255 Woodlawn Ave · Winder, GA 30680

$199,900

3 bd · 1.0 ba · 1,639 sqft · SingleFamily public records · 95 Days on market

Built 1950 0.60 ac lot $122/sqft · 34% below area Est $302k · 34% under

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Why this score? — see what drove the C 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.7/10.0
• 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

Great investment opportunity in Winder! This home sits on a spacious lot and offers strong potential for renovation or customization. The layout includes generous room sizes, multiple living areas, and several spaces ready for updating. The property is in fixer condition and will require repairs, making it ideal for investors, flippers, or buyers looking to add value. Public records reflect 1 bathroom, but the home currently has 2.5 bathrooms. These additional baths appear to have been added without permits. Buyers are encouraged to verify all improvements, permits, and square footage during due diligence. Conveniently located near downtown Winder, schools, shopping, and major commuter routes, this property offers both accessibility and upside. Property is being sold asis. Cash, renovation loans, or investor financing preferred

Key facts

• Spacious lot
• 0.6 acre lot
• Built 1950

Tags

• SPACIOUS LOT
• MULTIPLE LIVING AREAS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/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 $195k (2.6% below list).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.9% in Winder — 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 73/100 on livability (#47 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D+, schools D-, amenities 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.
• Market conditions: Rents rising (+2.3%/yr); 563 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,427 units permitted in Barrow County in 2024 (311 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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

• It's been on market 95 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 12y ago; this cycle's ask has dropped $35k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $166k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $181,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 8.08%
• Cash-on-cash: 6.38%
• DSCR: 1.28
• GRM: 8.6

CMA / ARV

• ARV (median comp): $301,842
• List price: $199,900
• Delta: -33.77%
• 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
17 W Wright St	0.35mi	3/2.0	1,540 (-6%)	3mo	$344,000	$223	67
273 Nancy St	0.40mi	3/2.0	1,585 (-3%)	6mo	$294,900	$186	67
15 E New St	0.52mi	3/2.0	1,617 (-1%)	5mo	$310,000	$192	66
236 6th Ave	0.62mi	3/2.0	1,620 (-1%)	1mo	$260,000	$160	64
69 W Stephens St	0.58mi	4/2.0 (+1)	1,619 (-1%)	1mo	$327,000	$202	61
136 Alexander Ct	0.33mi	3/2.5	1,816 (+11%)	1mo	$360,000	$198	60
303 Rocky Point Ct	0.50mi	3/2.5	1,540 (-6%)	3mo	$313,990	$204	58
267 Nancy St	0.38mi	2/2.0 (-1)	1,480 (-10%)	4mo	$240,000	$162	54
102 N Center St	0.63mi	2/2.0 (-1)	1,565 (-4%)	5mo	$287,000	$183	50
197 Buena Vista St	0.68mi	4/2.0 (+1)	1,510 (-8%)	1mo	$315,000	$209	45
256 4th Ave	0.50mi	3/2.0	1,870 (+14%)	6mo	$305,000	$163	44
816 Ideal Pl	0.74mi	3/2.0	1,874 (+14%)	2mo	$359,000	$192	36

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 · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-14,940
• Equity at exit: $29,806

10-year hold

• IRR: 1.4%
• Equity multiple: 1.10×
• Total profit: $5,340
• Equity at exit: $17,284

Cash invested: $55,972 (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 30680

• Home prices YoY: -24.7%
• Rents YoY: 2.3%
• Active inventory: 563
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,948 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $298

Break-even live

Break-even rent $1,571

Max offer price $199,900

Occupancy floor 80%

Sensitivity live

Price	-10% $411	-5% $354	+0% $298	+5% $241	+10% $184
Rent	-10% $144	-5% $221	+0% $298	+5% $374	+10% $451
Rate	-1.0pp $398	-0.5pp $348	base $298	+0.5pp $246	+1.0pp $193

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 W Wright St Winder, GA	3.0	2.0	1487	$1,939	$1.30	2d	1	0.40mi
125 Shenandoah Dr Winder, GA	3.0	2.5	1532	$1,829	$1.19	44d	1	0.53mi
172 Williamsburg Way Winder, GA	3.0	2.0	1270	$1,920	$1.51	4d	1	0.63mi
74 Martin Luther King Jr Dr Winder, GA	2.0	2.0	1268	$1,350	$1.06	6d	1	0.89mi
490 Gainesville Hwy Winder, GA	2.0	1.5	1100	$1,465	$1.33	44d	1	0.93mi
542 Scrooch Ct Winder, GA	3.0	2.0	1148	$1,775	$1.55	6d	1	1.02mi
120 N Williams St Winder, GA	3.0	2.0	1326	$1,900	$1.43	44d	1	1.02mi
9 Richardson St Winder, GA	3.0	2.5	2000	$1,995	$1.00	44d	1	1.06mi
547 Scrooch Ct Winder, GA	3.0	2.0	1176	$1,795	$1.53	6d	1	1.07mi
241 Ryan Rd Winder, GA	3.0	2.0	1586	$1,786	$1.13	13d	1	1.15mi
150 Brookview Ter Winder, GA	3.0	2.0	1200	$1,600	$1.33	44d	3	1.18mi
160 2nd St #2 Winder, GA	3.0	1.5	1134	$1,595	$1.41	6d	1	1.42mi

