5071 Windsor Forrest Ln · College Park, GA 30349

$223,091

3 bd · 2.5 ba · 1,303 sqft · SingleFamily public records · 27 Days on market

Built 2002 3,223 sqft lot $171/sqft · 7% below area Est $239k · 7% 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 +12.5/30.0
• ARV discount +10.5/15.0
• Appreciation +10.0/10.0
• Schools +4.5/10.0
• DSCR +3.7/10.0
• 1% rule +3.0/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SELLER IS NOT ACCEPTING OFFERS / NO SHOWINGS!

Key facts

• Fully fenced yard
• Corner lot
• Local parks

Tags

• CORNER LOT
• FULLY FENCED YARD
• CAMP CREEK MARKETPLACE
• WOLF CREEK AMPHITHEATER
• LOCAL PARKS
• MAJOR HIGHWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $223k.

Deal economics

• At list price, monthly cash flow is $-32 ($-385/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (20.3% below list).
• Recommended offer: $178k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.8% in College Park — 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 59/100 on livability (#408 in GA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A-; Watch: schools F, crime F, amenities F.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: Rents flat; 651 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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.

Recommended offer $177,772 (20.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.62%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (median comp): $238,937
• List price: $223,091
• Delta: -6.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2833 Windsor Forrest Ct	0.06mi	3/2.5	1,303 (0%)	19mo	$184,000	$141	81
2816 Windsor Forrest Ct	0.03mi	3/2.5	1,288 (-1%)	23mo	$145,500	$113	78
5370 Longmeadow Ln	0.61mi	3/1.5	1,248 (-4%)	4mo	$87,500	$70	57
2760 Swansea Ct	0.71mi	4/2.0 (+1)	1,347 (+3%)	2mo	$295,900	$220	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 23.2%
• Equity multiple: 2.85×
• Total profit: $115,827
• Equity at exit: $200,978

10-year hold

• IRR: 20.3%
• Equity multiple: 6.38×
• Total profit: $335,925
• Equity at exit: $433,417

Cash invested: $62,465 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,778 high
• Mortgage (P&I): −$1,170
• Tax from tax record: −$174 /mo · $2,083/yr
• Insurance: −$93
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $-32

Break-even live

Break-even rent $1,818

Max offer price $217,425

Occupancy floor 97%

Sensitivity live

Price	-10% $94	-5% $31	+0% $-32	+5% $-95	+10% $-158
Rent	-10% $-173	-5% $-102	+0% $-32	+5% $38	+10% $108
Rate	-1.0pp $80	-0.5pp $25	base $-32	+0.5pp $-90	+1.0pp $-149

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: $55,773
• Closing costs: $6,693
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2817 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1408	$1,697	$1.21	44d	1	0.03mi
5071 Windsor Forrest Ln Atlanta, GA	3.0	2.5	1303	$1,881	$1.44	13d	1	0.03mi
2835 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1680	$1,881	$1.12	6d	1	0.06mi
2883 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1115	$1,895	$1.70	2d	1	0.17mi
3100 Godby Rd Atlanta, GA	1.0–2.0	1.0–2.5	959	$1,395	$1.45	2d	34	0.18mi
3110 Godby Rd Unit 15a College Park, GA	2.0	1.5	1062	$1,150	$1.08	3d	1	0.20mi
3110 Godby Rd Unit 5d College Park, GA	2.0	2.0	1016	$1,150	$1.13	2d	1	0.20mi
5194 Seaside Ct Atlanta, GA	4.0	2.5	1765	$2,135	$1.21	25d	1	0.25mi
2710 Dunmoreland Ter Atlanta, GA	3.0	1.0	1198	$1,540	$1.29	44d	1	0.45mi
5380 Sand Bar Ln Atlanta, GA	3.0	2.0	1361	$1,961	$1.44	4d	1	0.46mi
5370 Longmeadow Ln Atlanta, GA	3.0	2.0	1248	$1,600	$1.28	17d	1	0.63mi
2431 Old National Pkwy College Park, GA	1.0–3.0	1.0–2.0	1031	$1,780	$1.73	2d	1	0.72mi
2601 Roosevelt Hwy Atlanta, GA	3.0	1.0–2.5	1000	$1,550	$1.55	2d	9	0.77mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,761	$1.43	44d	1	0.86mi
2301 Godby Rd Atlanta, GA	2.0	1.0	1054	$1,225	$1.16	44d	1	0.89mi
4609 Hopewell Rd Atlanta, GA	3.0	2.0	1563	$2,200	$1.41	44d	1	0.90mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	44d	1	0.97mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	22d	1	0.98mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	3d	1	1.02mi
4550 Washington Rd Atlanta, GA	2.0	1.5	1350	$1,450	$1.07	44d	1	1.12mi
3369 The Way Pl Atlanta, GA	3.0	2.5	1830	$2,395	$1.31	44d	1	1.12mi
4555 Washington Rd Atlanta, GA	1.0–2.0	1.0–1.5	952	$1,175	$1.23	3d	15	1.18mi
5335 Willow Park Blvd Atlanta, GA	4.0	2.5	1716	$2,000	$1.17	44d	1	1.19mi
2210 Sullivan Rd Atlanta, GA	1.0–3.0	1.0–2.0	950	$1,412	$1.49	2d	17	1.21mi
5460 Hampton Ct Atlanta, GA	2.0	3.5	1554	$1,500	$0.97	44d	1	1.27mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	44d	1	1.29mi
4395 Washington Rd Atlanta, GA	1.0–3.0	1.0–2.5	959	$1,502	$1.57	44d	9	1.35mi
5690 Hampton Ct Atlanta, GA	2.0	3.0	1184	$1,495	$1.26	44d	1	1.37mi
5515 Scofield Rd Atlanta, GA	3.0	2.0	1109	$1,788	$1.61	11d	1	1.38mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	25d	2	1.39mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	17d	1	1.40mi
5267 Joan of Arc Pl Atlanta, GA	3.0	1.0	1066	$1,743	$1.64	44d	1	1.43mi
5234 Norman Blvd Atlanta, GA	3.0	2.0	1404	$1,785	$1.27	44d	1	1.49mi

