11640 Windbrooke Way · Johns Creek, GA 30005

$391,000

4 bd · 2.5 ba · 2,654 sqft · SingleFamily public records · 7 Days on market

Built 1988 9,670 sqft lot $147/sqft · 42% below area Est $633k · 38% under $58/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 +15.0/15.0
• Cash flow +12.8/30.0
• Schools +4.5/10.0
• DSCR +3.8/10.0
• Livability +3.3/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Rent growth +2.1/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious and well-appointed, this 5-bedroom, 2.5-bath brick-front home offers nearly 2,500 sq ft of comfortable living space in a desirable swim and tennis community. This two-story home features thoughtful details throughout, including vaulted ceilings, floor-to-ceiling windows, and a cozy fireplace that fills the living area with natural light and warmth. The functional layout includes a formal dining room, a versatile formal living room or office space, and an inviting kitchen complete with an island, pantry, and breakfast area-ideal for everyday living and entertaining. The oversized primary suite provides a relaxing retreat with vaulted ceilings, a separate soaking tub and shower, and plenty of space to unwind. Community amenities include a playground, swimming pool, and tennis courts, all conveniently located near shopping, dining, schools, and healthcare facilities. With generous space, great bones, and endless potential, this home is an excellent opportunity in a sought-after community. HUD homes are SOLD AS IS

Key facts

• Inviting kitchen
• Formal dining room
• Cozy fireplace

Tags

• FLOOR-TO-CEILING WINDOWS
• COZY FIREPLACE
• FORMAL DINING ROOM
• VERSATILE FORMAL LIVING ROOM
• INVITING KITCHEN
• OVERSIZED PRIMARY SUITE

Property features AI

Finance

• Other: Directions available; Located in Fulton County, GA
• HOA & community: Homeowners association; Annual association fee of $700; Association includes access to pool and tennis facilities; Community playground

Exterior

• Parking: Detached/attached garage facing front; Two garage spaces (two total parking spaces)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Two levels; Brick exterior with brick front; Resale property; Fee simple ownership; Slab foundation
• Construction: Composition roof; Brick and other construction materials
• Exterior features: Back yard fencing; Deck/patio

Interior

• Kitchen: Kitchen island; Stained cabinets; Dishwasher; Gas range
• Bedrooms: Five upstairs bedrooms; Oversized master bedroom
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: Two full bathrooms (upper level); One half bathroom on the main level; Master bath with double shower and separate tub
• Heating & cooling: Central heating; Central air conditioning; Ceiling fans
• Interior features: Vaulted ceilings; Double vanity in bathrooms; Walk-in closets; One fireplace in the family room; No shared/common walls
• Laundry & utility: Main level laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $391k.

Deal economics

• At list price, monthly cash flow is $-38 ($-457/yr) — negative.
• To cash-flow at today's rent, offer at most $384k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (24.6% below list).
• Recommended offer: $295k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.4% in Johns Creek — 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 66/100 on livability (#187 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living 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.
• Zoned schools: Abbotts Hill Elementary School (math 78% / reading 71%, grade A, #32 of 1,228 statewide, top 3%, 572 students, 12% FRL); Taylor Road Middle School (math 70% / reading 71%, grade A, #15 of 470 statewide, top 3%, 1,250 students, 9% FRL); Chattahoochee High School (math 67% / reading 24%, grade D-, #43 of 424 statewide, top 10%, 1,852 students, 8% FRL) — zoned schools average 10% FRL vs 41% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 64% at this address vs 51% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Fulton County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents soft (-1.5%/yr); 216 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $178k; list at $391k implies a 120% 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 $294,682 (24.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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: 0.75% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.42%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

