250 Windsor Way · Fairburn, GA 30213

$380,000

5 bd · 4.0 ba · 3,182 sqft · SingleFamily public records · 45 Days on market

Built 2007 8,276 sqft lot $119/sqft · 12% below area Est $431k · 12% under $46/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 +12.8/15.0
• Cash flow +11.9/30.0
• Schools +4.5/10.0
• DSCR +3.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

SELLER OFFERING $10,000 BUYER INCENTIVE! Welcome to this spacious 5-bedroom, 3-bath home offering over 3,100 square feet in a highly sought-after community with fantastic amenities including a swimming pool, tennis courts, and clubhouse! With generous living spaces and a versatile floorplan, this home is ideal for entertaining, working from home, or multigenerational living. Please note: This home is priced to reflect needed cosmetic updates, including interior paint and flooring/carpet replacement. If you are looking for a larger home with great bones, instant equity potential, and the chance to customize to your taste, this is an incredible opportunity. Sellers are offering a $10,000 buyer incentive that may be used toward closing costs, an interest rate buy-down, or cosmetic updates, giving buyers flexibility to make the home their own while helping reduce upfront costs. Conveniently located near I-85 with easy access to Atlanta, shopping, dining, and more. Schedule your private showing today and explore the possibilities! If you've been searching for a larger home at a value price with room to make it your own, this is one you do not want to miss. Schedule your private showing today and explore the possibilities!

Key facts

• Clubhouse
• Swimming pool
• Tennis courts

Tags

• VERSATILE FLOORPLAN
• GENEROUS LIVING AREAS
• SWIMMING POOL
• TENNIS COURTS
• CLUBHOUSE
• CONVENIENTLY LOCATED NEAR I-85

Property features AI

Finance

• Other: Paved city street frontage
• HOA & community: Annual association fee of $550; Association includes swim and tennis amenities; Community clubhouse, playground, pool, and tennis courts

Exterior

• Parking: 2-car garage; Driveway parking; Total of 2 parking spaces; Open parking available
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available
• Home design: Two levels; Resale property
• Construction: Other construction materials; Other roof type; Slab foundation
• Exterior features: Front porch; Patio; Back yard fencing (fenced); Shed(s) on the property; Other exterior features

Interior

• Kitchen: Kitchen island; Pantry; Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: One main-level bedroom; Four upper-level bedrooms; Oversized master with sitting room
• Flooring: Other flooring
• Bathrooms: Three full bathrooms; One main-level bathroom; Two full upper-level bathrooms; Master bath with separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Two-story entrance foyer; Two fireplaces (family room and master bedroom); No shared/common walls
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-94 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $363k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (25.0% below list).
• Recommended offer: $285k (25.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.0% in Fairburn — 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 63/100 on livability (#291 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute 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: E. C. West Elementary School (math 21% / reading 32%, grade F, #718 of 1,228 statewide, top 59%, 853 students, 100% FRL); Bear Creek Middle School (math 17% / reading 26%, grade F, #339 of 470 statewide, top 72%, 1,108 students, 100% FRL); Creekside High School (math 30% / reading 24%, grade F, #160 of 424 statewide, top 38%, 1,768 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 25% at this address vs 51% district-wide (-26 pts) — the specific schools serving this property underperform the Fulton County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+2.5%/yr); 546 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 36% of the median local income ($94k/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 $3k of loan paydown is wiped out by about $11k 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

• It's been on market 45 days — a 3% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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.
• Current owner paid $135k; list at $380k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,040 (25.0% 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 45 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 11.1

CMA / ARV

• ARV (median comp): $431,261
• List price: $380,000
• Delta: -11.89%
• 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
9 Dynasty Dr	0.26mi	5/3.0	3,172 (-0%)	15mo	$365,000	$115	71
165 Durham Lake Pkwy	0.24mi	5/4.0	3,577 (+12%)	5mo	$495,000	$138	64
1210 Buckingham Dr	0.16mi	5/3.0	2,924 (-8%)	15mo	$389,000	$133	62
6790 Palace Ln	0.58mi	4/2.5 (-1)	3,183 (0%)	3mo	$355,000	$112	59
140 Worthing Ln	0.54mi	5/3.0	3,020 (-5%)	14mo	$380,000	$126	51
144 Durham Lake Pkwy	0.33mi	6/5.5 (+1)	3,433 (+8%)	12mo	$365,000	$106	50
210 Palm Springs Cir	0.70mi	4/2.5 (-1)	3,108 (-2%)	4mo	$375,000	$121	50
590 Palm Springs Cir	0.70mi	5/4.0	3,050 (-4%)	14mo	$459,900	$151	49
555 Birkdale Dr	0.68mi	4/3.0 (-1)	3,176 (-0%)	14mo	$432,000	$136	47
1048 Shadow Glen Dr	0.44mi	4/2.5 (-1)	2,856 (-10%)	11mo	$350,000	$123	42
321 Champions Dr	0.48mi	4/3.0 (-1)	2,716 (-15%)	12mo	$380,000	$140	34
1087 Shadow Glen Dr	0.61mi	5/3.0	2,750 (-14%)	14mo	$370,000	$135	33

