330 Winding River Dr Unit G · Sandy Springs, GA 30350

$205,000

2 bd · 2.5 ba · 1,392 sqft · Condo public records · 235 Days on market

Built 1970 $147/sqft · 14% below area Est $238k · 14% under $435/mo HOA · 23% of rent

---

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 +13.8/15.0
• Cash flow +7.6/30.0
• Schools +4.5/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• DSCR +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Winding River Village Subdivision. This community is nestled in the heart of Sandy Springs and is considered prime location in the Atlanta and surrounding area. This very spacious 2 level townhome has 2 huge bedrooms each equipped with its own bathroom. There is also a half bath downstairs for guest. Located minutes from the chattahoochee river trails, parks, shops, dining, downtown Roswell, and the Chattahoochee River recreational/boardwalk area. Easy access to GA-400, MARTA bus stop, and only 20 minutes to downtown Atlanta. Hands down the best value and quality home on the market! Don't miss your chance to own this beautiful home today!

Key facts

• Marta bus stop
• $435 HOA
• Built 1970

Tags

• CHATTAHOOCHEE RIVER TRAILS
• EASY ACCESS TO GA-400
• MARTA BUS STOP
• 20 MINUTES TO DOWNTOWN ATLANTA

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $-242 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (20.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (7.9% below list).
• Recommended offer: $162k (20.9% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 2.6% in Sandy Springs — 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 (#45 in GA) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A-, commute A-; Watch: amenities 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: Amana Academy School (math 47% / reading 52%, grade D, #264 of 1,228 statewide, top 23%, 731 students, 30% FRL, charter); Sandy Springs Middle School (math 30% / reading 40%, grade F, #191 of 470 statewide, top 41%, 821 students, 59% FRL); North Springs High School (math 64% / reading 24%, grade F, #47 of 424 statewide, top 11%, 1,275 students, 43% FRL) — zoned schools at 44% FRL track the district average.
• Market conditions: Rents soft (-0.3%/yr); 172 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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 235 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $42k; list at $205k implies a 388% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $162,199 (20.9% 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 235 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.92% ✗
• Cap rate: 4.87%
• Cash-on-cash: -5.07%
• DSCR: 0.77
• GRM: 9.1

CMA / ARV

• ARV (median comp): $238,392
• List price: $205,000
• Delta: -14.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -29.1%
• Equity multiple: 0.06×
• Total profit: $-53,958
• Equity at exit: $30,566

10-year hold

• IRR: -54.1%
• Equity multiple: -0.52×
• Total profit: $-87,324
• Equity at exit: $17,725

Cash invested: $57,400 (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 30350

• Rents YoY: -0.3%
• Active inventory: 172
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$138 /mo · $1,652/yr
• Insurance: −$85
• HOA: −$435
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-242

Break-even live

Break-even rent $2,194

Max offer price $162,199

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-184	+0% $-242	+5% $-300	+10% $-358
Rent	-10% $-391	-5% $-317	+0% $-242	+5% $-168	+10% $-93
Rate	-1.0pp $-139	-0.5pp $-190	base $-242	+0.5pp $-295	+1.0pp $-349

