102 Pinetree Ln · Auburn, GA 30011

$180,000

2 bd · 1.0 ba · 980 sqft · Other · 102 Days on market

Built 1980 1.45 ac lot $184/sqft · at area comps Est $183k · at est.

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Why this score? — see what drove the C- 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 +20.6/30.0
• ARV discount +8.2/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing investor opportunity, or if you're into great deals for fixer-uppers! Seller is going to be doing some work on the property to make it more move-in ready! Great price for a great amount of land. Can tear down and build something bigger, or rehab! Resting in a cul-de-sac, wooded for privacy and shade. Schedule and take a look today!

Key facts

• Wooded for privacy
• Amount of land
• Cul-de-sac

Tags

• AMOUNT OF LAND
• CUL-DE-SAC
• WOODED FOR PRIVACY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: schools D, 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.
• Market conditions: Rents rising (+2.5%/yr); 336 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $5k 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 102 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $180k implies a 227% 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 $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.04% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.71%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $182,754
• List price: $180,000
• Delta: -1.51%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.47% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-14,852
• Equity at exit: $26,839

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $2,817
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,878 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $240

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 82%

Sensitivity live

Price	-10% $364	-5% $302	+0% $240	+5% $178	+10% $116
Rent	-10% $92	-5% $166	+0% $240	+5% $314	+10% $388
Rate	-1.0pp $331	-0.5pp $286	base $240	+0.5pp $193	+1.0pp $146

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $180,000 Active 102 DOM
2. 2026-06-18
   days on market $180,000 Active 99 DOM
3. 2026-06-17
   days on market $180,000 Active 98 DOM
4. 2026-06-16
   days on market $180,000 Active 97 DOM
5. 2026-06-15
   days on market $180,000 Active 96 DOM
6. 2026-06-13
   days on market $180,000 Active 94 DOM
7. 2026-06-09
   days on market $180,000 Active 90 DOM
8. 2026-06-08
   days on market $180,000 Active 89 DOM
9. 2026-06-07
   statusdays on market $180,000 Active 88 DOM
10. 2026-06-01
    status $180,000 Pending 87 DOM
11. 2026-05-31
    days on market $180,000 Active 87 DOM
12. 2026-05-03
    price $180,000 341-char remark

    Show marketing remark (371 chars)

    Amazing investor opportunity, or if you're into great deals for fixer-uppers! Seller is going to be doing some work on the property to make it more move-in ready! We have installed a new deck! Great price for a great amount of land. Can tear down and build something bigger, or rehab! Resting in a cul-de-sac, wooded for privacy and shade. Schedule and take a look today!

13. 2026-05-03
    price $180,000 371-char remark

    Show marketing remark (371 chars)

    Amazing investor opportunity, or if you're into great deals for fixer-uppers! Seller is going to be doing some work on the property to make it more move-in ready! We have installed a new deck! Great price for a great amount of land. Can tear down and build something bigger, or rehab! Resting in a cul-de-sac, wooded for privacy and shade. Schedule and take a look today!

14. 2026-03-17
    price $190,000 341-char remark

    Show marketing remark (371 chars)

    Amazing investor opportunity, or if you're into great deals for fixer-uppers! Seller is going to be doing some work on the property to make it more move-in ready! We have installed a new deck! Great price for a great amount of land. Can tear down and build something bigger, or rehab! Resting in a cul-de-sac, wooded for privacy and shade. Schedule and take a look today!

15. 2026-03-17
    price $190,000 371-char remark

    Show marketing remark (371 chars)

    Amazing investor opportunity, or if you're into great deals for fixer-uppers! Seller is going to be doing some work on the property to make it more move-in ready! We have installed a new deck! Great price for a great amount of land. Can tear down and build something bigger, or rehab! Resting in a cul-de-sac, wooded for privacy and shade. Schedule and take a look today!

16. 2026-03-05
    listed $200,000 New 341-char remark

    Show marketing remark (371 chars)

    Amazing investor opportunity, or if you're into great deals for fixer-uppers! Seller is going to be doing some work on the property to make it more move-in ready! We have installed a new deck! Great price for a great amount of land. Can tear down and build something bigger, or rehab! Resting in a cul-de-sac, wooded for privacy and shade. Schedule and take a look today!

17. 2026-03-05
    listed $200,000 Active 371-char remark

    Show marketing remark (371 chars)

    Amazing investor opportunity, or if you're into great deals for fixer-uppers! Seller is going to be doing some work on the property to make it more move-in ready! We have installed a new deck! Great price for a great amount of land. Can tear down and build something bigger, or rehab! Resting in a cul-de-sac, wooded for privacy and shade. Schedule and take a look today!

18. 2006-08-31
    soldstatus $55,000

ⓘ 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 ≥104°F today · 17 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: $22,540
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,803
• − Management: −$1,803
• − Depreciation: −$5,236
• Taxable income: $15
• Est. tax owed @ 24.0%: −$4
• After-tax cash flow: $2,876/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: 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

+227.3% since first listed

7 events — show timeline

• 2026-05-03 Price Changed $180,000 GAMLS
• 2026-05-03 Price Changed $180,000 FMLS
• 2026-03-17 Price Changed $190,000 GAMLS
• 2026-03-17 Price Changed $190,000 FMLS
• 2026-03-05 Listed $200,000 FMLS
• 2026-03-05 Listed $200,000 GAMLS
• 2006-08-31 Sold (Public Records) $55,000 Public Records

Property tax history

+0.7%/yr

Latest (2025): $260 · -1.9% YoY. Source: county tax records.