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -18.6%
• Equity multiple: 0.35×
• Total profit: $-69,033
• Equity at exit: $56,659

10-year hold

• IRR: -11.9%
• Equity multiple: 0.31×
• Total profit: $-73,799
• Equity at exit: $32,855

Cash invested: $106,400 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 546
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,850 high
• Mortgage (P&I): −$1,993
• Tax from tax record: −$149 /mo · $1,784/yr
• Insurance: −$158
• HOA: −$46
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $-94

Break-even live

Break-even rent $2,969

Max offer price $363,398

Occupancy floor 98%

Sensitivity live

Price	-10% $121	-5% $14	+0% $-94	+5% $-202	+10% $-309
Rent	-10% $-319	-5% $-207	+0% $-94	+5% $19	+10% $131
Rate	-1.0pp $97	-0.5pp $3	base $-94	+0.5pp $-192	+1.0pp $-293

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: $95,000
• Closing costs: $11,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Bayberry Hls Fairburn, GA	5.0	4.0	2941	$2,895	$0.98	0d	1	0.29mi
117 Worthing Ln Fairburn, GA	4.0	2.5	2564	$2,495	$0.97	6d	1	0.47mi
714 Cherry Branch Cir Fairburn, GA	4.0	3.0	2300	$2,385	$1.04	0d	1	0.67mi
7210 Mahogany Dr Fairburn, GA	4.0	2.5	2400	$2,370	$0.99	0d	1	0.79mi
715 Lake Joyce Ln Fairburn, GA	4.0	3.0	2974	$2,395	$0.81	45d	1	1.40mi
6510 Saint Mark Way Fairburn, GA	4.0	2.5	2200	$2,324	$1.06	45d	1	1.41mi

HOA detail

• Monthly dues: $46 · $552/yr
• Likely covers: pool

Listing history 37 events

1. 2026-06-21
   days on market $380,000 Active 45 DOM
2. 2026-06-18
   days on market $380,000 Active 42 DOM
3. 2026-06-17
   days on market $380,000 Active 41 DOM
4. 2026-06-16
   days on market $380,000 Active 40 DOM
5. 2026-06-15
   days on market $380,000 Active 39 DOM
6. 2026-06-13
   days on market $380,000 Active 37 DOM
7. 2026-06-09
   days on market $380,000 Active 33 DOM
8. 2026-06-08
   days on market $380,000 Active 32 DOM
9. 2026-06-07
   days on market $380,000 Active 31 DOM
10. 2026-06-04
    days on market $380,000 Active 28 DOM
11. 2026-06-03
    days on market $380,000 Active 27 DOM
12. 2026-06-01
    days on market $380,000 Active 25 DOM
13. 2026-05-31
    days on market $380,000 Active 24 DOM
14. 2026-05-07
    listed $380,000 New 1031-char remark

    Show marketing remark (1236 chars)

    SELLER OFFERING $10,000 BUYER INCENTIVE! Welcome to this spacious 5-bedroom, 3-bath home offering over 3,100 square feet in a highly sought-after community with fantastic amenities including a swimming pool, tennis courts, and clubhouse! With generous living spaces and a versatile floorplan, this home is ideal for entertaining, working from home, or multigenerational living. Please note: This home is priced to reflect needed cosmetic updates, including interior paint and flooring/carpet replacement. If you are looking for a larger home with great bones, instant equity potential, and the chance to customize to your taste, this is an incredible opportunity. Sellers are offering a $10,000 buyer incentive that may be used toward closing costs, an interest rate buy-down, or cosmetic updates, giving buyers flexibility to make the home their own while helping reduce upfront costs. Conveniently located near I-85 with easy access to Atlanta, shopping, dining, and more. Schedule your private showing today and explore the possibilities! If you've been searching for a larger home at a value price with room to make it your own, this is one you do not want to miss. Schedule your private showing today and explore the possibilities!