Listing history 50 events

1. 2026-06-13
   statusdays on market $199,900 Under Contract 95 DOM
2. 2026-06-09
   days on market $199,900 Active 93 DOM
3. 2026-06-08
   days on market $199,900 Active 92 DOM
4. 2026-06-07
   days on market $199,900 Active 91 DOM
5. 2026-06-04
   days on market $199,900 Active 88 DOM
6. 2026-06-03
   days on market $199,900 Active 87 DOM
7. 2026-06-02
   days on market $199,900 Active 86 DOM
8. 2026-06-01
   days on market $199,900 Active 85 DOM
9. 2026-05-31
   days on market $199,900 Active 84 DOM
10. 2026-05-16
    price $199,900 842-char remark

    Show marketing remark (842 chars)

    Great investment opportunity in Winder! This home sits on a spacious lot and offers strong potential for renovation or customization. The layout includes generous room sizes, multiple living areas, and several spaces ready for updating. The property is in fixer condition and will require repairs, making it ideal for investors, flippers, or buyers looking to add value. Public records reflect 1 bathroom, but the home currently has 2.5 bathrooms. These additional baths appear to have been added without permits. Buyers are encouraged to verify all improvements, permits, and square footage during due diligence. Conveniently located near downtown Winder, schools, shopping, and major commuter routes, this property offers both accessibility and upside. Property is being sold asis. Cash, renovation loans, or investor financing preferred

11. 2026-04-08
    price $224,900 842-char remark

    Show marketing remark (842 chars)

    Great investment opportunity in Winder! This home sits on a spacious lot and offers strong potential for renovation or customization. The layout includes generous room sizes, multiple living areas, and several spaces ready for updating. The property is in fixer condition and will require repairs, making it ideal for investors, flippers, or buyers looking to add value. Public records reflect 1 bathroom, but the home currently has 2.5 bathrooms. These additional baths appear to have been added without permits. Buyers are encouraged to verify all improvements, permits, and square footage during due diligence. Conveniently located near downtown Winder, schools, shopping, and major commuter routes, this property offers both accessibility and upside. Property is being sold asis. Cash, renovation loans, or investor financing preferred

12. 2026-03-05
    listed $234,900 New 842-char remark

    Show marketing remark (842 chars)

    Great investment opportunity in Winder! This home sits on a spacious lot and offers strong potential for renovation or customization. The layout includes generous room sizes, multiple living areas, and several spaces ready for updating. The property is in fixer condition and will require repairs, making it ideal for investors, flippers, or buyers looking to add value. Public records reflect 1 bathroom, but the home currently has 2.5 bathrooms. These additional baths appear to have been added without permits. Buyers are encouraged to verify all improvements, permits, and square footage during due diligence. Conveniently located near downtown Winder, schools, shopping, and major commuter routes, this property offers both accessibility and upside. Property is being sold asis. Cash, renovation loans, or investor financing preferred

13. 2023-04-05
    soldstatus $166,000
14. 2023-04-03
    soldstatus $166,000 Closed 327-char remark

    Show marketing remark (327 chars)

    Come see this wonderful opportunity in a prime area within steps of downtown Winder's developing scene! Perfect chance to get a house, under market value, with a large lot! Property is being sold AS-IS and is a great fit for an investor or someone who doesn't mind doing some work to make it into a home. (Photos coming soon)

15. 2023-04-03
    soldstatus $166,000 Sold

    Show marketing remark (327 chars)

    Come see this wonderful opportunity in a prime area within steps of downtown Winder's developing scene! Perfect chance to get a house, under market value, with a large lot! Property is being sold AS-IS and is a great fit for an investor or someone who doesn't mind doing some work to make it into a home. (Photos coming soon)

16. 2023-03-01
    status Under Contract
17. 2023-02-22
    status Pending 327-char remark

    Show marketing remark (327 chars)

    Come see this wonderful opportunity in a prime area within steps of downtown Winder's developing scene! Perfect chance to get a house, under market value, with a large lot! Property is being sold AS-IS and is a great fit for an investor or someone who doesn't mind doing some work to make it into a home. (Photos coming soon)

18. 2023-02-08
    listed $180,000 New
19. 2023-02-03
    listed $180,000 Active 327-char remark

    Show marketing remark (327 chars)

    Come see this wonderful opportunity in a prime area within steps of downtown Winder's developing scene! Perfect chance to get a house, under market value, with a large lot! Property is being sold AS-IS and is a great fit for an investor or someone who doesn't mind doing some work to make it into a home. (Photos coming soon)

