146 Poplar Way · Winder, GA 30680

$260,000

3 bd · 2.5 ba · 1,799 sqft · SingleFamily public records · 9 Days on market

Built 1999 1.00 ac lot Est $320k · 19% under

---

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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.2/10.0
• 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

Investors special, 3 bedroom 2 1/2 bath with bonus room upstairs for extra bedroom. House need some TLC but would make a great home for a family. The house sits on 1 acre with a 30x40 shop in the back yard. This home is priced to sell. Make your appointment to see soon. No Sellers Disclosure . Home Sold AS - IS

Key facts

• 30x40 barn
• Bonus room
• 1 acre

Tags

• BONUS ROOM
• 30X40 BARN
• 1 ACRE

Property features AI

Finance

• Other: Property type: Residential, Single Family Residence
• HOA & community: No HOA

Exterior

• Parking: Garage; Parking pad; Open parking; Garage door opener; Kitchen-level parking access
• Utilities: Public water available; Septic tank; Electricity available; High-speed internet available; Cable available; Underground utilities
• Home design: Single-family house; Two levels; Resale property
• Construction: Built in 1999; Concrete and press board construction; Composition and other roofing
• Exterior features: Level, private lot (1.00 acre)

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom (2.5 total)
• Heating & cooling: Electric heating; Central air
• Interior features: Double vanity in bath; Soaking tub; Tile bath; Tray ceilings; Walk-in closets; Fireplace (1)
• Laundry & utility: Laundry located in hall; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (7.8% below list).
• Recommended offer: $240k (7.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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); Westside Middle School (math 20% / reading 27%, grade F, #319 of 470 statewide, top 68%, 736 students, 66% FRL); Apalachee High School (math 13% / reading 35%, grade F, #203 of 424 statewide, top 48%, 1,894 students, 49% FRL).
• Market conditions: Rents rising (+2.3%/yr); 563 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 43% 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).
• This rent runs 36% of the median local income ($81k/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 $2k of loan paydown is wiped out by about $8k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 $133k; list at $260k implies a 95% 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 $239,654 (7.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $320,222
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Poplar Way	0.00mi	4/2.5 (+1)	1,799 (0%)	1mo	$220,000	$122	94
526 Lois Ln	0.32mi	3/3.0	1,643 (-9%)	14mo	$310,000	$189	57
540 Fort St	0.30mi	3/2.0	1,553 (-14%)	8mo	$276,000	$178	54
563 Cotton Creek Ln	0.33mi	3/2.0	1,594 (-11%)	22mo	$350,000	$220	45
19 Parkview Dr	0.52mi	3/2.0	1,632 (-9%)	19mo	$125,000	$77	43

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-28,940
• Equity at exit: $38,767

10-year hold

• IRR: -2.8%
• Equity multiple: 0.82×
• Total profit: $-13,232
• Equity at exit: $22,480

Cash invested: $72,800 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,397 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$186 /mo · $2,229/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $236

Break-even live

Break-even rent $2,098

Max offer price $260,000

Occupancy floor 85%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
281 Turtle Creek Dr Winder, GA	3.0	2.5	1800	$3,700	$2.06	43d	1	0.16mi
247 Turtle Creek Dr Winder, GA	3.0	2.5	1529	$1,885	$1.23	4d	1	0.19mi
290 Turtle Creek Dr Winder, GA	3.0	2.5	1840	$1,999	$1.09	2d	1	0.19mi
349 Turtle Creek Dr Winder, GA	3.0	2.5	1494	$1,800	$1.20	43d	1	0.24mi
370 Turtle Creek Dr Winder, GA	3.0	3.0	1474	$1,900	$1.29	3d	1	0.25mi
370 Turtle Creek Dr Unit 1 Winder, GA	3.0	2.5	1800	$1,900	$1.06	5d	1	0.25mi
420 Foxdale Rd Winder, GA	3.0	2.0	1503	$1,885	$1.25	43d	1	0.83mi

Listing history 13 events

1. 2026-05-21
   status Under Contract
2. 2026-05-20
   status Back On Market
3. 2026-04-27
   status Under Contract
4. 2026-04-19
   listed $260,000 New
5. 2024-10-15
   historical
6. 2024-10-14
   historical
7. 2024-09-30
   price $295,000
8. 2024-09-30
   price $295,000
9. 2024-08-28
   listed $315,000 Active
10. 2024-08-27
    historical
11. 2024-08-27
    listed $315,000 New
12. 2003-05-08
    soldstatus $133,000
13. 1998-11-23
    soldstatus $18,500

ⓘ 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: $2,229 · $186/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: +$163/yr (+$14/mo · 7.3%)

ⓘ 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: $28,758
• − Mortgage interest: −$14,564
• − Property taxes: −$2,229
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,301
• − Management: −$2,301
• − Depreciation: −$7,564
• Taxable loss: −$1,500
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $3,188/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

• 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

+1305.4% since first listed

13 events — show timeline

• 2026-05-21 Pending — GAMLS
• 2026-05-20 Relisted — GAMLS
• 2026-04-27 Pending — GAMLS
• 2026-04-19 Listed $260,000 GAMLS
• 2024-10-15 Listing Removed — FMLS
• 2024-10-14 Listing Removed — GAMLS
• 2024-09-30 Price Changed $295,000 FMLS
• 2024-09-30 Price Changed $295,000 GAMLS
• 2024-08-28 Listed $315,000 FMLS
• 2024-08-27 Coming Soon — FMLS
• 2024-08-27 Listed $315,000 GAMLS
• 2003-05-08 Sold (Public Records) $133,000 Public Records
• 1998-11-23 Sold (Public Records) $18,500 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,229 · +0.1% YoY. Source: county tax records.