The Norwood II Plan · Auburn, GA 30011

$265,900

3 bd · 2.5 ba · 1,807 sqft · SingleFamily · 151 Days on market

Good condition ↓ 7% since listing

---

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 Norwood II is designed for comfort, convenience, and modern living. This two-car garage townhome features a mudroom and coat closet, providing convenient storage. The center island kitchen connects to a cozy breakfast nook and family room, creating a warm and inviting living space. Upstairs, the owner's suite is a private in the back of the home. The laundry room is conveniently located upstairs, making it easy to keep up with household chores. In addition to the owner's suite, there are two bedrooms and a bathroom in the front of the home, providing plenty of space for family or guests. The loft is a versatile space used as a playroom, home office, or additional living space.

Key facts

• Breakfast nook
• Family room
• Mudroom

Tags

• TWO CAR GARAGE
• MUDROOM
• COAT CLOSET
• CENTER ISLAND KITCHEN
• BREAKFAST NOOK
• FAMILY ROOM

🏗️ New construction. The $265,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $327,311.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $266k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-512 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $253k (4.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $222k (16.7% below list).
• Recommended offer: $222k (16.7% 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); 425 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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).
• This rent runs 31% 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 $10k 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 151 days — a 12% lower offer ($234k) 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 $221,569 (16.7% 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 151 days. Have you received any prior offers? Is the seller open to a 17% 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: 4.42%
• Cash-on-cash: -6.70%
• DSCR: 0.70
• GRM: 12.3

CMA / ARV

• ARV (median comp): $327,311
• List price: $265,900
• Delta: -18.76%
• 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
133 Springbrook Dr	0.74mi	3/2.0	1,780 (-2%)	8mo	$325,000	$183	54
448 10th St	0.23mi	4/3.0 (+1)	2,010 (+11%)	22mo	$463,540	$231	45
24 Autry Rd	0.64mi	4/2.0 (+1)	1,886 (+4%)	15mo	$305,000	$162	43
248 Cheyenne Way	0.52mi	3/2.0	1,656 (-8%)	21mo	$324,900	$196	42
1382 6th Ave	0.58mi	3/2.0	2,050 (+13%)	11mo	$351,000	$171	40

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: $-86,763
• Equity at exit: $48,803

10-year hold

• IRR: -30.0%
• Equity multiple: -0.33×
• Total profit: $-122,143
• Equity at exit: $28,300

Cash invested: $91,647 (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 · 2 under contract
• Months of supply: 14.6 mo (7%/mo absorbed)
• Median asking: $349,900 ($178/sqft)
• Median days on market: 93 d
• This list price: 6% of active listings are priced below it
• ARV vs active asking: +1.7% 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: 425
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,216 high
• Mortgage (P&I): −$1,716
• Tax est. 1.5%: −$409 /mo · $4,910/yr
• Insurance: −$136
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $-512

Break-even live

Break-even rent $2,863

Max offer price $253,285

Occupancy floor —

Sensitivity live

Price	-10% $-285	-5% $-398	+0% $-512	+5% $-625	+10% $-738
Rent	-10% $-687	-5% $-599	+0% $-512	+5% $-424	+10% $-337
Rate	-1.0pp $-347	-0.5pp $-428	base $-512	+0.5pp $-596	+1.0pp $-683

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: $81,828
• Closing costs: $9,819
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Basswood Ln Auburn, GA	3.0	2.5–3.0	1591	$2,228	$1.40	7d	1	0.46mi
214 Cheyenne Way Auburn, GA	3.0	2.0	1649	$1,900	$1.15	19d	1	0.66mi
214 Cheyenne Way Auburn, GA	3.0	2.0	1649	$1,900	$1.15	17d	1	0.66mi
43 Pool Cir Auburn, GA	4.0	1.5	1571	$1,605	$1.02	10d	1	0.73mi
1730 Wynfield Ln Auburn, GA	3.0	2.0	2200	$800	$0.36	4d	1	1.04mi
127 N Auburn Landing Pl Auburn, GA	3.0	2.5	1774	$2,100	$1.18	93d	1	1.14mi
56 Auburn Hill Dr Auburn, GA	3.0	2.5	1774	$2,350	$1.32	4d	1	1.17mi
245 Christy Ln Auburn, GA	3.0	2.0	1457	$1,890	$1.30	93d	1	1.18mi
159 Auburn Run Ln Unit 1 Auburn, GA	3.0	2.5	1576	$1,990	$1.26	60d	1	1.18mi
159 Auburn Run Ln Auburn, GA	3.0	3.0	1576	$1,990	$1.26	53d	1	1.18mi
108 Auburn Gate Ln Auburn, GA	3.0	2.5	1774	$2,100	$1.18	93d	1	1.19mi
116 Auburn Gate Ln Auburn, GA	3.0	2.5	1829	$2,100	$1.15	68d	1	1.19mi
25 S Auburn Landing Pl Auburn, GA	3.0	2.5	1718	$2,050	$1.19	93d	1	1.26mi
23 N Auburn Landing Pl Unit 1 Auburn, GA	3.0	2.5	1500	$1,890	$1.26	93d	1	1.27mi
3015 Gorman Dr Auburn, GA	3.0	2.5	1422	$2,100	$1.48	34d	1	1.28mi
77 Auburn Woods Dr Auburn, GA	3.0	2.0	1817	$1,995	$1.10	93d	1	1.29mi
91 Auburn Woods Dr Auburn, GA	3.0	2.5	1788	$2,200	$1.23	93d	1	1.30mi
122 Auburn Valley Way Auburn, GA	3.0	2.5	1750	$5,000	$2.86	73d	1	1.32mi
110 S Auburn Landing Pl Auburn, GA	3.0	2.5	1774	$2,000	$1.13	93d	1	1.34mi
2095 Emerson Dr Auburn, GA	3.0	2.5	1421	$1,900	$1.34	3d	1	1.34mi
2099 Emerson Dr Auburn, GA	3.0	2.5	1421	$2,200	$1.55	67d	1	1.35mi
153 Auburn Valley Way Auburn, GA	3.0	2.5	1745	$2,100	$1.20	3d	1	1.35mi
485 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,150	$1.18	20d	1	1.36mi
300 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,250	$1.24	54d	1	1.37mi
161 Auburn Valley Way Auburn, GA	3.0	2.5	1745	$2,200	$1.26	4d	1	1.37mi
221 Auburn Valley Way Auburn, GA	3.0	2.5	1774	$1,950	$1.10	93d	1	1.39mi
263 Auburn Valley Way Auburn, GA	3.0	2.5	1818	$2,200	$1.21	21d	1	1.39mi
275 Auburn Valley Way Unit 1 Auburn, GA	3.0	2.5	1818	$2,100	$1.16	16d	1	1.39mi
382 Scenic Ln Auburn, GA	4.0	3.0	2247	$2,106	$0.94	0d	1	1.41mi

