873 Port West Dr · Auburn, GA 30011

$389,995

3 bd · 2.0 ba · 2,041 sqft · SingleFamily public records · 181 Days on market

Built 2005 0.32 ac lot $191/sqft · 9% below area Est $431k · 9% under $21/mo HOA · 1% of rent

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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 +11.8/15.0
• Cash flow +6.7/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hard to find 4-bedroom ranch w/ bonus room located in a quiet Gwinnett Co. neighborhood nestled next to Little Mulberry Park. Beautiful laminated hardwoods & vaulted ceilings complement the open-concept floor plan. Kitchen provides plenty of cabinet space, tile flooring & stainless steel appliances. Add'l features: New bath fixtures, NEWER ROOF , covered patio overlooking landscaped large garden area. Schools in the area: Mulberry ES, Dacula MS & HS, Countryside Montessori & Hebron Christian Academy.

Key facts

• Bonus room
• Tile flooring
• 4 bedroom ranch

Tags

• 4 BEDROOM RANCH
• BONUS ROOM
• OPEN-CONCEPT FLOOR PLAN
• PLENTY OF CABINET SPACE
• TILE FLOORING
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-625 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (28.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (32.2% below list).
• Recommended offer: $264k (32.2% 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: schools D, 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.
• Market conditions: Rents rising (+2.5%/yr); 327 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 5,607 units permitted in Gwinnett County in 2024 (1,277 in 5+ unit buildings).
• This rent runs 37% 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.
• 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 181 days — a 12% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 4 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.

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 $264,487 (32.2% 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 181 days. Have you received any prior offers? Is the seller open to a 32% 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. 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: 0.68% ✗
• Cap rate: 4.37%
• Cash-on-cash: -6.87%
• DSCR: 0.69
• GRM: 12.3

CMA / ARV

• ARV (median comp): $430,710
• List price: $389,995
• Delta: -9.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
723 York View Dr	0.31mi	4/3.0 (+1)	2,123 (+4%)	6mo	$397,777	$187	65
650 Wiley Ln	0.21mi	4/3.0 (+1)	1,824 (-11%)	18mo	$450,000	$247	49
558 Auburn Rd	0.75mi	3/2.5	2,331 (+14%)	11mo	$620,000	$266	30

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: -28.8%
• Equity multiple: 0.04×
• Total profit: $-104,357
• Equity at exit: $58,150

10-year hold

• IRR: -30.7%
• Equity multiple: -0.35×
• Total profit: $-147,619
• Equity at exit: $33,720

Cash invested: $109,199 (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: 12.3×

Monthly cashflow live

• Estimated rent: $2,645 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$486 /mo · $5,830/yr
• Insurance: −$162
• HOA: −$21
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-625

Break-even live

Break-even rent $3,436

Max offer price $279,578

Occupancy floor —

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: $97,499
• Closing costs: $11,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3373 Fence Rd NE Dacula, GA	3.0–4.0	2.5	2580	$2,250	$0.87	2d	16	0.55mi
3940 Fence Rd Auburn, GA	4.0	2.5–3.0	2467	$2,820	$1.14	5d	1	0.56mi
3421 Lynley Mill Ln Dacula, GA	4.0	3.5	2465	$2,425	$0.98	44d	1	0.63mi
3336 Bridle Brook Dr Auburn, GA	3.0	2.0	1865	$2,175	$1.17	22d	1	0.82mi
3577 Sandy Bank Dr Auburn, GA	4.0	2.5	2620	$2,250	$0.86	5d	1	1.10mi
3245 Ambergrove Trce Dacula, GA	4.0	2.5	2320	$2,900	$1.25	24d	1	1.30mi
1435 Lake Heights Cir Dacula, GA	4.0	3.5	2514	$2,600	$1.03	44d	1	1.43mi
3370 Elkhorn Ridge Run Dacula, GA	4.0	3.5	2880	$3,300	$1.15	24d	1	1.45mi
408 Elkhorn Glen Ct Auburn, GA	4.0	4.0	2656	$2,850	$1.07	4d	1	1.50mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 14 events

