 2026-08-03
    days on market $259,900 Active 146 DOM
45. 2026-07-31
    days on market $259,900 Active 143 DOM
46. 2026-07-30
    days on market $259,900 Active 141 DOM
47. 2026-07-28
    days on market $259,900 Active 140 DOM
48. 2026-07-26
    days on market $259,900 Active 138 DOM
49. 2026-07-24
    days on market $259,900 Active 136 DOM
50. 2026-07-23
    days on market $259,900 Active 135 DOM

ⓘ 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: $24,865
• − Mortgage interest: −$17,163
• − Property taxes: −$4,596
• − Insurance: −$1,532
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$8,913
• Taxable loss: −$11,318
• Est. tax savings @ 24.0%: +$2,716
• After-tax cash flow: $-3,050/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. ↑

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

-7.1% since first listed

2 events — show timeline

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