2036 Massey Ln · Winder, GA 30680

$355,500

4 bd · 2.5 ba · 2,403 sqft · SingleFamily public records · 243 Days on market

Built 2020 10,454 sqft lot $148/sqft · 14% below area Est $411k · 14% under $21/mo HOA · 1% of rent ↓ 1% since listing

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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 +13.6/15.0
• Cash flow +10.3/30.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• DSCR +2.9/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Home is where the heart is. Stunning 4 bedroom in Winder, Georgia. Welcome to this beautiful and spacious 4 bedroom, 2.5 bath home in the heart of Winder Georgia. Featuring an open floor plan with high ceilings, this home offers the perfect blend of comfort and style. The kitchen is a true showstopper - complete with granite countertops, a large island, a separate cooktop and a range - everything you need to cook, entertain and enjoy. With four generous bedrooms and a thoughtfully designed layout, this home provides plenty of room for relaxation and family living. Centrally located near top-rated schools, shopping, and dining, this property offers convenience and community all in one. Don't miss out on this incredible opportunity - come see why this is truly where the heart is!

Key facts

• Open floor plan
• Large island
• Separate cooktop

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERTOPS
• LARGE ISLAND
• SEPARATE COOKTOP
• TOP-RATED SCHOOLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $356k.

Deal economics

• At list price, monthly cash flow is $-196 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $321k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (25.6% below list).
• Recommended offer: $264k (25.6% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.1% 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+, 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: Kennedy Elementary School (math 40% / reading 33%, grade F, #509 of 1,228 statewide, top 42%, 928 students, 60% 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 (+2.3%/yr); 565 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 $11k 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 243 days — a 12% lower offer ($313k) is reasonable based on typical stale-listing flexibility.
• 4 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 $264,497 (25.6% 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 243 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 11.2

CMA / ARV

• ARV (median comp): $411,138
• List price: $355,500
• Delta: -13.53%
• 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
2105 Massey Ln	0.16mi	4/2.5	2,387 (-1%)	18mo	$365,000	$153	76
151 Humphry Ct	0.04mi	5/3.0 (+1)	2,556 (+6%)	7mo	$350,000	$137	75
2057 Massey Ln	0.13mi	5/3.0 (+1)	2,535 (+6%)	13mo	$364,000	$144	67
2147 Massey Ln	0.16mi	4/2.5	2,062 (-14%)	3mo	$374,900	$182	66
2032 Massey Ln	0.02mi	5/3.0 (+1)	2,535 (+6%)	22mo	$410,000	$162	64
753 Humphry Dr	0.16mi	4/2.5	2,656 (+10%)	15mo	$371,000	$140	62
277 Hillside Dr	0.36mi	3/2.5 (-1)	2,196 (-9%)	2mo	$430,000	$196	62
335 Lakeview Dr SW	0.29mi	4/2.5	2,655 (+10%)	18mo	$489,900	$185	54
564 Massey Ct	0.38mi	4/3.0	2,234 (-7%)	19mo	$375,000	$168	53
1958 Township Dr	0.39mi	4/2.0	2,117 (-12%)	9mo	$377,900	$179	52
1986 Township Dr	0.50mi	4/3.0	2,074 (-14%)	2mo	$337,500	$163	50
230 Cedar Wood Trce	0.73mi	5/3.5 (+1)	2,554 (+6%)	12mo	$434,100	$170	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: -21.0%
• Equity multiple: 0.28×
• Total profit: $-72,123
• Equity at exit: $53,006

10-year hold

• IRR: -16.1%
• Equity multiple: 0.13×
• Total profit: $-87,064
• Equity at exit: $30,737

Cash invested: $99,540 (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: 565
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,645 high
• Mortgage (P&I): −$1,864
• Tax from tax record: −$252 /mo · $3,028/yr
• Insurance: −$148
• HOA: −$21
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $-196

Break-even live

Break-even rent $2,893

Max offer price $320,838

Occupancy floor —

Sensitivity live

Price	-10% $5	-5% $-96	+0% $-196	+5% $-297	+10% $-397
Rent	-10% $-405	-5% $-301	+0% $-196	+5% $-92	+10% $13
Rate	-1.0pp $-17	-0.5pp $-106	base $-196	+0.5pp $-288	+1.0pp $-382

