245 Oceanliner Dr · Winder, GA 30680

$350,000

5 bd · 3.0 ba · 2,779 sqft · SingleFamily public records · 341 Days on market

Built 2006 1.00 ac lot $126/sqft · 7% below area Est $377k · 7% under $17/mo HOA · 1% 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).

• Cash flow +10.8/30.0
• ARV discount +10.8/15.0
• Livability +3.7/5.0
• DSCR +3.1/10.0
• Rent growth +3.1/5.0
• Schools +2.8/10.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious home for first time buyer. Dual living spaces for young adults or parents. Spacious master bedroom and bathroom with walk-in closet. Spacious front entry landing with stairs leading up to the main entry area and stairs down to the additional living, with it's own sitting area of family room, 2 bedrooms with 1 full bathroom. Beautiful hardwood floor through-out the living area. SOLD AS is. Right to inspection if needed.

Key facts

• 1 acre lot
• 2 garage spots
• Built 2006

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $322k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (25.1% below list).
• Recommended offer: $262k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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); 566 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• This rent runs 39% of the median local income ($81k/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 $10k 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 341 days — a 12% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 6 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 $38k; list at $350k implies a 809% 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 $262,266 (25.1% 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 341 days. Have you received any prior offers? Is the seller open to a 25% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 11.1

CMA / ARV

• ARV (median comp): $377,315
• List price: $350,000
• Delta: -7.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
252 Oceanliner Dr	0.06mi	5/3.0	2,755 (-1%)	4mo	$338,900	$123	92
238 Oceanliner Dr	0.05mi	5/3.0	2,791 (+0%)	18mo	$369,000	$132	82
403 Corinth Church Rd	0.24mi	4/2.5 (-1)	2,756 (-1%)	3mo	$489,000	$177	78
21 Lighthouse Dr	0.47mi	5/3.0	2,765 (-0%)	11mo	$369,000	$133	68
1301 Dianne Way Way	0.31mi	4/3.0 (-1)	2,449 (-12%)	1mo	$374,900	$153	60
422 Corinth Church Rd	0.12mi	4/3.0 (-1)	2,576 (-7%)	22mo	$470,000	$182	59
49 Lighthouse Dr	0.27mi	5/3.0	2,495 (-10%)	17mo	$335,000	$134	56
218 Oceanliner Dr	0.20mi	5/3.0	2,467 (-11%)	22mo	$349,000	$141	54
822 Castilla Way	0.43mi	4/2.5 (-1)	2,638 (-5%)	20mo	$351,000	$133	48

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: -20.4%
• Equity multiple: 0.30×
• Total profit: $-68,987
• Equity at exit: $52,186

10-year hold

• IRR: -15.1%
• Equity multiple: 0.17×
• Total profit: $-81,423
• Equity at exit: $30,262

Cash invested: $98,000 (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: 566
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,623 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$235 /mo · $2,816/yr
• Insurance: −$146
• HOA: −$17
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $-161

Break-even live

Break-even rent $2,827

Max offer price $321,545

Occupancy floor —

Sensitivity live

Price	-10% $37	-5% $-62	+0% $-161	+5% $-260	+10% $-359
Rent	-10% $-368	-5% $-265	+0% $-161	+5% $-57	+10% $46
Rate	-1.0pp $15	-0.5pp $-72	base $-161	+0.5pp $-252	+1.0pp $-344

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Colton Landing Rd Winder, GA	4.0	2.5	2167	$2,350	$1.08	44d	1	0.14mi
39 Lighthouse Dr Winder, GA	4.0	2.5	2144	$2,041	$0.95	44d	1	0.36mi
40 Highfield LN Winder, GA	4.0	2.5	2291	$2,350	$1.03	0d	1	0.69mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 21 events

1. 2026-06-21
   days on market $350,000 Active 341 DOM
2. 2026-06-18
   days on market $350,000 Active 338 DOM
3. 2026-06-17
   days on market $350,000 Active 337 DOM
4. 2026-06-16
   days on market $350,000 Active 336 DOM
5. 2026-06-15
   days on market $350,000 Active 335 DOM
6. 2026-06-13
   days on market $350,000 Active 333 DOM
7. 2026-06-09
   days on market $350,000 Active 329 DOM
8. 2026-06-08
   days on market $350,000 Active 328 DOM
9. 2026-06-07
   days on market $350,000 Active 327 DOM
10. 2026-06-04
    days on market $350,000 Active 324 DOM
11. 2026-06-03
    days on market $350,000 Active 323 DOM
12. 2026-06-02
    days on market $350,000 Active 322 DOM
13. 2026-06-01
    days on market $350,000 Active 321 DOM
14. 2026-05-31
    days on market $350,000 Active 320 DOM
15. 2026-04-01
    status Active 434-char remark