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
330 Winding River Dr Unit C Atlanta, GA	2.0	2.5	1392	$2,150	$1.54	45d	1	0.03mi
360 Winding River Dr Unit J Atlanta, GA	3.0	2.5	1564	$2,950	$1.89	45d	1	0.08mi
335 Winding River Dr Unit H Atlanta, GA	2.0	2.0	1408	$1,600	$1.14	45d	1	0.09mi
335 Winding River Dr Unit H Atlanta, GA	2.0	2.0	1408	$1,600	$1.14	0d	1	0.09mi
295 Winding River Dr Unit H Atlanta, GA	3.0	2.0	1568	$2,250	$1.43	45d	1	0.09mi
280 Winding River Dr Unit B Atlanta, GA	3.0	2.5	1564	$2,300	$1.47	45d	1	0.09mi
275 Winding River Dr Unit C Atlanta, GA	2.0	2.5	1408	$2,100	$1.49	6d	1	0.11mi
265 Winding River Dr Unit A Atlanta, GA	2.0	1.5	1090	$1,800	$1.65	45d	1	0.12mi
501 N River Dr Atlanta, GA	1.0–3.0	1.0–2.5	1218	$1,604	$1.32	0d	31	0.15mi
245 Winding River Dr Unit E Atlanta, GA	2.0	2.0	1090	$2,350	$2.16	11d	1	0.15mi
245 Winding River Dr Unit E Atlanta, GA	2.0	2.0	1090	$2,500	$2.29	23d	1	0.15mi
255 Winding River Dr Unit J Atlanta, GA	2.0	1.5	1090	$1,800	$1.65	6d	1	0.17mi
100 Greyfield Ln Atlanta, GA	1.0–3.0	1.0–2.0	1116	$1,671	$1.50	0d	30	0.24mi
1500 Huntcliff Village Ct Atlanta, GA	1.0–3.0	1.0–2.0	1030	$2,010	$1.95	2d	25	0.34mi
8805 Dunwoody Pl Atlanta, GA	1.0–3.0	1.0–2.5	1145	$1,662	$1.45	0d	30	0.40mi
8950 Carroll Manor Dr Atlanta, GA	3.0	2.5	1748	$2,395	$1.37	45d	1	0.41mi
700 Summit Place Dr Atlanta, GA	1.0–2.0	1.0–2.0	885	$1,565	$1.77	0d	21	0.45mi
8855 Carroll Manor Dr Atlanta, GA	3.0	2.0	1872	$1,920	$1.03	25d	1	0.52mi
8800 Dunwoody Pl Atlanta, GA	1.0–2.0	1.0–2.0	972	$1,795	$1.85	0d	42	0.56mi
9400 Roberts Dr Unit 3D Atlanta, GA	2.0	2.0	1200	$1,395	$1.16	22d	1	0.63mi
9400 Roberts Dr Sandy Springs, GA	1.0–2.0	1.0–2.0	1200	$1,395	$1.16	25d	2	0.63mi
9400 Roberts Dr Sandy Springs, GA	1.0–2.0	1.0–2.0	1200	$1,395	$1.16	21d	2	0.63mi
8601 Roberts Dr Atlanta, GA	1.0–3.0	1.0–2.0	893	$1,468	$1.64	0d	26	0.67mi
100 Chattahoochee Cir Roswell, GA	2.0–3.0	2.0–2.5	1333	$1,300	$0.98	14d	5	0.69mi
520 Towergate Pl Atlanta, GA	2.0	2.5	1520	$2,300	$1.51	25d	1	0.69mi
529 Warm Springs Cir Roswell, GA	2.0	2.0	1000	$1,850	$1.85	45d	1	0.70mi
9200 Roberts Dr Atlanta, GA	1.0–3.0	1.0–2.0	1085	$1,642	$1.51	2d	12	0.70mi
129 Warm Springs Cir Roswell, GA	2.0	1.0	1000	$1,595	$1.59	45d	1	0.74mi
8802 Long Beach Cir Atlanta, GA	3.0	2.5	1200	$4,000	$3.33	25d	1	0.75mi
1003 Wedgewood Way Atlanta, GA	2.0	2.5	1160	$2,000	$1.72	45d	1	0.75mi
304 Natchez Trce Atlanta, GA	2.0	1.0	1126	$1,550	$1.38	18d	1	0.82mi
304 Natchez Trce Atlanta, GA	2.0	1.0	1126	$1,550	$1.38	45d	1	0.82mi
1306 Wedgewood Ct Atlanta, GA	2.0	2.5	1088	$2,200	$2.02	6d	1	0.83mi
1309 Natchez Trce Atlanta, GA	2.0	1.0	1126	$1,550	$1.38	45d	1	0.84mi
1302 Natchez Trce Unit 1302 Atlanta, GA	2.0	1.0	1126	$1,800	$1.60	5d	1	0.84mi
1302 Natchez Trce Atlanta, GA	2.0	1.0	1126	$1,800	$1.60	6d	1	0.84mi
1307 Natchez Trce Atlanta, GA	2.0	1.0	1126	$1,540	$1.37	0d	1	0.84mi
2907 Queen Anne Ct Atlanta, GA	2.0	2.5	1160	$2,000	$1.72	6d	1	0.86mi
8600 Roberts Dr Atlanta, GA	1.0–2.0	1.0–2.0	1162	$1,816	$1.56	0d	41	0.88mi
205 Gettysburg Pl Atlanta, GA	2.0	2.0	1100	$1,650	$1.50	6d	1	0.89mi

