1277 4th Ave · Auburn, GA 30011

$249,900

3 bd · 1.5 ba · 1,084 sqft · SingleFamily public records · 97 Days on market

Built 1970 0.28 ac lot $231/sqft · 13% below area Est $288k · 13% under

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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 +13.5/15.0
• Cash flow +12.4/30.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming four-sided brick ranch home in the heart of downtown Auburn, offering convenient one-level living in a quiet, no-HOA neighborhood. This move-in-ready 3-bedroom, 1-bath residence features fresh interior paint, new-like wood flooring, hardwood floors in the living room, and an open living area filled with abundant natural light. Enjoy a nice lot with a private backyard, perfect for outdoor enjoyment or relaxation. Ideally situated just minutes from parks, schools, shopping, and downtown Auburn amenities, with easy access to major roadways. A solid, affordable brick ranch opportunity in a desirable location-don't miss out!

Key facts

• Private backyard
• One-level living
• Minutes from parks

Tags

• FOUR-SIDED BRICK RANCH
• ONE-LEVEL LIVING
• PRIVATE BACKYARD
• MINUTES FROM PARKS
• EASY ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-43 ($-519/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (21.2% below list).
• Recommended offer: $197k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $7k 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 97 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $196,855 (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 97 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 10.6

CMA / ARV

• ARV (median comp): $288,297
• List price: $249,900
• Delta: -13.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1257 4th Ave	0.10mi	3/1.5	1,105 (+2%)	7mo	$215,000	$195	86
117 Arnold Poplar Ln	0.16mi	2/2.5 (-1)	1,086 (+0%)	24mo	$309,900	$285	64
86 Hilltop Cir	0.50mi	3/1.0	1,109 (+2%)	10mo	$288,000	$260	62
46 Mount Moriah Rd	0.56mi	3/1.0	965 (-11%)	2mo	$257,000	$266	51
1350 3rd Ave	0.39mi	2/2.0 (-1)	986 (-9%)	19mo	$253,000	$257	44

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: -18.1%
• Equity multiple: 0.37×
• Total profit: $-44,342
• Equity at exit: $37,261

10-year hold

• IRR: -11.4%
• Equity multiple: 0.33×
• Total profit: $-46,598
• Equity at exit: $21,607

Cash invested: $69,972 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$184 /mo · $2,205/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-43

Break-even live

Break-even rent $2,023

Max offer price $242,263

Occupancy floor 97%

Sensitivity live

Price	-10% $98	-5% $27	+0% $-43	+5% $-114	+10% $-185
Rent	-10% $-199	-5% $-121	+0% $-43	+5% $35	+10% $112
Rate	-1.0pp $83	-0.5pp $20	base $-43	+0.5pp $-108	+1.0pp $-174

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Parks Mill Rd Auburn, GA	1.0–2.0	1.0	695	$1,275	$1.83	4d	4	0.63mi
74 Mt Moriah Rd Unit 2A Auburn, GA	2.0	1.5	1120	$1,395	$1.25	45d	1	0.66mi
245 Christy Ln Auburn, GA	3.0	2.0	1457	$1,890	$1.30	45d	1	0.81mi
201 Mount Moriah Rd Unit 1 Auburn, GA	2.0	2.0	800	$1,175	$1.47	26d	1	1.23mi
2099 Emerson Dr Auburn, GA	3.0	2.5	1421	$2,200	$1.55	19d	1	1.26mi
23 N Auburn Landing Pl Unit 1 Auburn, GA	3.0	2.5	1500	$1,890	$1.26	45d	1	1.41mi

Listing history 25 events

1. 2026-06-21
   days on market $249,900 Active 97 DOM
2. 2026-06-18
   days on market $249,900 Active 94 DOM
3. 2026-06-17
   days on market $249,900 Active 93 DOM
4. 2026-06-16
   days on market $249,900 Active 92 DOM
5. 2026-06-15
   days on market $249,900 Active 91 DOM
6. 2026-06-13
   days on market $249,900 Active 89 DOM
7. 2026-06-09
   days on market $249,900 Active 85 DOM
8. 2026-06-08
   days on market $249,900 Active 84 DOM
9. 2026-06-07
   days on market $249,900 Active 83 DOM
10. 2026-06-04
    days on market $249,900 Active 80 DOM
11. 2026-06-03
    days on market $249,900 Active 79 DOM
12. 2026-06-02
    days on market $249,900 Active 78 DOM
13. 2026-06-01
    days on market $249,900 Active 77 DOM
14. 2026-05-31
    days on market $249,900 Active 76 DOM
15. 2026-04-19
    price $249,900 637-char remark

    Show marketing remark (637 chars)

    Charming four-sided brick ranch home in the heart of downtown Auburn, offering convenient one-level living in a quiet, no-HOA neighborhood. This move-in-ready 3-bedroom, 1-bath residence features fresh interior paint, new-like wood flooring, hardwood floors in the living room, and an open living area filled with abundant natural light. Enjoy a nice lot with a private backyard, perfect for outdoor enjoyment or relaxation. Ideally situated just minutes from parks, schools, shopping, and downtown Auburn amenities, with easy access to major roadways. A solid, affordable brick ranch opportunity in a desirable location-don't miss out!

