90 Martin Luther King Jr Dr · Winder, GA 30680

$295,000

4 bd · 2.0 ba · 1,530 sqft · MultiFamily public records · 28 Days on market

Built 1960 6,956 sqft lot

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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 +24.3/30.0
• DSCR +7.9/10.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

House-hack heaven in Winder! This move-in-ready duplex features 2 bed/1 bath per side, with one unit already tenant-occupied and generating income-ideal for investors or live-in owners looking to offset the mortgage. Prime opportunity, minimal fuss.

Key facts

• 6,956 sq ft lot
• 2 parking spots
• Built 1960

Property features AI

Finance

• Financial info: Two total units; Unit 1 rent $1,195 (vacant); Unit 2 rent $1,200 (tenant occupies); Deposit amounts match rents; Utilities (electric, gas, water, garbage) not included for either unit

Exterior

• Parking: Driveway parking for two vehicles; Open parking available
• Security: Fire alarm; Smoke alarm
• Utilities: Electricity available; Phone available; Water available; Sewer available; Public water source; Public sewer
• Home design: Single-story; Block and cement siding construction; Shingle roof
• Construction: Block construction; Cement siding; Shingle roof
• Exterior features: Back yard fencing; Public water available; Public sewer available

Interior

• Kitchen: Range/oven; Refrigerator
• Bedrooms: Two bedrooms in Unit 1; Two bedrooms in Unit 2
• Flooring: Hardwood floors
• Bathrooms: One bathroom in Unit 1; One bathroom in Unit 2
• Heating & cooling: Central heating; Central air
• Interior features: Central air; Hardwood floors; Fire alarm; Smoke alarm; Resale condition
• Laundry & utility: Washer/dryer connections in both units; Maintenance included for both units

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive. Per door: $298/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $291k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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+, 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: Holsenbeck Elementary School (math 36% / reading 39%, grade F, #474 of 1,228 statewide, top 39%, 823 students, 57% FRL); Russell Middle School (math 30% / reading 38%, grade F, #201 of 470 statewide, top 44%, 931 students, 52% FRL); Winder-Barrow High School (math 14% / reading 24%, grade F, #250 of 424 statewide, top 60%, 1,787 students, 45% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 563 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 46% 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).
• At $3,097/mo this rent would consume 46% of the median local household income ($81k/yr) (locally 622% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 28 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 10y 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.

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 $290,575 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.05% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.66%
• DSCR: 1.39
• GRM: 7.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -4.0%
• Equity multiple: 0.85×
• Total profit: $-12,180
• Equity at exit: $43,985

10-year hold

• IRR: 4.9%
• Equity multiple: 1.35×
• Total profit: $28,766
• Equity at exit: $25,506

Cash invested: $82,600 (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: 15.9×

Monthly cashflow live

• Estimated rent: $3,097 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$180 /mo · $2,164/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$650
• Net cashflow: $596

Break-even live

Break-even rent $2,342

Max offer price $295,000

Occupancy floor 76%

Sensitivity live

Price	-10% $763	-5% $680	+0% $596	+5% $513	+10% $429
Rent	-10% $352	-5% $474	+0% $596	+5% $719	+10% $841
Rate	-1.0pp $745	-0.5pp $671	base $596	+0.5pp $520	+1.0pp $442

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,098
Total (2 units)			$3,097

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 N Williams St Winder, GA	3.0	2.0	1326	$1,900	$1.43	44d	1	0.20mi
9 Richardson St Winder, GA	3.0	2.5	2000	$1,995	$1.00	44d	1	0.33mi
542 Scrooch Ct Winder, GA	3.0	2.0	1148	$1,775	$1.55	6d	1	0.47mi
547 Scrooch Ct Winder, GA	3.0	2.0	1176	$1,795	$1.53	6d	1	0.49mi
160 2nd St #2 Winder, GA	3.0	1.5	1134	$1,595	$1.41	6d	1	0.59mi
114 W Wright St Winder, GA	3.0	2.0	1487	$1,939	$1.30	2d	1	0.83mi
39 Lighthouse Dr Winder, GA	4.0	2.5	2144	$2,041	$0.95	44d	1	0.94mi
125 Shenandoah Dr Winder, GA	3.0	2.5	1532	$1,829	$1.19	44d	1	1.18mi
1610 Colton Landing Rd Winder, GA	4.0	2.5	2167	$2,350	$1.08	44d	1	1.22mi
172 Williamsburg Way Winder, GA	3.0	2.0	1270	$1,920	$1.51	4d	1	1.24mi
375 Searchlight Dr Winder, GA	4.0	2.5	1884	$1,950	$1.04	6d	1	1.25mi
150 Brookview Ter Winder, GA	3.0	2.0	1200	$1,600	$1.33	44d	3	1.28mi
40 Highfield LN Winder, GA	4.0	2.5	2291	$2,346	$1.02	2d	1	1.44mi