HOA detail condo

• Monthly dues: $435 · $5,220/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $205,000 Active 235 DOM
2. 2026-06-18
   days on market $205,000 Active 232 DOM
3. 2026-06-17
   days on market $205,000 Active 231 DOM
4. 2026-06-16
   days on market $205,000 Active 230 DOM
5. 2026-06-15
   days on market $205,000 Active 229 DOM
6. 2026-06-13
   days on market $205,000 Active 227 DOM
7. 2026-06-09
   days on market $205,000 Active 223 DOM
8. 2026-06-08
   days on market $205,000 Active 222 DOM
9. 2026-06-07
   days on market $205,000 Active 221 DOM
10. 2026-06-04
    days on market $205,000 Active 218 DOM
11. 2026-06-03
    days on market $205,000 Active 217 DOM
12. 2026-06-01
    days on market $205,000 Active 215 DOM
13. 2026-05-31
    days on market $205,000 Active 214 DOM
14. 2025-12-03
    price $205,000 661-char remark

    Show marketing remark (661 chars)

    Welcome to the Winding River Village Subdivision. This community is nestled in the heart of Sandy Springs and is considered prime location in the Atlanta and surrounding area. This very spacious 2 level townhome has 2 huge bedrooms each equipped with its own bathroom. There is also a half bath downstairs for guest. Located minutes from the chattahoochee river trails, parks, shops, dining, downtown Roswell, and the Chattahoochee River recreational/boardwalk area. Easy access to GA-400, MARTA bus stop, and only 20 minutes to downtown Atlanta. Hands down the best value and quality home on the market! Don't miss your chance to own this beautiful home today!

15. 2025-12-02
    price $220,000 661-char remark

    Show marketing remark (661 chars)

    Welcome to the Winding River Village Subdivision. This community is nestled in the heart of Sandy Springs and is considered prime location in the Atlanta and surrounding area. This very spacious 2 level townhome has 2 huge bedrooms each equipped with its own bathroom. There is also a half bath downstairs for guest. Located minutes from the chattahoochee river trails, parks, shops, dining, downtown Roswell, and the Chattahoochee River recreational/boardwalk area. Easy access to GA-400, MARTA bus stop, and only 20 minutes to downtown Atlanta. Hands down the best value and quality home on the market! Don't miss your chance to own this beautiful home today!

16. 2025-10-29
    listed $235,000 New 661-char remark

    Show marketing remark (661 chars)

    Welcome to the Winding River Village Subdivision. This community is nestled in the heart of Sandy Springs and is considered prime location in the Atlanta and surrounding area. This very spacious 2 level townhome has 2 huge bedrooms each equipped with its own bathroom. There is also a half bath downstairs for guest. Located minutes from the chattahoochee river trails, parks, shops, dining, downtown Roswell, and the Chattahoochee River recreational/boardwalk area. Easy access to GA-400, MARTA bus stop, and only 20 minutes to downtown Atlanta. Hands down the best value and quality home on the market! Don't miss your chance to own this beautiful home today!

17. 2015-11-24
    soldstatus $42,000
18. 2006-01-09
    soldstatus $75,000

ⓘ 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: $1,652 · $138/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$234/yr (+$19/mo · 14.1%)

ⓘ 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 ≥102°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $22,646
• − Mortgage interest: −$11,483
• − Property taxes: −$1,652
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,812
• − Management: −$1,812
• − HOA: −$5,220
• − Depreciation: −$5,964
• Taxable loss: −$6,321
• Est. tax savings @ 24.0%: +$1,517
• After-tax cash flow: $-1,390/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 — Sandy Springs

• Score: 73/100
• State rank: #45
• US rank: #5106

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sandy Springs, GA
• County: Fulton County · 1,094,430 people
• City population: 108,027
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 35,170
• Household income: $88,118
• Rent vs Own: 54.1% rent · 45.9% own
• Severe rent burden: 2081.0

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 0.67)
• Race & ethnicity: White 48% Black 28% Hispanic / Latino 11% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Slovak 3% Lithuanian 2% Estonian 2%
• Foreign-born: 16% · Canada, China, Vietnam
• Languages at home: 81% English-only · Spanish 7% Other Indo-European 3% Other Asian/Pacific 2%

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: ▼ -180.74%
• Current HPI: 215.186
• Rent YoY: ▼ -0.26%
• 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

+173.3% since first listed

5 events — show timeline

• 2025-12-03 Price Changed $205,000 GAMLS
• 2025-12-02 Price Changed $220,000 GAMLS
• 2025-10-29 Listed $235,000 GAMLS
• 2015-11-24 Sold (Public Records) $42,000 Public Records
• 2006-01-09 Sold (Public Records) $75,000 Public Records

Property tax history

+4.1%/yr

Latest (2025): $1,652 · -11.5% YoY. Source: county tax records.