• ARV (median comp): $632,808
• List price: $391,000
• Delta: -38.21%
• 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
11750 Ashwick Pl	0.24mi	5/2.5 (+1)	2,706 (+2%)	9mo	$630,000	$233	73
5470 N Hillbrooke Trce	0.30mi	4/2.5	2,798 (+5%)	6mo	$725,000	$259	72
11840 Windbrooke Way	0.21mi	4/3.5	2,870 (+8%)	2mo	$725,000	$253	71
11660 Windbrooke Way	0.03mi	4/2.5	2,340 (-12%)	10mo	$565,000	$241	70
5785 Oxborough Way	0.43mi	4/2.5	2,816 (+6%)	1mo	$625,000	$222	69
135 Pinion Ln	0.44mi	4/2.5	2,478 (-7%)	2mo	$640,000	$258	67
230 Bristol Stone Ct	0.21mi	4/2.5	2,400 (-10%)	12mo	$670,000	$279	65
545 Ashvale Overlook	0.34mi	5/2.5 (+1)	2,536 (-4%)	11mo	$740,000	$292	63
405 Millhaven Way	0.65mi	4/2.5	3,048 (+15%)	1mo	$755,000	$248	44
150 Fallen Leaf Ct	0.58mi	4/3.0	3,003 (+13%)	11mo	$825,000	$275	40
325 Abbotts Close	0.57mi	5/3.5 (+1)	2,280 (-14%)	6mo	$720,000	$316	36
655 Wellingborough Ct	0.75mi	4/2.5	2,264 (-15%)	12mo	$630,000	$278	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -20.0%
• Equity multiple: 0.32×
• Total profit: $-74,583
• Equity at exit: $58,299

10-year hold

• IRR: -20.1%
• Equity multiple: 0.07×
• Total profit: $-102,102
• Equity at exit: $33,807

Cash invested: $109,480 (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 30005

• Home prices YoY: -17.8%
• Rents YoY: -1.5%
• Active inventory: 216
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,947 high
• Mortgage (P&I): −$2,050
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$163
• HOA: −$58
• Vacancy / Maint / Mgmt: −$619
• Net cashflow: $-38

Break-even live

Break-even rent $2,995

Max offer price $384,271

Occupancy floor 96%

Sensitivity live

Price	-10% $183	-5% $73	+0% $-38	+5% $-149	+10% $-259
Rent	-10% $-271	-5% $-154	+0% $-38	+5% $78	+10% $195
Rate	-1.0pp $159	-0.5pp $61	base $-38	+0.5pp $-139	+1.0pp $-242

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: $97,750
• Closing costs: $11,730
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
705 Redrift Ct Johns Creek, GA	4.0	2.5	2668	$3,100	$1.16	18d	1	0.41mi
705 Redrift Ct Johns Creek, GA	4.0	2.5	2668	$3,100	$1.16	19d	1	0.41mi
2100 Addison Ln Johns Creek, GA	1.0–4.0	1.0–3.0	1422	$3,804	$2.68	12d	17	0.53mi
5871 Haterleigh Dr Johns Creek, GA	4.0	2.5	2160	$2,700	$1.25	12d	1	0.54mi
11655 Crossington Rd Johns Creek, GA	4.0	2.5	2528	$2,700	$1.07	26d	1	0.55mi
11620 Bentham Ct Johns Creek, GA	3.0	2.5	1924	$2,700	$1.40	22d	1	0.58mi
400 Stambridge Ct Johns Creek, GA	3.0	2.5	1828	$2,600	$1.42	26d	1	0.63mi
415 Cadeleigh Ct Johns Creek, GA	3.0	2.5	2087	$2,900	$1.39	45d	1	0.70mi
11774 Wellsley Way Johns Creek, GA	3.0	3.5	1820	$2,900	$1.59	45d	1	0.71mi
665 Arncliffe Ct Johns Creek, GA	3.0	2.5	1988	$2,675	$1.35	26d	1	0.72mi
6215 Bannerhorn Run Alpharetta, GA	4.0	2.5	2610	$3,900	$1.49	45d	1	0.86mi
11545 Carriage Park Ln Johns Creek, GA	3.0	2.5	2008	$2,800	$1.39	26d	1	0.95mi
715 Ullswater Cv Johns Creek, GA	4.0	2.5	2266	$3,200	$1.41	45d	1	1.08mi
4925 Byers Rd Johns Creek, GA	5.0	2.5	2241	$2,945	$1.31	18d	1	1.09mi
5365 Derby Chase Ct Alpharetta, GA	5.0	3.0	2635	$2,989	$1.13	7d	1	1.13mi
11175 Abbotts Station Dr Johns Creek, GA	3.0	2.0	1910	$2,249	$1.18	14d	1	1.19mi
170 Pine Bridge Trl Johns Creek, GA	3.0	2.5	2531	$2,699	$1.07	0d	1	1.20mi
515 Weathervane Ct Johns Creek, GA	4.0	2.5	2296	$2,950	$1.28	0d	1	1.21mi
4740 Minden Chase Johns Creek, GA	3.0	2.5	2316	$2,715	$1.17	22d	1	1.46mi
6115 Abbotts Bridge Rd Johns Creek, GA	1.0–3.0	1.0–3.5	1402	$2,759	$1.97	7d	1	1.48mi

