872 Whitfield Oak Rd · Auburn, GA 30011

$379,000

4 bd · 2.5 ba · 2,478 sqft · SingleFamily public records · 37 Days on market

Built 2013 6,098 sqft lot $153/sqft · 15% below area Est $444k · 15% under $50/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 +14.1/15.0
• Cash flow +7.9/30.0
• Schools +3.7/10.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Freshly painted inside and out, new carpets and new lvt flooring. Move-in-ready 4-bedroom, 3-bath home in a prime location near Little Mulberry Park and within the sought-after Gwinnett County school district! This home offers a versatile flex room perfect for a home office, playroom, or optional 5th bedroom on the main level. The thoughtfully designed floor plan provides plenty of space for everyday living, featuring a large kitchen with abundant counter space, ample cabinetry, and room to gather and entertain. Enjoy peace and privacy in the backyard overlooking wooded trees, creating a serene natural setting. Conveniently located close to parks, shopping, dining, and top commuter routes, this home combines comfort, functionality, and location all in one. Come see for yourself!

Key facts

• Large kitchen
• 6,098 sq ft lot
• 2 garage spots

Tags

• LARGE KITCHEN

Property features AI

Finance

• HOA & community: Association dues $300 semi-annually; Association covers grounds maintenance; Has homeowners association

Exterior

• Parking: Detached or attached garage (2 garage spaces); Driveway with level access; Garage faces front; Open parking available
• Utilities: Public water; Public sewer; Electric service (110 volts); Electricity and water available
• Home design: Two levels; Brick-front construction; Composition roof; Slab foundation; Resale property
• Construction: Brick front exterior; Composition roof; Slab foundation
• Exterior features: Garden; Private entrance; Private yard; Rain gutters; Front porch; Rear porch

Interior

• Kitchen: Eat-in kitchen with island; Stained cabinets; Pantry; Solid surface counters; View to family room; Dishwasher; Disposal; Electric cooktop; Electric oven; Microwave; Refrigerator
• Bedrooms: Four upper-level bedrooms
• Flooring: Carpet; Hardwood; Luxury vinyl
• Bathrooms: Three full bathrooms; Master bath with double vanity, separate tub and shower, and soaking tub; One full bath on the main level; two full baths on the upper level
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: High 9-ft ceilings on main and upper levels; Walk-in closet(s); Double vanity sinks; One fireplace in the living room; Wood window frames
• Laundry & utility: Upper-level laundry room with electric dryer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $-409 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $307k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (22.3% below list).
• Recommended offer: $294k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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); 327 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 19d 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 41% 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 $11k 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 37 days — a 3% lower offer ($368k) 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 $118k; list at $379k implies a 221% gain — meaningful room to come down on a strong offer.

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 $294,462 (22.3% 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 37 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.00%
• Cash-on-cash: -4.62%
• DSCR: 0.79
• GRM: 10.7

CMA / ARV

• ARV (median comp): $443,722
• List price: $379,000
• Delta: -14.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4050 Whitfield Oak Way	0.06mi	4/2.5	2,444 (-1%)	1mo	$380,000	$155	94
4165 Whitfield Oak Way	0.13mi	4/3.0	2,382 (-4%)	4mo	$375,000	$157	82
4030 Whitfield Oak Way	0.03mi	4/2.5	2,390 (-4%)	19mo	$407,000	$170	76
893 Whitfield Oak Rd	0.03mi	5/3.0 (+1)	2,682 (+8%)	6mo	$400,000	$149	73
879 W Union Grove Cir	0.17mi	4/3.0	2,818 (+14%)	3mo	$490,000	$174	65
838 Key Largo Ct	0.17mi	4/2.5	2,716 (+10%)	21mo	$435,000	$160	58
755 Holcombe Woods Ct	0.56mi	4/3.0	2,524 (+2%)	14mo	$385,000	$153	57
775 Holcombe Woods Ct	0.55mi	4/3.0	2,665 (+8%)	13mo	$400,000	$150	48
4450 Clack Rd	0.74mi	4/3.0	2,699 (+9%)	22mo	$645,000	$239	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: -24.7%
• Equity multiple: 0.16×
• Total profit: $-88,889
• Equity at exit: $56,510

10-year hold

• IRR: -22.0%
• Equity multiple: -0.10×
• Total profit: $-116,790
• Equity at exit: $32,769

Cash invested: $106,120 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,945 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$539 /mo · $6,474/yr
• Insurance: −$158
• HOA: −$50
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $-409