1. 2026-06-04
   days on market $389,995 Active 181 DOM
2. 2026-06-03
   days on market $389,995 Active 180 DOM
3. 2026-06-02
   days on market $389,995 Active 179 DOM
4. 2026-06-01
   days on market $389,995 Active 178 DOM
5. 2026-05-31
   days on market $389,995 Active 177 DOM
6. 2026-02-14
   price $389,995 521-char remark

   Show marketing remark (521 chars)

   Hard to find 4-bedroom ranch w/ bonus room located in a quiet Gwinnett Co. neighborhood nestled next to Little Mulberry Park. Beautiful laminated hardwoods & vaulted ceilings complement the open-concept floor plan. Kitchen provides plenty of cabinet space, tile flooring & stainless steel appliances. Add'l features: New bath fixtures, NEWER ROOF , covered patio overlooking landscaped large garden area. Schools in the area: Mulberry ES, Dacula MS & HS, Countryside Montessori & Hebron Christian Academy.

7. 2026-02-14
   price $389,995 521-char remark

   Show marketing remark (521 chars)

   Hard to find 4-bedroom ranch w/ bonus room located in a quiet Gwinnett Co. neighborhood nestled next to Little Mulberry Park. Beautiful laminated hardwoods & vaulted ceilings complement the open-concept floor plan. Kitchen provides plenty of cabinet space, tile flooring & stainless steel appliances. Add'l features: New bath fixtures, NEWER ROOF , covered patio overlooking landscaped large garden area. Schools in the area: Mulberry ES, Dacula MS & HS, Countryside Montessori & Hebron Christian Academy.

8. 2025-12-05
   listed $395,000 New 521-char remark

   Show marketing remark (521 chars)

   Hard to find 4-bedroom ranch w/ bonus room located in a quiet Gwinnett Co. neighborhood nestled next to Little Mulberry Park. Beautiful laminated hardwoods & vaulted ceilings complement the open-concept floor plan. Kitchen provides plenty of cabinet space, tile flooring & stainless steel appliances. Add'l features: New bath fixtures, NEWER ROOF , covered patio overlooking landscaped large garden area. Schools in the area: Mulberry ES, Dacula MS & HS, Countryside Montessori & Hebron Christian Academy.

9. 2025-12-05
   listed $395,000 Active 521-char remark

   Show marketing remark (521 chars)

   Hard to find 4-bedroom ranch w/ bonus room located in a quiet Gwinnett Co. neighborhood nestled next to Little Mulberry Park. Beautiful laminated hardwoods & vaulted ceilings complement the open-concept floor plan. Kitchen provides plenty of cabinet space, tile flooring & stainless steel appliances. Add'l features: New bath fixtures, NEWER ROOF , covered patio overlooking landscaped large garden area. Schools in the area: Mulberry ES, Dacula MS & HS, Countryside Montessori & Hebron Christian Academy.

10. 2025-04-22
    historical
11. 2025-04-22
    historical
12. 2025-03-20
    listed $395,000 New
13. 2025-03-20
    listed $395,000 Active
14. 2005-03-25
    soldstatus $384,700

ⓘ 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: $5,830 · $486/mo
• Projected year-2 tax: $5,830 · $486/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 17% 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: $31,738
• − Mortgage interest: −$21,846
• − Property taxes: −$5,830
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,539
• − Management: −$2,539
• − HOA: −$252
• − Depreciation: −$11,345
• Taxable loss: −$14,563
• Est. tax savings @ 24.0%: +$3,495
• After-tax cash flow: $-4,006/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

+1.4% since first listed

9 events — show timeline

• 2026-02-14 Price Changed $389,995 FMLS
• 2026-02-14 Price Changed $389,995 GAMLS
• 2025-12-05 Listed $395,000 FMLS
• 2025-12-05 Listed $395,000 GAMLS
• 2025-04-22 Listing Removed — FMLS
• 2025-04-22 Listing Removed — GAMLS
• 2025-03-20 Listed $395,000 FMLS
• 2025-03-20 Listed $395,000 GAMLS
• 2005-03-25 Sold (Public Records) $384,700 Public Records

Property tax history

+6.3%/yr

Latest (2025): $5,830 · +53.0% YoY. Source: county tax records.