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: pool

Listing history 4 events

1. 2026-05-13
   listed $391,000 Active 1034-char remark

   Show marketing remark (1034 chars)

   Spacious and well-appointed, this 5-bedroom, 2.5-bath brick-front home offers nearly 2,500 sq ft of comfortable living space in a desirable swim and tennis community. This two-story home features thoughtful details throughout, including vaulted ceilings, floor-to-ceiling windows, and a cozy fireplace that fills the living area with natural light and warmth. The functional layout includes a formal dining room, a versatile formal living room or office space, and an inviting kitchen complete with an island, pantry, and breakfast area-ideal for everyday living and entertaining. The oversized primary suite provides a relaxing retreat with vaulted ceilings, a separate soaking tub and shower, and plenty of space to unwind. Community amenities include a playground, swimming pool, and tennis courts, all conveniently located near shopping, dining, schools, and healthcare facilities. With generous space, great bones, and endless potential, this home is an excellent opportunity in a sought-after community. HUD homes are SOLD AS IS

2. 2026-05-13
   listed $391,000 New 1034-char remark

   Show marketing remark (1034 chars)

   Spacious and well-appointed, this 5-bedroom, 2.5-bath brick-front home offers nearly 2,500 sq ft of comfortable living space in a desirable swim and tennis community. This two-story home features thoughtful details throughout, including vaulted ceilings, floor-to-ceiling windows, and a cozy fireplace that fills the living area with natural light and warmth. The functional layout includes a formal dining room, a versatile formal living room or office space, and an inviting kitchen complete with an island, pantry, and breakfast area-ideal for everyday living and entertaining. The oversized primary suite provides a relaxing retreat with vaulted ceilings, a separate soaking tub and shower, and plenty of space to unwind. Community amenities include a playground, swimming pool, and tennis courts, all conveniently located near shopping, dining, schools, and healthcare facilities. With generous space, great bones, and endless potential, this home is an excellent opportunity in a sought-after community. HUD homes are SOLD AS IS

3. 1998-05-26
   soldstatus $177,900
4. 1989-06-22
   soldstatus $153,500

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $3,597 · $300/mo
• Expected delta: +$2,461/yr (+$205/mo · 216.5%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,362
• − Mortgage interest: −$21,902
• − Property taxes: −$1,137
• − Insurance: −$1,955
• − Repairs & maintenance: −$2,829
• − Management: −$2,829
• − HOA: −$696
• − Depreciation: −$11,375
• Taxable loss: −$7,360
• Est. tax savings @ 24.0%: +$1,766
• After-tax cash flow: $1,309/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 — Johns Creek

• Score: 66/100
• State rank: #187
• US rank: #11679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johns Creek, GA
• County: Fulton County · 1,094,430 people
• City population: 64,546
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 41,836
• Household income: $176,957
• Rent vs Own: 31.2% rent · 68.8% own
• Severe rent burden: 916.0

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: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 50% Asian 26% Black 12% Hispanic / Latino 9% Two or more races 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Scotch-Irish 5% Romanian 2% Slovak 2%
• Foreign-born: 33% · Canada, China, South Korea
• Languages at home: 62% English-only · Other Indo-European 11% Other Asian/Pacific 7% Spanish 7%

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: ▼ -59.88%
• Current HPI: 277.1489
• Rent YoY: ▼ -1.54%
• 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

+154.7% since first listed

6 events — show timeline

• 2026-05-20 Pending — GAMLS
• 2026-05-20 Pending — FMLS
• 2026-05-13 Listed $391,000 FMLS
• 2026-05-13 Listed $391,000 GAMLS
• 1998-05-26 Sold (Public Records) $177,900 Public Records
• 1989-06-22 Sold (Public Records) $153,500 Public Records

Property tax history

+2.8%/yr

Latest (2025): $1,137 · +0.5% YoY. Source: county tax records.