    Show marketing remark (434 chars)

    Spacious home for first time buyer. Dual living spaces for young adults or parents. Spacious master bedroom and bathroom with walk-in closet. Spacious front entry landing with stairs leading up to the main entry area and stairs down to the additional living, with it's own sitting area of family room, 2 bedrooms with 1 full bathroom. Beautiful hardwood floor through-out the living area. SOLD AS is. Right to inspection if needed.

16. 2026-03-25
    status Active 434-char remark

    Show marketing remark (434 chars)

    Spacious home for first time buyer. Dual living spaces for young adults or parents. Spacious master bedroom and bathroom with walk-in closet. Spacious front entry landing with stairs leading up to the main entry area and stairs down to the additional living, with it's own sitting area of family room, 2 bedrooms with 1 full bathroom. Beautiful hardwood floor through-out the living area. SOLD AS is. Right to inspection if needed.

17. 2026-03-18
    status Active 434-char remark

    Show marketing remark (434 chars)

    Spacious home for first time buyer. Dual living spaces for young adults or parents. Spacious master bedroom and bathroom with walk-in closet. Spacious front entry landing with stairs leading up to the main entry area and stairs down to the additional living, with it's own sitting area of family room, 2 bedrooms with 1 full bathroom. Beautiful hardwood floor through-out the living area. SOLD AS is. Right to inspection if needed.

18. 2026-02-20
    status Active 434-char remark

    Show marketing remark (434 chars)

    Spacious home for first time buyer. Dual living spaces for young adults or parents. Spacious master bedroom and bathroom with walk-in closet. Spacious front entry landing with stairs leading up to the main entry area and stairs down to the additional living, with it's own sitting area of family room, 2 bedrooms with 1 full bathroom. Beautiful hardwood floor through-out the living area. SOLD AS is. Right to inspection if needed.

19. 2026-01-09
    status Active 434-char remark

    Show marketing remark (434 chars)

    Spacious home for first time buyer. Dual living spaces for young adults or parents. Spacious master bedroom and bathroom with walk-in closet. Spacious front entry landing with stairs leading up to the main entry area and stairs down to the additional living, with it's own sitting area of family room, 2 bedrooms with 1 full bathroom. Beautiful hardwood floor through-out the living area. SOLD AS is. Right to inspection if needed.

20. 2025-04-14
    listed $350,000 Active 434-char remark

    Show marketing remark (434 chars)

    Spacious home for first time buyer. Dual living spaces for young adults or parents. Spacious master bedroom and bathroom with walk-in closet. Spacious front entry landing with stairs leading up to the main entry area and stairs down to the additional living, with it's own sitting area of family room, 2 bedrooms with 1 full bathroom. Beautiful hardwood floor through-out the living area. SOLD AS is. Right to inspection if needed.

21. 2006-10-13
    soldstatus $38,500

ⓘ 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: $2,816 · $235/mo
• Projected year-2 tax: $3,220 · $268/mo
• Expected delta: +$404/yr (+$34/mo · 14.3%)

ⓘ 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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $31,472
• − Mortgage interest: −$19,605
• − Property taxes: −$2,816
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,518
• − Management: −$2,518
• − HOA: −$204
• − Depreciation: −$10,182
• Taxable loss: −$8,121
• Est. tax savings @ 24.0%: +$1,949
• After-tax cash flow: $16/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

+809.1% since first listed

7 events — show timeline

• 2026-04-01 Relisted — FMLS
• 2026-03-25 Relisted — FMLS
• 2026-03-18 Relisted — FMLS
• 2026-02-20 Relisted — FMLS
• 2026-01-09 Relisted — FMLS
• 2025-04-14 Listed $350,000 FMLS
• 2006-10-13 Sold (Public Records) $38,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,816 · -0.3% YoY. Source: county tax records.