16. 2026-04-19
    price $249,900 637-char remark

    Show marketing remark (637 chars)

    Charming four-sided brick ranch home in the heart of downtown Auburn, offering convenient one-level living in a quiet, no-HOA neighborhood. This move-in-ready 3-bedroom, 1-bath residence features fresh interior paint, new-like wood flooring, hardwood floors in the living room, and an open living area filled with abundant natural light. Enjoy a nice lot with a private backyard, perfect for outdoor enjoyment or relaxation. Ideally situated just minutes from parks, schools, shopping, and downtown Auburn amenities, with easy access to major roadways. A solid, affordable brick ranch opportunity in a desirable location-don't miss out!

17. 2026-04-09
    price $259,900 637-char remark

    Show marketing remark (637 chars)

    Charming four-sided brick ranch home in the heart of downtown Auburn, offering convenient one-level living in a quiet, no-HOA neighborhood. This move-in-ready 3-bedroom, 1-bath residence features fresh interior paint, new-like wood flooring, hardwood floors in the living room, and an open living area filled with abundant natural light. Enjoy a nice lot with a private backyard, perfect for outdoor enjoyment or relaxation. Ideally situated just minutes from parks, schools, shopping, and downtown Auburn amenities, with easy access to major roadways. A solid, affordable brick ranch opportunity in a desirable location-don't miss out!

18. 2026-04-09
    price $259,900 637-char remark

    Show marketing remark (637 chars)

    Charming four-sided brick ranch home in the heart of downtown Auburn, offering convenient one-level living in a quiet, no-HOA neighborhood. This move-in-ready 3-bedroom, 1-bath residence features fresh interior paint, new-like wood flooring, hardwood floors in the living room, and an open living area filled with abundant natural light. Enjoy a nice lot with a private backyard, perfect for outdoor enjoyment or relaxation. Ideally situated just minutes from parks, schools, shopping, and downtown Auburn amenities, with easy access to major roadways. A solid, affordable brick ranch opportunity in a desirable location-don't miss out!

19. 2026-03-12
    listed $265,000 New 637-char remark

    Show marketing remark (637 chars)

    Charming four-sided brick ranch home in the heart of downtown Auburn, offering convenient one-level living in a quiet, no-HOA neighborhood. This move-in-ready 3-bedroom, 1-bath residence features fresh interior paint, new-like wood flooring, hardwood floors in the living room, and an open living area filled with abundant natural light. Enjoy a nice lot with a private backyard, perfect for outdoor enjoyment or relaxation. Ideally situated just minutes from parks, schools, shopping, and downtown Auburn amenities, with easy access to major roadways. A solid, affordable brick ranch opportunity in a desirable location-don't miss out!

20. 2026-03-12
    listed $265,000 Active 637-char remark

    Show marketing remark (637 chars)

    Charming four-sided brick ranch home in the heart of downtown Auburn, offering convenient one-level living in a quiet, no-HOA neighborhood. This move-in-ready 3-bedroom, 1-bath residence features fresh interior paint, new-like wood flooring, hardwood floors in the living room, and an open living area filled with abundant natural light. Enjoy a nice lot with a private backyard, perfect for outdoor enjoyment or relaxation. Ideally situated just minutes from parks, schools, shopping, and downtown Auburn amenities, with easy access to major roadways. A solid, affordable brick ranch opportunity in a desirable location-don't miss out!

21. 2026-01-31
    historical
22. 2023-11-13
    soldstatus $220,000
23. 2018-07-31
    soldstatus $117,000
24. 2002-06-12
    soldstatus $77,000
25. 1995-02-17
    soldstatus $57,000

ⓘ 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: $2,205 · $184/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$94/yr (+$8/mo · 4.3%)

ⓘ 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 22% 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: $23,623
• − Mortgage interest: −$13,998
• − Property taxes: −$2,205
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − Depreciation: −$7,270
• Taxable loss: −$4,880
• Est. tax savings @ 24.0%: +$1,171
• After-tax cash flow: $652/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

+338.4% since first listed

11 events — show timeline

• 2026-04-19 Price Changed $249,900 GAMLS
• 2026-04-19 Price Changed $249,900 FMLS
• 2026-04-09 Price Changed $259,900 GAMLS
• 2026-04-09 Price Changed $259,900 FMLS
• 2026-03-12 Listed $265,000 FMLS
• 2026-03-12 Listed $265,000 GAMLS
• 2026-01-31 Listing Removed — FMLS
• 2023-11-13 Sold (Public Records) $220,000 Public Records
• 2018-07-31 Sold (Public Records) $117,000 Public Records
• 2002-06-12 Sold (Public Records) $77,000 Public Records
• 1995-02-17 Sold (Public Records) $57,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,205 · +0.8% YoY. Source: county tax records.