47 Auburn Depot Dr · Auburn, GA 30011

$399,000

5 bd · 3.0 ba · 2,831 sqft · SingleFamily public records · 30 Days on market

Built 2022 Good condition 6,534 sqft lot $141/sqft · 14% below area Est $462k · 14% under $63/mo HOA · 2% of rent

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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 +13.6/15.0
• Cash flow +9.5/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• DSCR +2.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Stunning home at 47 Auburn Depot Dr, Auburn, GA 30011, built in 2022 and featuring an exceptional blend of style and functionality. This beautifully maintained 5-bedroom, 4-bath home offers spacious living areas, modern finishes, and an inviting floor plan perfect for entertaining. The home office and kitchen with white cabinets and granite countertops provide both style and practicality. Enjoy a private backyard, mature landscaping, and convenient access to local amenities and schools. Move-in ready—nothing needs to be done! Take advantage of a 4% assumable mortgage covering nearly the entire selling price, reducing monthly payments by approximately $300. This home perfectly combines comfort, charm, and convenience in a highly desirable Auburn neighborhood. Don’t miss out on this incredible opportunity!

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $399k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-274 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $351k (12.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $308k (22.8% below list).
• Recommended offer: $308k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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 at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,427 units permitted in Barrow County in 2024 (311 in 5+ unit buildings).
• This rent runs 43% 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 $3k of loan paydown is wiped out by about $12k 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 30 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $317k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $308,138 (22.8% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.77% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 10.8

CMA / ARV

• ARV (median comp): $462,122
• List price: $399,000
• Delta: -13.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Auburn Crossing Dr	0.22mi	4/3.0 (-1)	2,788 (-2%)	3mo	$400,000	$143	80
69 Avian Way Unit 16B	0.45mi	5/3.5	2,589 (-8%)	2mo	$427,565	$165	61
69 Avian Way	0.45mi	5/3.5	2,589 (-8%)	2mo	$427,565	$165	61
94 Appalachee Church Rd	0.42mi	4/3.5 (-1)	3,042 (+8%)	0mo	$600,000	$197	61
17 Butternut Way	0.48mi	5/3.5	2,589 (-8%)	4mo	$431,990	$167	58
17 Butternut Way Unit 118B	0.48mi	5/3.5	2,589 (-8%)	4mo	$431,990	$167	58
73 Avian Way	0.43mi	4/3.0 (-1)	2,537 (-10%)	1mo	$440,565	$174	57
73 Avian Way Unit 18B	0.43mi	4/3.0 (-1)	2,537 (-10%)	1mo	$440,565	$174	57
48 Avian Way	0.52mi	5/3.5	2,589 (-8%)	4mo	$476,315	$184	56
48 Avian Way Unit 131B	0.52mi	5/3.5	2,589 (-8%)	4mo	$476,315	$184	56
50 Avian Way	0.51mi	4/3.0 (-1)	2,537 (-10%)	1mo	$469,040	$185	53
44 Avian Way Unit 129B	0.55mi	4/3.0 (-1)	2,537 (-10%)	6mo	$500,625	$197	47

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: -21.8%
• Equity multiple: 0.25×
• Total profit: $-83,713
• Equity at exit: $59,492

10-year hold

• IRR: -16.9%
• Equity multiple: 0.09×
• Total profit: $-101,923
• Equity at exit: $34,498

Cash invested: $111,720 (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: 10.8×

Monthly cashflow live

• Estimated rent: $3,081 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$386 /mo · $4,638/yr
• Insurance: −$166
• HOA: −$63
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $-274

Break-even live

Break-even rent $3,428

Max offer price $350,629

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-161	+0% $-274	+5% $-387	+10% $-500
Rent	-10% $-517	-5% $-396	+0% $-274	+5% $-152	+10% $-30
Rate	-1.0pp $-73	-0.5pp $-172	base $-274	+0.5pp $-377	+1.0pp $-482

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
61 Depot Overlook Dr Auburn, GA	5.0	3.0	2338	$2,580	$1.10	5d	1	0.05mi
106 Depot Overlook Dr Auburn, GA	5.0	3.0	2290	$2,800	$1.22	26d	1	0.09mi
345 Rodeo Dr Auburn, GA	5.0	3.0	3150	$2,675	$0.85	20d	1	1.17mi
3527 Bailey Rd Dacula, GA	4.0	4.5	3200	$4,000	$1.25	45d	1	1.24mi
408 Elkhorn Glen Ct Auburn, GA	4.0	4.0	2656	$2,850	$1.07	5d	1	1.39mi
3370 Elkhorn Ridge Run Dacula, GA	4.0	3.5	2880	$3,300	$1.15	26d	1	1.48mi

HOA detail

• Monthly dues: $63 · $756/yr
• Likely covers: landscaping

Listing history 5 events

1. 2026-04-26
   listed $399,000 Active 827-char remark

   Show marketing remark (815 chars)