Listing history 50 events

1. 2026-06-18
   days on market $295,000 Active 28 DOM
2. 2026-06-17
   days on market $295,000 Active 27 DOM
3. 2026-06-16
   days on market $295,000 Active 26 DOM
4. 2026-06-15
   days on market $295,000 Active 25 DOM
5. 2026-06-13
   days on market $295,000 Active 23 DOM
6. 2026-06-09
   days on market $295,000 Active 19 DOM
7. 2026-06-08
   days on market $295,000 Active 18 DOM
8. 2026-06-07
   days on market $295,000 Active 17 DOM
9. 2026-06-04
   days on market $295,000 Active 14 DOM
10. 2026-06-03
    days on market $295,000 Active 13 DOM
11. 2026-06-02
    days on market $295,000 Active 12 DOM
12. 2026-06-01
    days on market $295,000 Active 11 DOM
13. 2026-05-31
    days on market $295,000 Active 10 DOM
14. 2026-05-21
    listed $295,000 Active

    Show marketing remark (249 chars)

    House-hack heaven in Winder! This move-in-ready duplex features 2 bed/1 bath per side, with one unit already tenant-occupied and generating income-ideal for investors or live-in owners looking to offset the mortgage. Prime opportunity, minimal fuss.

15. 2026-05-21
    listed $295,000 New 249-char remark

    Show marketing remark (249 chars)

    House-hack heaven in Winder! This move-in-ready duplex features 2 bed/1 bath per side, with one unit already tenant-occupied and generating income-ideal for investors or live-in owners looking to offset the mortgage. Prime opportunity, minimal fuss.

16. 2026-05-20
    historical $295,000 249-char remark

    Show marketing remark (249 chars)

    House-hack heaven in Winder! This move-in-ready duplex features 2 bed/1 bath per side, with one unit already tenant-occupied and generating income-ideal for investors or live-in owners looking to offset the mortgage. Prime opportunity, minimal fuss.

17. 2026-05-20
    historical $295,000

    Show marketing remark (249 chars)

    House-hack heaven in Winder! This move-in-ready duplex features 2 bed/1 bath per side, with one unit already tenant-occupied and generating income-ideal for investors or live-in owners looking to offset the mortgage. Prime opportunity, minimal fuss.

18. 2024-01-31
    soldstatus $275,000
19. 2024-01-30
    soldstatus $275,000 Sold 716-char remark

    Show marketing remark (716 chars)

    Great multi-unit property located near downtown Winder. 90 Martin Luther King Jr Drive is a two unit duplex, each with 2 bedrooms and 1 bathroom. Utilities are separately metered. Unit A is currently leased unit August, 1 2024 and unit B is leased through August, 2024. Both units have completely remodeled bathrooms. The remaining areas are updated and in nice condition. The property features a low maintenance masonry exterior. Conveniently located near shopping and all things downtown Winder. This low maintenance property is a great opportunity to own a multi-unit property in a rapidly growing community. Sorry, no showings until we're under contract. Additional walkthrough videos are available upon request.

20. 2024-01-30
    soldstatus $275,000

    Show marketing remark (716 chars)

    Great multi-unit property located near downtown Winder. 90 Martin Luther King Jr Drive is a two unit duplex, each with 2 bedrooms and 1 bathroom. Utilities are separately metered. Unit A is currently leased unit August, 1 2024 and unit B is leased through August, 2024. Both units have completely remodeled bathrooms. The remaining areas are updated and in nice condition. The property features a low maintenance masonry exterior. Conveniently located near shopping and all things downtown Winder. This low maintenance property is a great opportunity to own a multi-unit property in a rapidly growing community. Sorry, no showings until we're under contract. Additional walkthrough videos are available upon request.

21. 2023-12-29
    status Under Contract 716-char remark

    Show marketing remark (716 chars)

    Great multi-unit property located near downtown Winder. 90 Martin Luther King Jr Drive is a two unit duplex, each with 2 bedrooms and 1 bathroom. Utilities are separately metered. Unit A is currently leased unit August, 1 2024 and unit B is leased through August, 2024. Both units have completely remodeled bathrooms. The remaining areas are updated and in nice condition. The property features a low maintenance masonry exterior. Conveniently located near shopping and all things downtown Winder. This low maintenance property is a great opportunity to own a multi-unit property in a rapidly growing community. Sorry, no showings until we're under contract. Additional walkthrough videos are available upon request.

22. 2023-12-11
    listed $280,000 New 716-char remark

    Show marketing remark (716 chars)

    Great multi-unit property located near downtown Winder. 90 Martin Luther King Jr Drive is a two unit duplex, each with 2 bedrooms and 1 bathroom. Utilities are separately metered. Unit A is currently leased unit August, 1 2024 and unit B is leased through August, 2024. Both units have completely remodeled bathrooms. The remaining areas are updated and in nice condition. The property features a low maintenance masonry exterior. Conveniently located near shopping and all things downtown Winder. This low maintenance property is a great opportunity to own a multi-unit property in a rapidly growing community. Sorry, no showings until we're under contract. Additional walkthrough videos are available upon request.

