692 Eagles Nest Cir · Auburn, GA 30011

$429,900

3 bd · 3.0 ba · 2,484 sqft · SingleFamily public records · 43 Days on market

Built 2024 8,712 sqft lot $173/sqft · 13% below area Est $496k · 13% under $54/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 +13.5/15.0
• Cash flow +8.9/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL 2 STORY HOME WITH OPEN CONCEPT KITCHEN FEATURES WHITE CABINETS, WALK-IN PANTRY, AND VIEW TO FAMILY ROOM WITH BRICK FIREPLACE AND COFFERED CEILING. CONVENIENT BEDROOM AND FULL BATHROOM ON THE MAIN LEVEL PROVIDE AN IDEAL SETUP FOR GUEST OR IN-LAWS. OVERSIZED OWNER'S SUITE WITH LUXURIOUS BATH WITH OVERSIZED SHOWER AND WALK-IN CLOSET. STEP OUTSIDE TO A BEAUTIFULLY FENCED BACKYARD WITH A COVERED PATIO, OFFERING THE PERFECT SETTING FOR OUTDOOR DINING, RELAXATION, AND ENTERTAINING YEAR-ROUND. COMMUNITY WITH TOP-TIER AMENITIES INCLUDING A SWIMMING POOL, PLAYGROUND, TENNIS COURTS, PICKLEBALL COURTS, AND A COZY FIREPIT AREA FOR SOCIAL GATHERINGS. CLOSE TO MALL OF GEORGIA, SHOPPING, RESTAURANTS, AND RECREATION. A MUST SEE!

Key facts

• Open concept kitchen
• Brick fireplace
• Covered patio

Tags

• OPEN CONCEPT KITCHEN
• WALK-IN PANTRY
• BRICK FIREPLACE
• COFFERED CEILING
• FENCED BACKYARD
• COVERED PATIO

Property features AI

Finance

• HOA & community: Homeowners association; Annual association fee of $650; Community amenities include pickleball, playground, sidewalks, street lights, and tennis courts

Exterior

• Parking: Attached garage; Two garage spaces; Driveway parking; Open parking available
• Utilities: Public water; Public sewer; Electricity available (110V and 220V in garage and laundry); Underground utilities
• Home design: Two-level home; Brick front with fiber cement siding; Slab foundation; Composition shingle roof; Resale condition
• Construction: Built with brick front and fiber cement; Composition/shingle roof; Slab foundation
• Exterior features: Covered rear porch; Patio; Backyard fence (fenced)

Interior

• Kitchen: White cabinets; Kitchen island; Stone countertops; Open view to family room; Dishwasher; Double oven; Electric range; Microwave
• Bedrooms: One main-level bedroom; Three upper-level bedrooms; Oversized master bedroom
• Flooring: Carpet; Luxury vinyl
• Bathrooms: Three full bathrooms; One main-level bathroom; Two full upper-level bathrooms; Master bath with double vanity and shower
• Heating & cooling: Central heating (electric); Central air conditioning; Ceiling fans
• Interior features: Coffered ceilings; Crown molding; 9-ft ceilings on main level; Tray ceilings; Walk-in closets; Double-pane insulated windows; One fireplace in the family room
• Laundry & utility: Upper-level laundry room; 220V outlet in laundry

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $430k.

Deal economics

• At list price, monthly cash flow is $-344 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $369k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (33.6% below list).
• Recommended offer: $285k (33.6% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: amenities F, commute F.
• Gwinnett County (suburban): math 39% / reading 43% proficiency, ranked #32 of 174 in GA (top 18%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mulberry Elementary School (math 55% / reading 55%, grade C, #178 of 1,228 statewide, top 15%, 710 students, 42% FRL); Dacula Middle School (math 31% / reading 44%, grade F, #162 of 470 statewide, top 35%, 1,839 students, 58% FRL); Dacula High School (math 12% / reading 15%, grade F, #325 of 424 statewide, top 78%, 2,498 students, 51% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 336 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 40% 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 $13k of value loss. Plan a longer hold.
• Gwinnett County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($417k) 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.