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: $88,875
• Closing costs: $10,665
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
370 Turtle Creek Dr Unit 1 Winder, GA	3.0	2.5	1800	$1,900	$1.06	7d	1	0.74mi
290 Turtle Creek Dr Winder, GA	3.0	2.5	1840	$1,999	$1.09	4d	1	0.75mi
281 Turtle Creek Dr Winder, GA	3.0	2.5	1800	$3,700	$2.06	45d	1	0.75mi
128 McNeal Rd Winder, GA	3.0	3.0	2482	$2,600	$1.05	0d	1	0.85mi
128 McNeal Rd Winder, GA	3.0	3.0	2482	$2,800	$1.13	23d	1	0.85mi
14 Steelwood Ct Winder, GA	3.0	2.5	1774	$2,200	$1.24	45d	1	0.91mi
7 Steelwood Ct Winder, GA	3.0	2.5	1794	$2,000	$1.11	45d	1	0.94mi
24 Caison Dr Winder, GA	3.0	2.5	1794	$3,700	$2.06	45d	1	0.95mi
453 Jasmine Dr Winder, GA	4.0	3.0	1843	$2,246	$1.22	45d	1	1.24mi
9 Richardson St Winder, GA	3.0	2.5	2000	$1,995	$1.00	45d	1	1.27mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 22 events

1. 2026-06-21
   days on market $355,500 Active 243 DOM
2. 2026-06-18
   days on market $355,500 Active 240 DOM
3. 2026-06-17
   days on market $355,500 Active 239 DOM
4. 2026-06-16
   days on market $355,500 Active 238 DOM
5. 2026-06-15
   days on market $355,500 Active 237 DOM
6. 2026-06-13
   days on market $355,500 Active 235 DOM
7. 2026-06-09
   days on market $355,500 Active 231 DOM
8. 2026-06-08
   days on market $355,500 Active 230 DOM
9. 2026-06-07
   days on market $355,500 Active 229 DOM
10. 2026-06-04
    days on market $355,500 Active 226 DOM
11. 2026-06-03
    days on market $355,500 Active 225 DOM
12. 2026-06-02
    pricedays on market $355,500 Active 224 DOM
13. 2026-06-01
    days on market $365,500 Active 223 DOM
14. 2026-05-31
    days on market $365,500 Active 222 DOM
15. 2025-11-17
    status Price Change 798-char remark

    Show marketing remark (798 chars)

    Home is where the heart is. Stunning 4 bedroom in Winder, Georgia. Welcome to this beautiful and spacious 4 bedroom, 2.5 bath home in the heart of Winder Georgia. Featuring an open floor plan with high ceilings, this home offers the perfect blend of comfort and style. The kitchen is a true showstopper - complete with granite countertops, a large island, a separate cooktop and a range - everything you need to cook, entertain and enjoy. With four generous bedrooms and a thoughtfully designed layout, this home provides plenty of room for relaxation and family living. Centrally located near top-rated schools, shopping, and dining, this property offers convenience and community all in one. Don't miss out on this incredible opportunity - come see why this is truly where the heart is!

16. 2025-11-17
    status Active 798-char remark

    Show marketing remark (798 chars)

    Home is where the heart is. Stunning 4 bedroom in Winder, Georgia. Welcome to this beautiful and spacious 4 bedroom, 2.5 bath home in the heart of Winder Georgia. Featuring an open floor plan with high ceilings, this home offers the perfect blend of comfort and style. The kitchen is a true showstopper - complete with granite countertops, a large island, a separate cooktop and a range - everything you need to cook, entertain and enjoy. With four generous bedrooms and a thoughtfully designed layout, this home provides plenty of room for relaxation and family living. Centrally located near top-rated schools, shopping, and dining, this property offers convenience and community all in one. Don't miss out on this incredible opportunity - come see why this is truly where the heart is!

17. 2025-11-17
    price $365,500 798-char remark

    Show marketing remark (798 chars)

    Home is where the heart is. Stunning 4 bedroom in Winder, Georgia. Welcome to this beautiful and spacious 4 bedroom, 2.5 bath home in the heart of Winder Georgia. Featuring an open floor plan with high ceilings, this home offers the perfect blend of comfort and style. The kitchen is a true showstopper - complete with granite countertops, a large island, a separate cooktop and a range - everything you need to cook, entertain and enjoy. With four generous bedrooms and a thoughtfully designed layout, this home provides plenty of room for relaxation and family living. Centrally located near top-rated schools, shopping, and dining, this property offers convenience and community all in one. Don't miss out on this incredible opportunity - come see why this is truly where the heart is!

18. 2025-11-17
    price $365,500 798-char remark

    Show marketing remark (798 chars)

    Home is where the heart is. Stunning 4 bedroom in Winder, Georgia. Welcome to this beautiful and spacious 4 bedroom, 2.5 bath home in the heart of Winder Georgia. Featuring an open floor plan with high ceilings, this home offers the perfect blend of comfort and style. The kitchen is a true showstopper - complete with granite countertops, a large island, a separate cooktop and a range - everything you need to cook, entertain and enjoy. With four generous bedrooms and a thoughtfully designed layout, this home provides plenty of room for relaxation and family living. Centrally located near top-rated schools, shopping, and dining, this property offers convenience and community all in one. Don't miss out on this incredible opportunity - come see why this is truly where the heart is!