   Stunning home at 47 Auburn Depot Dr, Auburn, GA 30011, built in 2022 and featuring an exceptional blend of style and functionality. This beautifully maintained 5-bedroom, 4-bath home offers spacious living areas, modern finishes, and an inviting floor plan perfect for entertaining. The home office and kitchen with white cabinets and granite countertops provide both style and practicality. Enjoy a private backyard, mature landscaping, and convenient access to local amenities and schools. Move-in ready-nothing needs to be done! Take advantage of a 4% assumable mortgage covering nearly the entire selling price, reducing monthly payments by approximately $300. This home perfectly combines comfort, charm, and convenience in a highly desirable Auburn neighborhood. Don't miss out on this incredible opportunity!

2. 2026-04-26
   listed $399,000 New 815-char remark

   Show marketing remark (815 chars)

   Stunning home at 47 Auburn Depot Dr, Auburn, GA 30011, built in 2022 and featuring an exceptional blend of style and functionality. This beautifully maintained 5-bedroom, 4-bath home offers spacious living areas, modern finishes, and an inviting floor plan perfect for entertaining. The home office and kitchen with white cabinets and granite countertops provide both style and practicality. Enjoy a private backyard, mature landscaping, and convenient access to local amenities and schools. Move-in ready-nothing needs to be done! Take advantage of a 4% assumable mortgage covering nearly the entire selling price, reducing monthly payments by approximately $300. This home perfectly combines comfort, charm, and convenience in a highly desirable Auburn neighborhood. Don't miss out on this incredible opportunity!

3. 2026-03-27
   historical $399,000 815-char remark

   Show marketing remark (827 chars)

   Stunning home at 47 Auburn Depot Dr, Auburn, GA 30011, built in 2022 and featuring an exceptional blend of style and functionality. This beautifully maintained 5-bedroom, 4-bath home offers spacious living areas, modern finishes, and an inviting floor plan perfect for entertaining. The home office and kitchen with white cabinets and granite countertops provide both style and practicality. Enjoy a private backyard, mature landscaping, and convenient access to local amenities and schools. Move-in ready—nothing needs to be done! Take advantage of a 4% assumable mortgage covering nearly the entire selling price, reducing monthly payments by approximately $300. This home perfectly combines comfort, charm, and convenience in a highly desirable Auburn neighborhood. Don’t miss out on this incredible opportunity!

4. 2026-03-27
   historical $399,000 827-char remark

   Show marketing remark (827 chars)

   Stunning home at 47 Auburn Depot Dr, Auburn, GA 30011, built in 2022 and featuring an exceptional blend of style and functionality. This beautifully maintained 5-bedroom, 4-bath home offers spacious living areas, modern finishes, and an inviting floor plan perfect for entertaining. The home office and kitchen with white cabinets and granite countertops provide both style and practicality. Enjoy a private backyard, mature landscaping, and convenient access to local amenities and schools. Move-in ready—nothing needs to be done! Take advantage of a 4% assumable mortgage covering nearly the entire selling price, reducing monthly payments by approximately $300. This home perfectly combines comfort, charm, and convenience in a highly desirable Auburn neighborhood. Don’t miss out on this incredible opportunity!

5. 2021-09-17
   soldstatus $317,260

ⓘ 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: $4,638 · $386/mo
• Projected year-2 tax: $4,638 · $386/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 2/10 Low
• 🌡 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: $36,977
• − Mortgage interest: −$22,350
• − Property taxes: −$4,638
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,958
• − Management: −$2,958
• − HOA: −$756
• − Depreciation: −$11,607
• Taxable loss: −$10,286
• Est. tax savings @ 24.0%: +$2,469
• After-tax cash flow: $-817/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 move-in ready home offers a good condition with modern finishes and a well-maintained exterior. It has the potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Resale Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Resale Replace window treatments — Fresh window treatments can improve curb appeal and interior aesthetics
• Resale Update flooring in living areas — Fresh flooring can enhance the overall look and feel of the home
• Both Install smart home devices — Smart home devices can increase convenience and add value for both buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Resale Replace window treatments — Fresh window treatments can improve curb appeal and interior aesthetics ↑
• Resale Update flooring in living areas — Fresh flooring can enhance the overall look and feel of the home ↑
• Both Install smart home devices — Smart home devices can increase convenience and add value for both buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+25.8% since first listed

5 events — show timeline

• 2026-04-26 Listed $399,000 FMLS
• 2026-04-26 Listed $399,000 GAMLS
• 2026-03-27 Coming Soon $399,000 GAMLS
• 2026-03-27 Coming Soon $399,000 FMLS
• 2021-09-17 Sold (Public Records) $317,260 Public Records

Property tax history

+95.0%/yr

Latest (2025): $4,638 · +0.7% YoY. Source: county tax records.