20. 2022-08-24
    soldstatus $205,000
21. 2015-04-02
    price $35,000
22. 2015-04-01
    historical
23. 2015-03-31
    price $35,000
24. 2015-03-12
    soldstatus $35,000 Sold
25. 2015-03-12
    soldstatus $35,000 Sold
26. 2015-03-12
    price $38,000
27. 2015-03-10
    status Under Contract
28. 2015-03-06
    historical Pending
29. 2015-03-06
    price $38,000
30. 2015-03-02
    status Active
31. 2015-03-02
    status Back On Market
32. 2015-02-28
    historical Pending
33. 2015-02-27
    status Under Contract
34. 2015-02-26
    listed $38,000 Active
35. 2015-02-25
    listed $38,000 New
36. 2015-02-06
    soldstatus $68,000
37. 2015-02-03
    status Under Contract
38. 2015-02-01
    historical
39. 2014-12-30
    status Back On Market
40. 2014-12-08
    status Under Contract
41. 2014-12-08
    status Back On Market
42. 2014-11-07
    status Under Contract
43. 2014-10-23
    listed $49,900 New
44. 2014-10-01
    historical
45. 2014-10-01
    price $54,500
46. 2014-09-08
    status Back On Market
47. 2014-09-01
    historical
48. 2014-07-08
    price $54,900 Reduced
49. 2014-06-06
    price $87,000 Reduced
50. 2014-04-16
    listed $89,000 New

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$522/yr (+$44/mo · 39.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $23,375
• − Mortgage interest: −$11,198
• − Property taxes: −$1,317
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,870
• − Management: −$1,870
• − Depreciation: −$5,815
• Taxable income: $306
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $3,497/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 — Winder

• Score: 73/100
• State rank: #47
• US rank: #5120

Category grades

Amenities F Commute F Cost of living A+ Crime B+ Employment D+ Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winder, GA
• County: Barrow County · 133,377 people
• City population: 48,388
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 48,388
• Household income: $80,956
• Rent vs Own: 20.9% rent · 79.1% own
• Severe rent burden: 622.0

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: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 13% Black 12% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 7% Puerto Rican 2%
• Common ancestry: Slovak 3% Italian 2% Lithuanian 1%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 10% Other Asian/Pacific 3% French/Haitian/Cajun 1%

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: ▼ -75.21%
• Current HPI: 229.5804
• Rent YoY: ▲ 2.26%
• 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

+124.6% since first listed

41 events — show timeline

• 2026-05-16 Price Changed $199,900 GAMLS
• 2026-04-08 Price Changed $224,900 GAMLS
• 2026-03-05 Listed $234,900 GAMLS
• 2023-04-05 Sold (Public Records) $166,000 Public Records
• 2023-04-03 Sold (MLS) $166,000 GAMLS
• 2023-04-03 Sold (MLS) $166,000 FMLS
• 2023-03-01 Pending — GAMLS
• 2023-02-22 Pending — FMLS
• 2023-02-08 Listed $180,000 GAMLS
• 2023-02-03 Listed $180,000 FMLS
• 2022-08-24 Sold (Public Records) $205,000 Public Records
• 2015-04-02 Price Changed $35,000 FMLS
• 2015-04-01 Listing Removed — FMLS
• 2015-03-31 Price Changed $35,000 GAMLS
• 2015-03-12 Sold (MLS) $35,000 GAMLS
• 2015-03-12 Price Changed $38,000 FMLS
• 2015-03-12 Sold (MLS) $35,000 FMLS
• 2015-03-10 Pending — GAMLS
• 2015-03-06 Contingent — FMLS
• 2015-03-06 Price Changed $38,000 GAMLS
• 2015-03-02 Relisted — FMLS
• 2015-03-02 Relisted — GAMLS
• 2015-02-28 Contingent — FMLS
• 2015-02-27 Pending — GAMLS
• 2015-02-26 Listed $38,000 FMLS
• 2015-02-25 Listed $38,000 GAMLS
• 2015-02-06 Sold (Public Records) $68,000 Public Records
• 2015-02-03 Pending — GAMLS
• 2015-02-01 Listing Removed — GAMLS
• 2014-12-30 Relisted — GAMLS
• 2014-12-08 Pending — GAMLS
• 2014-12-08 Relisted — GAMLS
• 2014-11-07 Pending — GAMLS
• 2014-10-23 Listed $49,900 GAMLS
• 2014-10-01 Listing Removed — GAMLS
• 2014-10-01 Price Changed $54,500 GAMLS
• 2014-09-08 Relisted — GAMLS
• 2014-09-01 Listing Removed — GAMLS
• 2014-07-08 Price Changed $54,900 GAMLS
• 2014-06-06 Price Changed $87,000 GAMLS
• 2014-04-16 Listed $89,000 GAMLS

Property tax history

+13.1%/yr

Latest (2025): $1,317 · +0.0% YoY. Source: county tax records.