19. 2025-11-06
    status Under Contract 798-char remark

    Show marketing remark (798 chars)

    Home is where the heart is. Stunning 4 bedroom in Winder, Georgia. Welcome to this beautiful and spacious 4 bedroom, 2.5 bath home in the heart of Winder Georgia. Featuring an open floor plan with high ceilings, this home offers the perfect blend of comfort and style. The kitchen is a true showstopper - complete with granite countertops, a large island, a separate cooktop and a range - everything you need to cook, entertain and enjoy. With four generous bedrooms and a thoughtfully designed layout, this home provides plenty of room for relaxation and family living. Centrally located near top-rated schools, shopping, and dining, this property offers convenience and community all in one. Don't miss out on this incredible opportunity - come see why this is truly where the heart is!

20. 2025-11-06
    status Pending 798-char remark

    Show marketing remark (798 chars)

    Home is where the heart is. Stunning 4 bedroom in Winder, Georgia. Welcome to this beautiful and spacious 4 bedroom, 2.5 bath home in the heart of Winder Georgia. Featuring an open floor plan with high ceilings, this home offers the perfect blend of comfort and style. The kitchen is a true showstopper - complete with granite countertops, a large island, a separate cooktop and a range - everything you need to cook, entertain and enjoy. With four generous bedrooms and a thoughtfully designed layout, this home provides plenty of room for relaxation and family living. Centrally located near top-rated schools, shopping, and dining, this property offers convenience and community all in one. Don't miss out on this incredible opportunity - come see why this is truly where the heart is!

21. 2025-10-10
    listed $369,900 New 798-char remark

    Show marketing remark (798 chars)

    Home is where the heart is. Stunning 4 bedroom in Winder, Georgia. Welcome to this beautiful and spacious 4 bedroom, 2.5 bath home in the heart of Winder Georgia. Featuring an open floor plan with high ceilings, this home offers the perfect blend of comfort and style. The kitchen is a true showstopper - complete with granite countertops, a large island, a separate cooktop and a range - everything you need to cook, entertain and enjoy. With four generous bedrooms and a thoughtfully designed layout, this home provides plenty of room for relaxation and family living. Centrally located near top-rated schools, shopping, and dining, this property offers convenience and community all in one. Don't miss out on this incredible opportunity - come see why this is truly where the heart is!

22. 2025-10-10
    listed $369,900 Active 798-char remark

    Show marketing remark (798 chars)

    Home is where the heart is. Stunning 4 bedroom in Winder, Georgia. Welcome to this beautiful and spacious 4 bedroom, 2.5 bath home in the heart of Winder Georgia. Featuring an open floor plan with high ceilings, this home offers the perfect blend of comfort and style. The kitchen is a true showstopper - complete with granite countertops, a large island, a separate cooktop and a range - everything you need to cook, entertain and enjoy. With four generous bedrooms and a thoughtfully designed layout, this home provides plenty of room for relaxation and family living. Centrally located near top-rated schools, shopping, and dining, this property offers convenience and community all in one. Don't miss out on this incredible opportunity - come see why this is truly where the heart is!

ⓘ 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: $3,028 · $252/mo
• Projected year-2 tax: $3,271 · $273/mo
• Expected delta: +$243/yr (+$20/mo · 8.0%)

ⓘ 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 ≥105°F today · 17 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: $31,740
• − Mortgage interest: −$19,914
• − Property taxes: −$3,028
• − Insurance: −$1,778
• − Repairs & maintenance: −$2,539
• − Management: −$2,539
• − HOA: −$252
• − Depreciation: −$10,342
• Taxable loss: −$8,652
• Est. tax savings @ 24.0%: +$2,076
• After-tax cash flow: $-278/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

-1.2% since first listed

8 events — show timeline

• 2025-11-17 Relisted — GAMLS
• 2025-11-17 Relisted — FMLS
• 2025-11-17 Price Changed $365,500 GAMLS
• 2025-11-17 Price Changed $365,500 FMLS
• 2025-11-06 Pending — GAMLS
• 2025-11-06 Pending — FMLS
• 2025-10-10 Listed $369,900 FMLS
• 2025-10-10 Listed $369,900 GAMLS

Property tax history

+33.1%/yr

Latest (2025): $3,028 · +9.0% YoY. Source: county tax records.