Recommended offer $285,334 (33.6% 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 43 days. Have you received any prior offers? Is the seller open to a 34% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.66% ✗
• Cap rate: 5.33%
• Cash-on-cash: -3.43%
• DSCR: 0.85
• GRM: 12.6

CMA / ARV

• ARV (median comp): $496,112
• List price: $429,900
• Delta: -13.35%
• 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
522 Eagles Nest Cir	0.17mi	4/3.5 (+1)	2,706 (+9%)	2mo	$469,900	$174	68
811 Rock Elm Dr	0.09mi	3/2.5	2,814 (+13%)	4mo	$399,900	$142	68
850 Rock Elm Dr	0.14mi	4/2.5 (+1)	2,240 (-10%)	8mo	$380,000	$170	63
206 Baylee Ridge Cir	0.21mi	4/2.5 (+1)	2,681 (+8%)	9mo	$449,000	$167	62
3299 Shirecrest Ln	0.66mi	4/2.5 (+1)	2,498 (+1%)	3mo	$449,990	$180	59
1196 Clear Stream Rdg	0.62mi	4/2.5 (+1)	2,546 (+2%)	2mo	$388,000	$152	58
1099 Sandy Bank Ct	0.43mi	4/2.5 (+1)	2,334 (-6%)	11mo	$407,000	$174	53
558 Auburn Rd	0.63mi	3/2.5	2,331 (-6%)	11mo	$620,000	$266	50
3817 Wages Rd	0.65mi	3/2.0	2,226 (-10%)	3mo	$650,000	$292	46
3269 Shirecrest Ln	0.64mi	4/2.5 (+1)	2,696 (+8%)	4mo	$460,000	$171	46
3390 Meadow Grass Dr	0.65mi	4/2.5 (+1)	2,600 (+5%)	11mo	$423,500	$163	46
114 Green Tree Ct	0.66mi	4/2.5 (+1)	2,600 (+5%)	11mo	$420,000	$162	45

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: -22.6%
• Equity multiple: 0.23×
• Total profit: $-93,271
• Equity at exit: $64,099

10-year hold

• IRR: -18.2%
• Equity multiple: 0.03×
• Total profit: $-116,330
• Equity at exit: $37,170

Cash invested: $120,372 (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: 12.6×

Monthly cashflow live

• Estimated rent: $2,853 high
• Mortgage (P&I): −$2,254
• Tax from tax record: −$111 /mo · $1,327/yr
• Insurance: −$179
• HOA: −$54
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $-344

Break-even live

Break-even rent $3,289

Max offer price $369,134

Occupancy floor —

Sensitivity live

Price	-10% $-101	-5% $-222	+0% $-344	+5% $-466	+10% $-587
Rent	-10% $-569	-5% $-457	+0% $-344	+5% $-231	+10% $-119
Rate	-1.0pp $-127	-0.5pp $-235	base $-344	+0.5pp $-455	+1.0pp $-569