15. 2026-05-07
    listed $380,000 Active 1237-char remark

    Show marketing remark (1236 chars)

    SELLER OFFERING $10,000 BUYER INCENTIVE! Welcome to this spacious 5-bedroom, 3-bath home offering over 3,100 square feet in a highly sought-after community with fantastic amenities including a swimming pool, tennis courts, and clubhouse! With generous living spaces and a versatile floorplan, this home is ideal for entertaining, working from home, or multigenerational living. Please note: This home is priced to reflect needed cosmetic updates, including interior paint and flooring/carpet replacement. If you are looking for a larger home with great bones, instant equity potential, and the chance to customize to your taste, this is an incredible opportunity. Sellers are offering a $10,000 buyer incentive that may be used toward closing costs, an interest rate buy-down, or cosmetic updates, giving buyers flexibility to make the home their own while helping reduce upfront costs. Conveniently located near I-85 with easy access to Atlanta, shopping, dining, and more. Schedule your private showing today and explore the possibilities! If you've been searching for a larger home at a value price with room to make it your own, this is one you do not want to miss. Schedule your private showing today and explore the possibilities!

16. 2026-04-24
    historical
17. 2026-04-24
    historical
18. 2025-10-28
    listed $385,000 New
19. 2025-10-28
    listed $385,000 Active
20. 2025-06-20
    historical
21. 2025-06-20
    historical
22. 2025-04-19
    price $399,900
23. 2025-04-19
    price $399,900
24. 2025-03-04
    price $409,000
25. 2025-03-04
    price $409,000
26. 2025-01-16
    status Active
27. 2025-01-14
    historical
28. 2024-12-18
    listed $415,000 Active
29. 2024-12-18
    listed $415,000 New
30. 2014-02-25
    price $120,000
31. 2013-06-17
    soldstatus $135,000
32. 2013-05-24
    historical
33. 2013-05-24
    price $135,000
34. 2013-05-18
    soldstatus $135,000 Sold
35. 2012-08-24
    historical Pending Approval
36. 2012-08-17
    price $120,000
37. 2012-08-17
    listed $125,000 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: $1,784 · $149/mo
• Projected year-2 tax: $3,496 · $291/mo
• Expected delta: +$1,712/yr (+$143/mo · 95.9%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,205
• − Mortgage interest: −$21,286
• − Property taxes: −$1,784
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − HOA: −$552
• − Depreciation: −$11,055
• Taxable loss: −$7,845
• Est. tax savings @ 24.0%: +$1,883
• After-tax cash flow: $755/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 — Fairburn

• Score: 63/100
• State rank: #291
• US rank: #15939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairburn, GA
• County: Fulton County · 1,094,430 people
• City population: 50,621
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

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 (86%)
• Race & ethnicity: Black 86% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 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: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

+204.0% since first listed

24 events — show timeline

• 2026-05-07 Listed $380,000 FMLS
• 2026-05-07 Listed $380,000 GAMLS
• 2026-04-24 Listing Removed — GAMLS
• 2026-04-24 Listing Removed — FMLS
• 2025-10-28 Listed $385,000 GAMLS
• 2025-10-28 Listed $385,000 FMLS
• 2025-06-20 Listing Removed — GAMLS
• 2025-06-20 Listing Removed — FMLS
• 2025-04-19 Price Changed $399,900 GAMLS
• 2025-04-19 Price Changed $399,900 FMLS
• 2025-03-04 Price Changed $409,000 GAMLS
• 2025-03-04 Price Changed $409,000 FMLS
• 2025-01-16 Relisted — GAMLS
• 2025-01-14 Listing Removed — GAMLS
• 2024-12-18 Listed $415,000 GAMLS
• 2024-12-18 Listed $415,000 FMLS
• 2014-02-25 Price Changed $120,000 GAMLS
• 2013-06-17 Sold (Public Records) $135,000 Public Records
• 2013-05-24 Listing Removed — GAMLS
• 2013-05-24 Price Changed $135,000 GAMLS
• 2013-05-18 Sold (MLS) $135,000 GAMLS
• 2012-08-24 Contingent — GAMLS
• 2012-08-17 Price Changed $120,000 GAMLS
• 2012-08-17 Listed $125,000 GAMLS

Property tax history

+0.4%/yr

Latest (2025): $1,784 · +3.4% YoY. Source: county tax records.