Listing history 50 events

1. 2026-08-08
   days on market $265,900 Active 151 DOM
2. 2026-08-06
   days on market $265,900 Active 149 DOM
3. 2026-08-05
   days on market $265,900 Active 148 DOM
4. 2026-08-04
   days on market $265,900 Active 147 DOM
5. 2026-08-03
   days on market $265,900 Active 146 DOM
6. 2026-07-31
   days on market $265,900 Active 143 DOM
7. 2026-07-30
   days on market $265,900 Active 141 DOM
8. 2026-07-28
   days on market $265,900 Active 140 DOM
9. 2026-07-26
   days on market $265,900 Active 138 DOM
10. 2026-07-24
    days on market $265,900 Active 136 DOM
11. 2026-07-23
    days on market $265,900 Active 135 DOM
12. 2026-07-22
    days on market $265,900 Active 134 DOM
13. 2026-07-21
    days on market $265,900 Active 133 DOM
14. 2026-07-20
    days on market $265,900 Active 132 DOM
15. 2026-07-18
    days on market $265,900 Active 130 DOM
16. 2026-07-18
    remarks 695-char remark
17. 2026-07-18
    days on market $265,900 Active 129 DOM
18. 2026-07-16
    days on market $265,900 Active 128 DOM
19. 2026-07-15
    days on market $265,900 Active 127 DOM
20. 2026-07-14
    days on market $265,900 Active 126 DOM
21. 2026-07-13
    days on market $265,900 Active 125 DOM
22. 2026-07-13
    days on market $265,900 Active 124 DOM
23. 2026-07-11
    days on market $265,900 Active 123 DOM
24. 2026-07-10
    days on market $265,900 Active 122 DOM
25. 2026-07-09
    days on market $265,900 Active 121 DOM
26. 2026-07-07
    days on market $265,900 Active 119 DOM
27. 2026-07-06
    days on market $265,900 Active 118 DOM
28. 2026-07-06
    days on market $265,900 Active 117 DOM
29. 2026-07-05
    days on market $265,900 Active 116 DOM
30. 2026-07-03
    days on market $265,900 Active 115 DOM
31. 2026-07-02
    days on market $265,900 Active 114 DOM
32. 2026-07-01
    days on market $265,900 Active 113 DOM
33. 2026-06-30
    days on market $265,900 Active 112 DOM
34. 2026-06-29
    days on market $265,900 Active 111 DOM
35. 2026-06-28
    days on market $265,900 Active 110 DOM
36. 2026-06-27
    days on market $265,900 Active 109 DOM
37. 2026-06-26
    days on market $265,900 Active 108 DOM
38. 2026-06-24
    days on market $265,900 Active 106 DOM
39. 2026-06-22
    days on market $265,900 Active 104 DOM
40. 2026-06-21
    days on market $265,900 Active 103 DOM
41. 2026-06-18
    days on market $265,900 Active 100 DOM
42. 2026-06-17
    days on market $265,900 Active 99 DOM
43. 2026-06-16
    days on market $265,900 Active 98 DOM
44. 2026-06-15
    days on market $265,900 Active 97 DOM
45. 2026-06-13
    days on market $265,900 Active 95 DOM
46. 2026-06-09
    days on market $265,900 Active 91 DOM
47. 2026-06-08
    days on market $265,900 Active 90 DOM
48. 2026-06-07
    days on market $265,900 Active 89 DOM
49. 2026-06-04
    days on market $265,900 Active 86 DOM
50. 2026-06-03
    days on market $265,900 Active 85 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: $26,588
• − Mortgage interest: −$18,335
• − Property taxes: −$4,910
• − Insurance: −$1,637
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$9,522
• Taxable loss: −$12,068
• Est. tax savings @ 24.0%: +$2,896
• After-tax cash flow: $-3,243/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

This two-car garage townhome is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from a fresh coat of paint and landscaping improvements to further enhance its curb appeal and 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

---

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

-7.0% since first listed

2 events — show timeline

• 2026-05-18 Price Changed $265,900 Zillow
• 2026-03-11 Listed $285,900 Zillow