1609 River Trce · Auburn, GA 30011

$295,000

3 bd · 2.0 ba · 1,209 sqft · SingleFamily public records · 4 Days on market

Built 1988 0.90 ac lot Est $297k · at est.

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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 +15.2/30.0
• ARV discount +7.9/15.0
• DSCR +4.7/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this charming ranch-style retreat nestled on a spacious .90-acre lot in a desirable Auburn neighborhood. This well-maintained 3-bedroom, 2-bath home offers the perfect blend of comfort, privacy, and convenience-all on one level. It is a functional, easy-flow layout ideal for both everyday living and entertaining. The home features a bright and inviting living space, a large eat in kitchen, and generously sized bedrooms, including a comfortable primary suite with its own private bath. Outside, enjoy the peace on nearly an acre-perfect for gardening, pets, or simply relaxing in your own backyard. The attached 2-car garage provides ample storage and convenience. This home is a fantastic opportunity for buyers looking for space and value in a friendly, established community. Don't miss your chance to make this one yours!

Key facts

• Bright living space
• Large eat in kitchen
• Ranch style retreat

Tags

• RANCH STYLE RETREAT
• SPACIOUS LOT
• BRIGHT LIVING SPACE
• LARGE EAT IN KITCHEN
• PRIVATE BATH
• PEACEFUL BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (21.7% below list).
• Recommended offer: $231k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 32% 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 $9k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

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 $231,012 (21.7% below list)

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: 0.78% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $297,414
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1609 River Trce	0.00mi	3/2.0	1,209 (0%)	1mo	$295,000	$244	99
1638 River Trce	0.32mi	3/2.0	1,204 (-0%)	10mo	$311,500	$259	76
1530 Willow Gate Way Way	0.43mi	3/2.0	1,240 (+3%)	2mo	$305,000	$246	74
204 Appalachee Church Rd	0.20mi	3/2.0	1,256 (+4%)	14mo	$232,000	$185	73
1636 Riverview Ct	0.33mi	3/2.0	1,200 (-1%)	20mo	$309,000	$258	67
1600 Steeple Chase Rd	0.25mi	3/2.0	1,344 (+11%)	5mo	$332,700	$248	65
1528 Willow Gate Way	0.41mi	3/2.0	1,312 (+8%)	3mo	$305,000	$232	64
1506 Jamestown Dr	0.19mi	3/2.0	1,390 (+15%)	7mo	$334,900	$241	60
1526 Oakleaf Dr	0.39mi	3/2.0	1,336 (+10%)	6mo	$364,000	$272	59
273 Appalachee Church Rd	0.53mi	3/2.0	1,300 (+8%)	7mo	$300,000	$231	57

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-42,738
• Equity at exit: $43,985

10-year hold

• IRR: -6.7%
• Equity multiple: 0.58×
• Total profit: $-34,532
• Equity at exit: $25,506

Cash invested: $82,600 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,310 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$54 /mo · $646/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $101

Break-even live

Break-even rent $2,182

Max offer price $295,000

Occupancy floor 91%

Sensitivity live

Price	-10% $268	-5% $185	+0% $101	+5% $18	+10% $-418
Rent	-10% $-81	-5% $10	+0% $101	+5% $192	+10% $284
Rate	-1.0pp $250	-0.5pp $176	base $101	+0.5pp $25	+1.0pp $-53

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Summit Rdg Auburn, GA	3.0	2.0	1403	$2,075	$1.48	4d	1	0.25mi
2099 Emerson Dr Auburn, GA	3.0	2.5	1421	$2,200	$1.55	19d	1	0.68mi
23 N Auburn Landing Pl Unit 1 Auburn, GA	3.0	2.5	1500	$1,890	$1.26	45d	1	0.73mi

Listing history 7 events

1. 2026-05-15
   soldstatus $295,000 Sold 852-char remark

   Show marketing remark (852 chars)

   Welcome home to this charming ranch-style retreat nestled on a spacious .90-acre lot in a desirable Auburn neighborhood. This well-maintained 3-bedroom, 2-bath home offers the perfect blend of comfort, privacy, and convenience-all on one level. It is a functional, easy-flow layout ideal for both everyday living and entertaining. The home features a bright and inviting living space, a large eat in kitchen, and generously sized bedrooms, including a comfortable primary suite with its own private bath. Outside, enjoy the peace on nearly an acre-perfect for gardening, pets, or simply relaxing in your own backyard. The attached 2-car garage provides ample storage and convenience. This home is a fantastic opportunity for buyers looking for space and value in a friendly, established community. Don't miss your chance to make this one yours!