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3527 Bailey Rd Dacula, GA	4.0	4.5	3200	$4,000	$1.25	45d	1	0.19mi
408 Elkhorn Glen Ct Auburn, GA	4.0	4.0	2656	$2,850	$1.07	5d	1	0.25mi
3370 Elkhorn Ridge Run Dacula, GA	4.0	3.5	2880	$3,300	$1.15	26d	1	0.28mi
3577 Sandy Bank Dr Auburn, GA	4.0	2.5	2620	$2,250	$0.86	7d	1	0.41mi
3336 Bridle Brook Dr Auburn, GA	3.0	2.0	1865	$2,175	$1.17	24d	1	0.82mi
455 Roland Manor Dr Dacula, GA	4.0	3.0	2212	$2,595	$1.17	45d	1	1.02mi
3373 Fence Rd NE Dacula, GA	3.0–4.0	2.5	2580	$2,250	$0.87	3d	16	1.03mi
182 Depot Landing Rd Auburn, GA	3.0	2.5	1850	$2,100	$1.14	45d	1	1.23mi
182 Depot Landing Rd Auburn, GA	3.0	2.5	1850	$2,100	$1.14	24d	1	1.23mi
3940 Fence Rd Auburn, GA	4.0	2.5–3.0	2467	$2,870	$1.16	0d	1	1.29mi
124 River Pass Ct Dacula, GA	4.0	2.5	2068	$2,199	$1.06	45d	1	1.31mi
213 Auburn Station Dr Auburn, GA	3.0	2.5	1900	$2,150	$1.13	22d	1	1.32mi
2896 Spence Ct Dacula, GA	4.0	3.0	2753	$2,450	$0.89	26d	1	1.35mi
3421 Lynley Mill Ln Dacula, GA	4.0	3.5	2465	$2,425	$0.98	45d	1	1.39mi
99 Auburn Depot Dr Auburn, GA	3.0	2.5	1962	$2,400	$1.22	26d	1	1.42mi
2770 Austin Ridge Dr Dacula, GA	4.0	2.5	2714	$2,900	$1.07	45d	1	1.43mi
110 Auburn Crossing Way Auburn, GA	3.0	2.5	1900	$1,944	$1.02	45d	1	1.44mi
2097 Blackberry Cir Auburn, GA	4.0	3.0	2213	$2,411	$1.09	7d	1	1.45mi
2743 Austin Ridge Dr Dacula, GA	4.0	3.0	2696	$2,525	$0.94	26d	1	1.48mi
2751 Spence Ct Dacula, GA	4.0	3.0	2696	$2,900	$1.08	45d	1	1.49mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: pool

Listing history 7 events

1. 2026-06-04
   statusdays on market $429,900 Pending 43 DOM

   Show marketing remark (731 chars)

   BEAUTIFUL 2 STORY HOME WITH OPEN CONCEPT KITCHEN FEATURES WHITE CABINETS, WALK-IN PANTRY, AND VIEW TO FAMILY ROOM WITH BRICK FIREPLACE AND COFFERED CEILING. CONVENIENT BEDROOM AND FULL BATHROOM ON THE MAIN LEVEL PROVIDE AN IDEAL SETUP FOR GUEST OR IN-LAWS. OVERSIZED OWNER'S SUITE WITH LUXURIOUS BATH WITH OVERSIZED SHOWER AND WALK-IN CLOSET. STEP OUTSIDE TO A BEAUTIFULLY FENCED BACKYARD WITH A COVERED PATIO, OFFERING THE PERFECT SETTING FOR OUTDOOR DINING, RELAXATION, AND ENTERTAINING YEAR-ROUND. COMMUNITY WITH TOP-TIER AMENITIES INCLUDING A SWIMMING POOL, PLAYGROUND, TENNIS COURTS, PICKLEBALL COURTS, AND A COZY FIREPIT AREA FOR SOCIAL GATHERINGS. CLOSE TO MALL OF GEORGIA, SHOPPING, RESTAURANTS, AND RECREATION. A MUST SEE!

2. 2026-06-03
   days on market $429,900 Active 42 DOM
3. 2026-06-02
   days on market $429,900 Active 41 DOM
4. 2026-06-01
   days on market $429,900 Active 40 DOM
5. 2026-05-31
   days on market $429,900 Active 39 DOM
6. 2026-04-16
   listed $429,900 New 731-char remark

   Show marketing remark (731 chars)