23. 2023-12-11
    listed $280,000

    Show marketing remark (716 chars)

    Great multi-unit property located near downtown Winder. 90 Martin Luther King Jr Drive is a two unit duplex, each with 2 bedrooms and 1 bathroom. Utilities are separately metered. Unit A is currently leased unit August, 1 2024 and unit B is leased through August, 2024. Both units have completely remodeled bathrooms. The remaining areas are updated and in nice condition. The property features a low maintenance masonry exterior. Conveniently located near shopping and all things downtown Winder. This low maintenance property is a great opportunity to own a multi-unit property in a rapidly growing community. Sorry, no showings until we're under contract. Additional walkthrough videos are available upon request.

24. 2023-07-23
    historical
25. 2022-12-08
    historical
26. 2022-03-31
    soldstatus $235,000
27. 2022-03-25
    soldstatus $235,000 Closed
28. 2022-03-25
    soldstatus $235,000 Sold
29. 2022-03-06
    status Pending
30. 2022-02-28
    status Under Contract
31. 2022-02-28
    historical Active Under Contract
32. 2022-02-17
    listed $219,000 Active
33. 2022-02-15
    listed $219,000 New
34. 2020-05-20
    soldstatus $114,500
35. 2020-05-15
    soldstatus $114,900 Sold
36. 2020-03-30
    status Under Contract
37. 2020-03-23
    status Back on Market
38. 2020-03-15
    status Under Contract
39. 2020-02-28
    status Back on Market
40. 2020-02-09
    status Under Contract
41. 2020-02-04
    price $129,900
42. 2019-12-13
    status Back on Market
43. 2019-12-09
    status Under Contract
44. 2019-11-12
    price $149,900
45. 2019-10-19
    listed $160,000 New
46. 2017-06-09
    soldstatus $30,000
47. 2017-06-05
    soldstatus $30,000 Sold
48. 2017-05-02
    status Under Contract
49. 2017-03-02
    price $55,900
50. 2016-09-07
    listed $63,900 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: $2,164 · $180/mo
• Projected year-2 tax: $2,714 · $226/mo
• Expected delta: +$550/yr (+$46/mo · 25.4%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $37,164
• − Mortgage interest: −$16,525
• − Property taxes: −$2,164
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,973
• − Management: −$2,973
• − Depreciation: −$8,582
• Taxable income: $2,472
• Est. tax owed @ 24.0%: −$593
• After-tax cash flow: $6,563/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

+1452.6% since first listed

38 events — show timeline

• 2026-05-21 Listed $295,000 FMLS
• 2026-05-21 Listed $295,000 GAMLS
• 2026-05-20 Coming Soon $295,000 GAMLS
• 2026-05-20 Coming Soon $295,000 FMLS
• 2024-01-31 Sold (Public Records) $275,000 Public Records
• 2024-01-30 Sold (MLS) $275,000 Hive MLS
• 2024-01-30 Sold (MLS) $275,000 GAMLS
• 2023-12-29 Pending — GAMLS
• 2023-12-11 Listed $280,000 Hive MLS
• 2023-12-11 Listed $280,000 GAMLS
• 2023-07-23 Rental Removed — BUILDIUM
• 2022-12-08 Rental Removed — BUILDIUM
• 2022-03-31 Sold (Public Records) $235,000 Public Records
• 2022-03-25 Sold (MLS) $235,000 GAMLS
• 2022-03-25 Sold (MLS) $235,000 FMLS
• 2022-03-06 Pending — FMLS
• 2022-02-28 Pending — GAMLS
• 2022-02-28 Contingent — FMLS
• 2022-02-17 Listed $219,000 FMLS
• 2022-02-15 Listed $219,000 GAMLS
• 2020-05-20 Sold (Public Records) $114,500 Public Records
• 2020-05-15 Sold (MLS) $114,900 GAMLS
• 2020-03-30 Pending — GAMLS
• 2020-03-23 Relisted — GAMLS
• 2020-03-15 Pending — GAMLS
• 2020-02-28 Relisted — GAMLS
• 2020-02-09 Pending — GAMLS
• 2020-02-04 Price Changed $129,900 GAMLS
• 2019-12-13 Relisted — GAMLS
• 2019-12-09 Pending — GAMLS
• 2019-11-12 Price Changed $149,900 GAMLS
• 2019-10-19 Listed $160,000 GAMLS
• 2017-06-09 Sold (Public Records) $30,000 Public Records
• 2017-06-05 Sold (MLS) $30,000 GAMLS
• 2017-05-02 Pending — GAMLS
• 2017-03-02 Price Changed $55,900 GAMLS
• 2016-09-07 Listed $63,900 GAMLS
• 1988-03-04 Sold (Public Records) $19,000 Public Records

Property tax history

+7.4%/yr

Latest (2025): $2,164 · +3.7% YoY. Source: county tax records.