1236 Cabots Dr · Auburn, GA 30011

$282,000

3 bd · 3.0 ba · 1,572 sqft · SingleFamily public records · 245 Days on market

Built 1992 0.78 ac lot $179/sqft · 13% below area Est $324k · 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 +13.4/15.0
• Cash flow +13.3/30.0
• DSCR +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• 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

Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

Key facts

• 0.78 acre lot
• 2 garage spots
• Built 1992

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $282k.

Deal economics

• At list price, monthly cash flow is $0 ($4/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (17.2% below list).
• Recommended offer: $234k (17.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 327 active listings in the ZIP; solid renter incomes; 1,427 units permitted in Barrow County in 2024 (311 in 5+ unit buildings).
• This rent runs 32% 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 $8k 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 245 days — a 12% lower offer ($248k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $47k (14%) 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 $233,569 (17.2% below list)

Questions for the listing agent

1. It's been on market 245 days. Have you received any prior offers? Is the seller open to a 17% 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. 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?
6. 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.
7. 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.
8. 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: 0.83% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 10.1

CMA / ARV

• ARV (median comp): $324,498
• List price: $282,000
• Delta: -13.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1214 Willow Dr	0.31mi	3/2.0	1,572 (0%)	9mo	$315,000	$200	74
1162 Pinebrook Rd	0.31mi	4/2.5 (+1)	1,655 (+5%)	3mo	$230,000	$139	67
349 Kilcrease Rd	0.73mi	3/2.0	1,738 (+11%)	22mo	$329,900	$190	26

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: -16.9%
• Equity multiple: 0.41×
• Total profit: $-46,944
• Equity at exit: $42,047

10-year hold

• IRR: -9.7%
• Equity multiple: 0.42×
• Total profit: $-45,999
• Equity at exit: $24,382

Cash invested: $78,960 (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: 327
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,336 medium
• Mortgage (P&I): −$1,479
• Tax from tax record: −$249 /mo · $2,982/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $0

Break-even live

Break-even rent $2,335

Max offer price $282,000

Occupancy floor 95%

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: $70,500
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-13
   statusdays on market $282,000 Pending 245 DOM
2. 2026-06-09
   days on market $282,000 Active 243 DOM
3. 2026-06-08
   days on market $282,000 Active 242 DOM
4. 2026-06-07
   days on market $282,000 Active 241 DOM
5. 2026-06-04
   days on market $282,000 Active 238 DOM
6. 2026-06-03
   days on market $282,000 Active 237 DOM
7. 2026-06-02
   days on market $282,000 Active 236 DOM
8. 2026-06-01
   days on market $282,000 Active 235 DOM
9. 2026-05-31
   days on market $282,000 Active 234 DOM
10. 2026-04-24
    price $288,000 457-char remark

    Show marketing remark (457 chars)

    Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

11. 2026-04-24
    price $288,000 457-char remark

    Show marketing remark (457 chars)

    Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

12. 2026-03-20
    price $294,000 457-char remark

    Show marketing remark (457 chars)

    Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

13. 2026-03-20
    price $294,000 457-char remark

    Show marketing remark (457 chars)

    Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

14. 2026-02-20
    price $297,000 457-char remark

    Show marketing remark (457 chars)

    Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

15. 2026-02-20
    price $297,000 457-char remark

    Show marketing remark (457 chars)

    Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

16. 2025-12-19
    price $300,000 457-char remark

    Show marketing remark (457 chars)

    Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

17. 2025-12-19
    price $300,000 457-char remark

    Show marketing remark (457 chars)

    Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

18. 2025-11-21
    price $309,000 457-char remark

    Show marketing remark (457 chars)

    Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

19. 2025-11-21
    price $309,000 457-char remark

    Show marketing remark (457 chars)

    Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

20. 2025-10-31
    price $319,000 457-char remark

    Show marketing remark (457 chars)

    Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

21. 2025-10-31
    price $319,000 457-char remark

    Show marketing remark (457 chars)

    Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

22. 2025-10-09
    listed $329,000 New 457-char remark

    Show marketing remark (457 chars)

    Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

23. 2025-10-09
    listed $329,000 Active 457-char remark

    Show marketing remark (457 chars)

    Spacious multi-level home featuring 4 bedrooms and 3 bathrooms with a 2-car garage. The inviting front porch leads into an open floor plan highlighted by a cozy fireplace in the living room and a kitchen bar perfect for casual dining. With some TLC and finishing touches such as flooring in select rooms, this property offers a fantastic opportunity to customize and make it your own. One or more photos have been virtually staged. Schedule a showing today!

24. 2021-11-23
    status Pending
25. 2021-11-10
    soldstatus $295,800
26. 2021-10-29
    soldstatus $295,800 Closed
27. 2021-10-29
    soldstatus $295,800 Sold
28. 2021-10-12
    historical Active Under Contract
29. 2021-10-07
    status Under Contract
30. 2021-10-03
    listed $290,000 New
31. 2021-10-03
    listed $290,000 Active
32. 2018-10-25
    soldstatus $160,200
33. 1997-09-12
    soldstatus $89,900
34. 1992-06-30
    soldstatus $74,400

ⓘ 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: $2,982 · $249/mo
• Projected year-2 tax: $2,982 · $249/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 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: $28,028
• − Mortgage interest: −$15,796
• − Property taxes: −$2,982
• − Insurance: −$1,410
• − Repairs & maintenance: −$2,242
• − Management: −$2,242
• − Depreciation: −$8,204
• Taxable loss: −$4,849
• Est. tax savings @ 24.0%: +$1,164
• After-tax cash flow: $1,167/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

+287.1% since first listed

25 events — show timeline

• 2026-04-24 Price Changed $288,000 FMLS
• 2026-04-24 Price Changed $288,000 GAMLS
• 2026-03-20 Price Changed $294,000 GAMLS
• 2026-03-20 Price Changed $294,000 FMLS
• 2026-02-20 Price Changed $297,000 GAMLS
• 2026-02-20 Price Changed $297,000 FMLS
• 2025-12-19 Price Changed $300,000 GAMLS
• 2025-12-19 Price Changed $300,000 FMLS
• 2025-11-21 Price Changed $309,000 GAMLS
• 2025-11-21 Price Changed $309,000 FMLS
• 2025-10-31 Price Changed $319,000 GAMLS
• 2025-10-31 Price Changed $319,000 FMLS
• 2025-10-09 Listed $329,000 FMLS
• 2025-10-09 Listed $329,000 GAMLS
• 2021-11-23 Pending — FMLS
• 2021-11-10 Sold (Public Records) $295,800 Public Records
• 2021-10-29 Sold (MLS) $295,800 GAMLS
• 2021-10-29 Sold (MLS) $295,800 FMLS
• 2021-10-12 Contingent — FMLS
• 2021-10-07 Pending — GAMLS
• 2021-10-03 Listed $290,000 GAMLS
• 2021-10-03 Listed $290,000 FMLS
• 2018-10-25 Sold (Public Records) $160,200 Public Records
• 1997-09-12 Sold (Public Records) $89,900 Public Records
• 1992-06-30 Sold (Public Records) $74,400 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,982 · +0.5% YoY. Source: county tax records.