185 Bellview St · Winder, GA 30680

$175,000

3 bd · 1.0 ba · 1,917 sqft · SingleFamily public records · 25 Days on market

Built 1940 9,583 sqft lot Est $335k · 48% under

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Why this score? — see what drove the B 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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

Listing remarks MLS

This 3 bedroom, 1 bathroom home needs some updating, but it has a solid layout and plenty of room to make it your own. It's a good fit for a buyer who's willing to put in a little work, and it could also be a strong option for an investor looking for their next project. The home is in a great location close to shopping, dining, and everyday conveniences, making it even more appealing for future use or rental potential. With some improvements, this property can really come to life. Don't miss out on a chance to turn this house into something special.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1940

Property features AI

Exterior

• Parking: One assigned parking space
• Utilities: Public water; Public sewer; Electricity available; Natural gas available; Cable available; Phone available; Underground utilities; Water available; Sewer available
• Home design: One-level home; Aluminum and vinyl siding; Composition/shingle roof
• Construction: Aluminum siding; Vinyl siding; Composition/shingle roof
• Exterior features: Exterior features listed as other; Paved road access; Road frontage described as other

Interior

• Kitchen: Kitchen includes appliances (details listed as other)
• Bedrooms: Three main-level bedrooms
• Flooring: Flooring described as other
• Bathrooms: One full bathroom on the main level; Master bathroom with other/custom features
• Heating & cooling: Heating described as other; Cooling described as other
• Interior features: No shared/common walls; Resale condition
• Laundry & utility: Laundry features listed as other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Kennedy Elementary School (math 40% / reading 33%, grade F, #509 of 1,228 statewide, top 42%, 928 students, 60% 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 52% FRL track the district average.
• Market conditions: Rents rising (+2.3%/yr); 563 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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.
• At projected returns (-3.0% appreciation + 2.3% rent growth), your $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $175k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.34%
• DSCR: 1.73
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $335,475
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
253 3rd Ave	0.14mi	3/2.0	1,999 (+4%)	1mo	$300,000	$150	82
256 4th Ave	0.14mi	3/2.0	1,870 (-2%)	6mo	$305,000	$163	81
136 Alexander Ct	0.51mi	3/2.5	1,816 (-5%)	0mo	$360,000	$198	61
246 W Midland Ave	0.46mi	3/2.5	1,871 (-2%)	11mo	$365,000	$195	60
51 Alexander St	0.50mi	3/2.0	1,861 (-3%)	14mo	$314,000	$169	56
311 2nd Ave	0.37mi	4/3.0 (+1)	2,020 (+5%)	7mo	$332,000	$164	55
273 Partridge Trl	0.68mi	3/2.5	2,010 (+5%)	2mo	$322,000	$160	53
154 Williamsburg Way Way	0.73mi	3/3.0	2,100 (+10%)	1mo	$325,000	$155	41
511 Greenvalley Dr	0.72mi	3/2.0	1,736 (-9%)	8mo	$323,000	$186	40
304 Rocky Point Ct	0.57mi	4/3.0 (+1)	2,050 (+7%)	14mo	$359,000	$175	38
166 Williamsburg Way	0.62mi	4/3.0 (+1)	1,712 (-11%)	11mo	$320,000	$187	31
350 Fall View Ct	0.65mi	4/3.0 (+1)	1,713 (-11%)	11mo	$350,000	$204	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 · 2.26% rent growth · sell at horizon

5-year hold

• IRR: 6.6%
• Equity multiple: 1.25×
• Total profit: $12,463
• Equity at exit: $26,093

10-year hold

• IRR: 15.3%
• Equity multiple: 2.20×
• Total profit: $58,781
• Equity at exit: $15,131

Cash invested: $49,000 (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: 6.6×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$918
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $667