   BEAUTIFUL 2 STORY HOME WITH OPEN CONCEPT KITCHEN FEATURES WHITE CABINETS, WALK-IN PANTRY, AND VIEW TO FAMILY ROOM WITH BRICK FIREPLACE AND COFFERED CEILING. CONVENIENT BEDROOM AND FULL BATHROOM ON THE MAIN LEVEL PROVIDE AN IDEAL SETUP FOR GUEST OR IN-LAWS. OVERSIZED OWNER'S SUITE WITH LUXURIOUS BATH WITH OVERSIZED SHOWER AND WALK-IN CLOSET. STEP OUTSIDE TO A BEAUTIFULLY FENCED BACKYARD WITH A COVERED PATIO, OFFERING THE PERFECT SETTING FOR OUTDOOR DINING, RELAXATION, AND ENTERTAINING YEAR-ROUND. COMMUNITY WITH TOP-TIER AMENITIES INCLUDING A SWIMMING POOL, PLAYGROUND, TENNIS COURTS, PICKLEBALL COURTS, AND A COZY FIREPIT AREA FOR SOCIAL GATHERINGS. CLOSE TO MALL OF GEORGIA, SHOPPING, RESTAURANTS, AND RECREATION. A MUST SEE!

7. 2026-04-16
   listed $429,900 Active 731-char remark

   Show marketing remark (731 chars)

   BEAUTIFUL 2 STORY HOME WITH OPEN CONCEPT KITCHEN FEATURES WHITE CABINETS, WALK-IN PANTRY, AND VIEW TO FAMILY ROOM WITH BRICK FIREPLACE AND COFFERED CEILING. CONVENIENT BEDROOM AND FULL BATHROOM ON THE MAIN LEVEL PROVIDE AN IDEAL SETUP FOR GUEST OR IN-LAWS. OVERSIZED OWNER'S SUITE WITH LUXURIOUS BATH WITH OVERSIZED SHOWER AND WALK-IN CLOSET. STEP OUTSIDE TO A BEAUTIFULLY FENCED BACKYARD WITH A COVERED PATIO, OFFERING THE PERFECT SETTING FOR OUTDOOR DINING, RELAXATION, AND ENTERTAINING YEAR-ROUND. COMMUNITY WITH TOP-TIER AMENITIES INCLUDING A SWIMMING POOL, PLAYGROUND, TENNIS COURTS, PICKLEBALL COURTS, AND A COZY FIREPIT AREA FOR SOCIAL GATHERINGS. CLOSE TO MALL OF GEORGIA, SHOPPING, RESTAURANTS, AND RECREATION. A MUST SEE!

ⓘ 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: $1,327 · $111/mo
• Projected year-2 tax: $3,955 · $330/mo
• Expected delta: +$2,628/yr (+$219/mo · 198.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,240
• − Mortgage interest: −$24,081
• − Property taxes: −$1,327
• − Insurance: −$2,150
• − Repairs & maintenance: −$2,739
• − Management: −$2,739
• − HOA: −$648
• − Depreciation: −$12,506
• Taxable loss: −$11,950
• Est. tax savings @ 24.0%: +$2,868
• After-tax cash flow: $-1,260/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: Gwinnett County
• NCES district ID: 1302550
• Math proficiency: 39% ▼ -15.00%
• Reading proficiency: 43% ▼ -10.00%
• Median HH income: $62,416
• Composite: 36.5/100
• National rank: #4648
• State rank: #32 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

• 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 (Gwinnett County) Hauer SSP2

• Today (2025): 1,106,028 people
• By 2030: 1,211,414 · +9.5%
• By 2040: 1,422,277 · +28.6%
• By 2050: 1,623,204 · +46.8%
• By 2075: 2,105,240 · +90.3%
• By 2100: 2,443,321 · +120.9%

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 · Gwinnett

• 2024 margin: D (+16.5) · D 57.6% · R 41.1% · Other 1.2%
• 2008→2024 swing: +26.8pp toward D · 2008: -10.2pp · 2024: 16.5pp
• All cycles: 2024: D+16.5 2020: D+18.3 2016: D+5.8 2012: R+9.4 2008: R+10.2

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

+0.0% since first listed

4 events — show timeline

• 2026-06-04 Pending — GAMLS
• 2026-06-04 Pending — FMLS
• 2026-04-16 Listed $429,900 FMLS
• 2026-04-16 Listed $429,900 GAMLS