1406 Flanagan Mill Dr · Auburn, GA 30011

$2,400

3 bd · 3.0 ba · 1,883 sqft · SingleFamily public records · 1 Days on market

Built 2002 0.88 ac lot

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• 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 split foyer move in ready awaiting a new home owner. Home features: New welcoming front door & side lights. Foyer entrance. Living room with fire place. Separate Dining Room. White kitchen with designer glass tile back splash. Designer tile in kitchen & baths. New carpet on stairs leading to finished basement which includes a rec room, bedroom & bath. There is room for kids to play, dogs to run all with an above ground pool & double decks. Lot is surrounded with a privacy fence. Great school district. Convenient to highway 124, 53 and I-85.

Key facts

• Private backyard
• Ample parking
• Large backyard

Tags

• BONUS ROOM
• LARGE BACKYARD
• UPDATED FLOORING
• PRIVATE BACKYARD
• DECK
• AMPLE PARKING

Property features AI

Finance

• Other: Private road frontage; Asphalt road surface; GPS friendly directions; Located in Barrow County, GA
• HOA & community: Association fee includes trash

Exterior

• Parking: Attached parking; Two total parking spaces
• Utilities: Public water; Septic tank sewer; Electricity available; Water available; Electric service: other
• Home design: Two levels; Resale property
• Construction: Aluminum siding; Vinyl siding; Shingle roof; Other roof material
• Exterior features: Backyard fencing; Deck

Interior

• Kitchen: Pantry (walk-in); Electric cooktop; Electric oven; Microwave; Dishwasher
• Bedrooms: Three main level bedrooms; One lower level bedroom; Bedroom features: none specified
• Flooring: Tile flooring
• Bathrooms: Three full bathrooms; Two full bathrooms on the main level; One full bathroom on the lower level; Master bathroom with double vanity
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Two-story entrance foyer; Double vanity in master bath; One fireplace located in the family room; No common walls; Bonus room
• Laundry & utility: Laundry on lower level; Electric dryer hookup; Laundry located in hall

🏷️ Possibly a rental listed for sale. The $2,400 price doesn't fit this home's estimated sale value (~$359,653) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $2k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $2k).
• Cap rate 972.4% 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: Bramlett Elementary School (math 49% / reading 43%, grade D-, #316 of 1,228 statewide, top 26%, 679 students, 39% FRL); Russell Middle School (math 30% / reading 38%, grade F, #201 of 470 statewide, top 44%, 931 students, 52% FRL); Winder-Barrow High School (math 14% / reading 24%, grade F, #250 of 424 statewide, top 60%, 1,787 students, 45% FRL) — zoned schools at 45% FRL track the district average.
• Market conditions: Rents rising (+2.5%/yr); 327 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,427 units permitted in Barrow County in 2024 (311 in 5+ unit buildings).
• This rent runs 34% 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 $17 of loan paydown is wiped out by about $72 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.
• At projected returns (-3.0% appreciation + 2.5% rent growth), your $672 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 8y ago 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 $2,400

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
4. 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.
5. 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.
6. 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: 102.79% ✓
• Cap rate: 972.41%
• Cash-on-cash: 3450.40%
• DSCR: 154.52
• GRM: 0.1

CMA / ARV

• ARV (on-the-fly): $359,653
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1416 Flanagan Mill Dr	0.13mi	4/3.0 (+1)	1,884 (+0%)	13mo	$345,000	$183	78
1020 Rolling Ridge Ln	0.10mi	4/2.0 (+1)	1,907 (+1%)	19mo	$365,000	$191	69
807 Kenwood Ln	0.73mi	3/2.0	1,745 (-7%)	4mo	$364,900	$209	47
676 Ansley Ct	0.60mi	3/3.0	2,049 (+9%)	20mo	$350,900	$171	40
629 Rosebud Ln	0.57mi	3/2.0	1,621 (-14%)	16mo	$365,000	$225	33

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: —
• Equity multiple: 181.66×
• Total profit: $121,404
• Equity at exit: $358

10-year hold

• IRR: —
• Equity multiple: 386.45×
• Total profit: $259,020
• Equity at exit: $208

Cash invested: $672 (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: 0.1×

Monthly cashflow live

• Estimated rent: $2,467 medium
• Mortgage (P&I): −$13
• Tax est. 1.5%: −$3 /mo · $36/yr
• Insurance: −$1
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $1,932

Break-even live

Break-even rent $21

Max offer price $2,400

Occupancy floor 17%

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: $600
• Closing costs: $72
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
660 Rosebud Ln Winder, GA	3.0	2.0	1331	$1,936	$1.45	24d	1	0.53mi
1117 Boss Hardy Rd Auburn, GA	4.0	4.0	2297	$2,195	$0.96	24d	1	0.72mi

Listing history 2 events

1. 2026-06-18
   remarks 571-char remark
2. 2026-06-18
   listed $2,400 Active 1 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 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 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,602
• − Mortgage interest: −$134
• − Property taxes: −$36
• − Insurance: −$12
• − Repairs & maintenance: −$2,368
• − Management: −$2,368
• − Depreciation: −$70
• Taxable income: $24,614
• Est. tax owed @ 24.0%: −$5,907
• After-tax cash flow: $17,279/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

• 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

-98.8% since first listed

17 events — show timeline

• 2026-06-18 Listed $2,400 FMLS
• 2025-08-18 Rental Removed $2,400 Avail
• 2025-07-19 Listed for Rent $2,400 Avail
• 2025-05-29 Rental Removed $2,400 Avail
• 2025-05-23 Listed for Rent $2,400 Avail
• 2023-09-06 Rental Removed $2,400 FMLS
• 2023-07-22 Listed for Rent $2,400 FMLS
• 2018-06-18 Sold (MLS) $186,500 FMLS
• 2018-05-26 Pending — FMLS
• 2018-05-12 Relisted — FMLS
• 2018-04-30 Pending — FMLS
• 2018-04-10 Price Changed $189,900 FMLS
• 2018-04-10 Relisted — FMLS
• 2018-03-30 Pending — FMLS
• 2018-03-20 Relisted — FMLS
• 2018-02-28 Pending — FMLS
• 2018-02-16 Listed $192,000 FMLS

Property tax history

+5.6%/yr

Latest (2025): $2,870 · +0.1% YoY. Source: county tax records.