Break-even live

Break-even rent $3,462

Max offer price $306,808

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3940 Fence Rd Auburn, GA	4.0	2.5–3.0	2467	$2,820	$1.14	5d	1	0.39mi
2097 Blackberry Cir Auburn, GA	4.0	3.0	2213	$2,411	$1.09	5d	1	0.89mi
3459 In Bloom Way Auburn, GA	5.0	3.0	3196	$3,000	$0.94	18d	1	1.23mi
3373 Fence Rd NE Dacula, GA	3.0–4.0	2.5	2580	$3,235	$1.25	2d	16	1.33mi
3319 Mulberry Cove Way Auburn, GA	5.0	4.0	3138	$2,600	$0.83	24d	1	1.37mi
5030 Sierra Creek Dr Hoschton, GA	4.0	3.0	2579	$2,600	$1.01	43d	1	1.45mi
3421 Lynley Mill Ln Dacula, GA	4.0	3.5	2465	$2,425	$0.98	43d	1	1.50mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 16 events

1. 2026-06-18
   days on market $379,000 Active 37 DOM
2. 2026-06-17
   days on market $379,000 Active 36 DOM
3. 2026-06-16
   days on market $379,000 Active 35 DOM
4. 2026-06-15
   days on market $379,000 Active 34 DOM
5. 2026-06-13
   days on market $379,000 Active 32 DOM
6. 2026-06-09
   days on market $379,000 Active 28 DOM
7. 2026-06-08
   pricedays on market $379,000 Active 27 DOM

   Show marketing remark (789 chars)

   Freshly painted inside and out, new carpets and new lvt flooring. Move-in-ready 4-bedroom, 3-bath home in a prime location near Little Mulberry Park and within the sought-after Gwinnett County school district! This home offers a versatile flex room perfect for a home office, playroom, or optional 5th bedroom on the main level. The thoughtfully designed floor plan provides plenty of space for everyday living, featuring a large kitchen with abundant counter space, ample cabinetry, and room to gather and entertain. Enjoy peace and privacy in the backyard overlooking wooded trees, creating a serene natural setting. Conveniently located close to parks, shopping, dining, and top commuter routes, this home combines comfort, functionality, and location all in one. Come see for yourself!

8. 2026-06-07
   days on market $389,000 Active 26 DOM
9. 2026-06-04
   days on market $389,000 Active 23 DOM
10. 2026-06-03
    days on market $389,000 Active 22 DOM
11. 2026-06-02
    days on market $389,000 Active 21 DOM
12. 2026-06-01
    days on market $389,000 Active 20 DOM
13. 2026-05-31
    days on market $389,000 Active 19 DOM
14. 2026-05-08
    listed $389,000 Active 790-char remark

    Show marketing remark (789 chars)

    Freshly painted inside and out, new carpets and new lvt flooring. Move-in-ready 4-bedroom, 3-bath home in a prime location near Little Mulberry Park and within the sought-after Gwinnett County school district! This home offers a versatile flex room perfect for a home office, playroom, or optional 5th bedroom on the main level. The thoughtfully designed floor plan provides plenty of space for everyday living, featuring a large kitchen with abundant counter space, ample cabinetry, and room to gather and entertain. Enjoy peace and privacy in the backyard overlooking wooded trees, creating a serene natural setting. Conveniently located close to parks, shopping, dining, and top commuter routes, this home combines comfort, functionality, and location all in one. Come see for yourself!

15. 2026-05-08
    listed $389,000 New 789-char remark

    Show marketing remark (789 chars)

    Freshly painted inside and out, new carpets and new lvt flooring. Move-in-ready 4-bedroom, 3-bath home in a prime location near Little Mulberry Park and within the sought-after Gwinnett County school district! This home offers a versatile flex room perfect for a home office, playroom, or optional 5th bedroom on the main level. The thoughtfully designed floor plan provides plenty of space for everyday living, featuring a large kitchen with abundant counter space, ample cabinetry, and room to gather and entertain. Enjoy peace and privacy in the backyard overlooking wooded trees, creating a serene natural setting. Conveniently located close to parks, shopping, dining, and top commuter routes, this home combines comfort, functionality, and location all in one. Come see for yourself!

16. 2013-03-28
    soldstatus $118,100

ⓘ 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: $6,474 · $539/mo
• Projected year-2 tax: $6,474 · $539/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 21% 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: $35,335
• − Mortgage interest: −$21,230
• − Property taxes: −$6,474
• − Insurance: −$1,895
• − Repairs & maintenance: −$2,827
• − Management: −$2,827
• − HOA: −$600
• − Depreciation: −$11,025
• Taxable loss: −$11,542
• Est. tax savings @ 24.0%: +$2,770
• After-tax cash flow: $-2,134/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

+220.9% since first listed

5 events — show timeline

• 2026-06-08 Price Changed $379,000 GAMLS
• 2026-06-08 Price Changed $379,000 FMLS
• 2026-05-08 Listed $389,000 FMLS
• 2026-05-08 Listed $389,000 GAMLS
• 2013-03-28 Sold (Public Records) $118,100 Public Records

Property tax history

+16.4%/yr

Latest (2025): $6,474 · +5.0% YoY. Source: county tax records.