Listing history 31 events

1. 2026-06-04
   days on market $223,091 Active 27 DOM
2. 2026-06-03
   days on market $223,091 Active 26 DOM
3. 2026-06-02
   remarks 60-char remark
4. 2026-06-02
   days on marketlisting id $223,091 Active 24 DOM
5. 2026-06-01
   days on market $223,091 Active 56 DOM
6. 2026-05-31
   days on market $223,091 Active 55 DOM
7. 2026-04-22
   price $223,091 45-char remark

   Show marketing remark (45 chars)

   SELLER IS NOT ACCEPTING OFFERS / NO SHOWINGS!

8. 2026-04-22
   status Active

   Show marketing remark (45 chars)

   SELLER IS NOT ACCEPTING OFFERS / NO SHOWINGS!

9. 2026-04-22
   price $223,091

   Show marketing remark (45 chars)

   SELLER IS NOT ACCEPTING OFFERS / NO SHOWINGS!

10. 2026-03-30
    listed $220,000 Active

    Show marketing remark (45 chars)

    SELLER IS NOT ACCEPTING OFFERS / NO SHOWINGS!

11. 2026-03-30
    listed $220,000 New 45-char remark

    Show marketing remark (45 chars)

    SELLER IS NOT ACCEPTING OFFERS / NO SHOWINGS!

12. 2021-08-06
    soldstatus $195,000
13. 2021-07-27
    soldstatus $195,000 Closed
14. 2021-07-27
    soldstatus $195,000 Sold
15. 2021-07-21
    soldstatus $130,000
16. 2021-06-24
    status Under Contract
17. 2021-06-24
    status Pending
18. 2021-06-18
    listed $180,000 Active
19. 2021-06-18
    listed $180,000 New
20. 2021-05-28
    soldstatus $130,000 Closed
21. 2021-05-28
    soldstatus $130,000 Sold
22. 2021-04-22
    status Under Contract
23. 2021-04-22
    status Pending
24. 2021-04-21
    status Pending Offer Approval
25. 2021-04-20
    listed $119,900 Active
26. 2021-04-20
    listed $119,900 New
27. 2014-03-28
    soldstatus $173,000
28. 2010-10-28
    historical
29. 2010-04-14
    price $99,000 Reduced
30. 2010-04-13
    price $99,000
31. 2005-10-07
    soldstatus $134,000

ⓘ 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: $2,083 · $174/mo
• Projected year-2 tax: $2,083 · $174/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $21,333
• − Mortgage interest: −$12,497
• − Property taxes: −$2,083
• − Insurance: −$1,115
• − Repairs & maintenance: −$1,707
• − Management: −$1,707
• − Depreciation: −$6,490
• Taxable loss: −$4,266
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $639/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — College Park

• Score: 59/100
• State rank: #408
• US rank: #20212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: College Park, GA
• County: Fulton County · 1,094,430 people
• City population: 10,694
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+66.5% since first listed

25 events — show timeline

• 2026-04-22 Price Changed $223,091 GAMLS
• 2026-04-22 Relisted — FMLS
• 2026-04-22 Price Changed $223,091 FMLS
• 2026-03-30 Listed $220,000 GAMLS
• 2026-03-30 Listed $220,000 FMLS
• 2021-08-06 Sold (Public Records) $195,000 Public Records
• 2021-07-27 Sold (MLS) $195,000 GAMLS
• 2021-07-27 Sold (MLS) $195,000 FMLS
• 2021-07-21 Sold (Public Records) $130,000 Public Records
• 2021-06-24 Pending — GAMLS
• 2021-06-24 Pending — FMLS
• 2021-06-18 Listed $180,000 GAMLS
• 2021-06-18 Listed $180,000 FMLS
• 2021-05-28 Sold (MLS) $130,000 GAMLS
• 2021-05-28 Sold (MLS) $130,000 FMLS
• 2021-04-22 Pending — GAMLS
• 2021-04-22 Pending — FMLS
• 2021-04-21 Pending — GAMLS
• 2021-04-20 Listed $119,900 GAMLS
• 2021-04-20 Listed $119,900 FMLS
• 2014-03-28 Sold (Public Records) $173,000 Public Records
• 2010-10-28 Listing Removed — FMLS
• 2010-04-14 Price Changed $99,000 GAMLS
• 2010-04-13 Price Changed $99,000 FMLS
• 2005-10-07 Sold (Public Records) $134,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $2,083 · -0.0% YoY. Source: county tax records.