Break-even live

Break-even rent $1,371

Max offer price $175,000

Occupancy floor 65%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 W Wright St Winder, GA	3.0	2.0	1487	$1,939	$1.30	2d	1	0.29mi
172 Williamsburg Way Winder, GA	3.0	2.0	1270	$1,920	$1.51	4d	1	0.56mi
74 Martin Luther King Jr Dr Winder, GA	2.0	2.0	1268	$1,350	$1.06	5d	1	0.79mi
9 Richardson St Winder, GA	3.0	2.5	2000	$1,995	$1.00	44d	1	0.81mi
128 McNeal Rd Winder, GA	3.0	3.0	2482	$2,800	$1.13	22d	1	0.83mi
128 McNeal Rd Winder, GA	3.0	3.0	2482	$2,700	$1.09	21d	1	0.83mi
120 N Williams St Winder, GA	3.0	2.0	1326	$1,900	$1.43	44d	1	0.89mi
125 Shenandoah Dr Winder, GA	3.0	2.5	1532	$1,829	$1.19	44d	1	1.19mi
14 Steelwood Ct Winder, GA	3.0	2.5	1774	$2,200	$1.24	44d	1	1.28mi
7 Steelwood Ct Winder, GA	3.0	2.5	1794	$2,000	$1.11	44d	1	1.29mi
241 Ryan Rd Winder, GA	3.0	2.0	1586	$1,786	$1.13	13d	1	1.29mi
24 Caison Dr Winder, GA	3.0	2.5	1794	$3,700	$2.06	44d	1	1.31mi
312 Highway 211 NW Winder, GA	3.0	1.0	1232	$1,625	$1.32	44d	1	1.34mi
453 Jasmine Dr Winder, GA	4.0	3.0	1843	$2,246	$1.22	44d	1	1.37mi

Listing history 17 events

1. 2026-06-18
   days on market $175,000 Active 25 DOM
2. 2026-06-17
   days on market $175,000 Active 24 DOM
3. 2026-06-16
   days on market $175,000 Active 23 DOM
4. 2026-06-15
   price $175,000 Active 22 DOM
5. 2026-06-15
   days on market $185,000 Active 22 DOM
6. 2026-06-13
   days on market $185,000 Active 20 DOM
7. 2026-06-09
   days on market $185,000 Active 16 DOM
8. 2026-06-08
   days on market $185,000 Active 15 DOM
9. 2026-06-07
   days on market $185,000 Active 14 DOM
10. 2026-06-04
    days on market $185,000 Active 11 DOM
11. 2026-06-03
    days on market $185,000 Active 10 DOM
12. 2026-06-02
    days on market $185,000 Active 9 DOM
13. 2026-06-01
    days on market $185,000 Active 8 DOM
14. 2026-05-31
    days on market $185,000 Active 7 DOM
15. 2026-05-22
    listed $185,000 Active

    Show marketing remark (561 chars)

    This 3 bedroom, 1 bathroom home needs some updating, but it has a solid layout and plenty of room to make it your own. It's a good fit for a buyer who's willing to put in a little work, and it could also be a strong option for an investor looking for their next project. The home is in a great location close to shopping, dining, and everyday conveniences, making it even more appealing for future use or rental potential. With some improvements, this property can really come to life. Don't miss out on a chance to turn this house into something special.

16. 2026-05-22
    listed $185,000 New 561-char remark

    Show marketing remark (561 chars)

    This 3 bedroom, 1 bathroom home needs some updating, but it has a solid layout and plenty of room to make it your own. It's a good fit for a buyer who's willing to put in a little work, and it could also be a strong option for an investor looking for their next project. The home is in a great location close to shopping, dining, and everyday conveniences, making it even more appealing for future use or rental potential. With some improvements, this property can really come to life. Don't miss out on a chance to turn this house into something special.

17. 2002-01-29
    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: $1,106 · $92/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$504/yr (+$42/mo · 45.6%)

ⓘ 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 16% 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: $26,584
• − Mortgage interest: −$9,803
• − Property taxes: −$1,106
• − Insurance: −$875
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$5,091
• Taxable income: $5,456
• Est. tax owed @ 24.0%: −$1,309
• After-tax cash flow: $6,698/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

+146.7% since first listed

3 events — show timeline

• 2026-05-22 Listed $185,000 GAMLS
• 2026-05-22 Listed $185,000 FMLS
• 2002-01-29 Sold (Public Records) $75,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,106 · -0.3% YoY. Source: county tax records.