2. 2026-04-17
   status Pending

   Show marketing remark (852 chars)

   Welcome home to this charming ranch-style retreat nestled on a spacious .90-acre lot in a desirable Auburn neighborhood. This well-maintained 3-bedroom, 2-bath home offers the perfect blend of comfort, privacy, and convenience-all on one level. It is a functional, easy-flow layout ideal for both everyday living and entertaining. The home features a bright and inviting living space, a large eat in kitchen, and generously sized bedrooms, including a comfortable primary suite with its own private bath. Outside, enjoy the peace on nearly an acre-perfect for gardening, pets, or simply relaxing in your own backyard. The attached 2-car garage provides ample storage and convenience. This home is a fantastic opportunity for buyers looking for space and value in a friendly, established community. Don't miss your chance to make this one yours!

3. 2026-04-17
   status Under Contract 852-char remark

   Show marketing remark (852 chars)

   Welcome home to this charming ranch-style retreat nestled on a spacious .90-acre lot in a desirable Auburn neighborhood. This well-maintained 3-bedroom, 2-bath home offers the perfect blend of comfort, privacy, and convenience-all on one level. It is a functional, easy-flow layout ideal for both everyday living and entertaining. The home features a bright and inviting living space, a large eat in kitchen, and generously sized bedrooms, including a comfortable primary suite with its own private bath. Outside, enjoy the peace on nearly an acre-perfect for gardening, pets, or simply relaxing in your own backyard. The attached 2-car garage provides ample storage and convenience. This home is a fantastic opportunity for buyers looking for space and value in a friendly, established community. Don't miss your chance to make this one yours!

4. 2026-04-13
   listed $295,000 New 852-char remark

   Show marketing remark (852 chars)

   Welcome home to this charming ranch-style retreat nestled on a spacious .90-acre lot in a desirable Auburn neighborhood. This well-maintained 3-bedroom, 2-bath home offers the perfect blend of comfort, privacy, and convenience-all on one level. It is a functional, easy-flow layout ideal for both everyday living and entertaining. The home features a bright and inviting living space, a large eat in kitchen, and generously sized bedrooms, including a comfortable primary suite with its own private bath. Outside, enjoy the peace on nearly an acre-perfect for gardening, pets, or simply relaxing in your own backyard. The attached 2-car garage provides ample storage and convenience. This home is a fantastic opportunity for buyers looking for space and value in a friendly, established community. Don't miss your chance to make this one yours!

5. 2026-04-13
   listed $295,000 Active

   Show marketing remark (852 chars)

   Welcome home to this charming ranch-style retreat nestled on a spacious .90-acre lot in a desirable Auburn neighborhood. This well-maintained 3-bedroom, 2-bath home offers the perfect blend of comfort, privacy, and convenience-all on one level. It is a functional, easy-flow layout ideal for both everyday living and entertaining. The home features a bright and inviting living space, a large eat in kitchen, and generously sized bedrooms, including a comfortable primary suite with its own private bath. Outside, enjoy the peace on nearly an acre-perfect for gardening, pets, or simply relaxing in your own backyard. The attached 2-car garage provides ample storage and convenience. This home is a fantastic opportunity for buyers looking for space and value in a friendly, established community. Don't miss your chance to make this one yours!

6. 2017-03-27
   soldstatus $129,500
7. 1989-05-01
   soldstatus $66,300

ⓘ 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: $646 · $54/mo
• Projected year-2 tax: $2,714 · $226/mo
• Expected delta: +$2,068/yr (+$172/mo · 320.2%)

ⓘ 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 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: $27,721
• − Mortgage interest: −$16,525
• − Property taxes: −$646
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,218
• − Management: −$2,218
• − Depreciation: −$8,582
• Taxable loss: −$3,941
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $2,161/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

• 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

+344.9% since first listed

7 events — show timeline

• 2026-05-15 Sold (MLS) $295,000 GAMLS
• 2026-04-17 Pending — FMLS
• 2026-04-17 Pending — GAMLS
• 2026-04-13 Listed $295,000 FMLS
• 2026-04-13 Listed $295,000 GAMLS
• 2017-03-27 Sold (Public Records) $129,500 Public Records
• 1989-05-01 Sold (Public Records) $66,300 Public Records

Property tax history

-0.4%/yr

Latest (2025): $646 · -1.3% YoY. Source: county tax records.