2004 Windsor Ave · Nashville, GA 31639

$154,900

3 bd · 2.0 ba · 1,426 sqft · SingleFamily public records · 136 Days on market

Built 2023 0.30 ac lot $109/sqft · 15% above area Est $129k · 20% over

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Why this score? — see what drove the F 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 +13.5/30.0
• DSCR +4.1/10.0
• Schools +3.8/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedrooms and 2 bathrooms with covered parking via a 2-car carport. The layout includes defined living areas suitable for general residential use. The property is located near Beckham Park, Nashville City Park, and Tygart Lake, with access to shopping and services along South Davis Street. Additional nearby amenities include Berrien County Library, South Georgia Medical Center, and local schools. Major road access is available via US-129 and GA-76, supporting travel within Berrien County and surrounding areas.

Key facts

• Covered parking
• Access to shopping
• Major road access

Tags

• COVERED PARKING
• DEFINED LIVING AREAS
• ACCESS TO SHOPPING
• MAJOR ROAD ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $6 ($68/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 $131k (15.5% below list).
• Recommended offer: $131k (15.5% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.6% in Nashville — 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 70/100 on livability (#90 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools F, crime D-, amenities F.
• Berrien County (rural): math 48% / reading 44% proficiency, ranked #24 of 174 in GA (top 14%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 78 active listings in the ZIP; 96 units permitted in Berrien County in 2024 (0 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.
• Berrien County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 136 days — a 12% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $40k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,953 (15.5% below list)

Questions for the listing agent

1. It's been on market 136 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.16%
• DSCR: 1.01
• GRM: 9.9

CMA / ARV

• ARV (median comp): $129,336
• List price: $154,900
• Delta: 19.77%
• Verdict: OVERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
311 Greenridge Dr	0.03mi	3/2.0	1,368 (-4%)	10mo	$189,900	$139	83

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.1%
• Equity multiple: 0.43×
• Total profit: $-24,746
• Equity at exit: $23,096

10-year hold

• IRR: -7.7%
• Equity multiple: 0.51×
• Total profit: $-21,107
• Equity at exit: $13,393

Cash invested: $43,372 (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 31639

• Home prices YoY: -8.3%
• Active inventory: 78
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,310 medium
• Mortgage (P&I): −$812
• Tax from tax record: −$152 /mo · $1,824/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $6

Break-even live

Break-even rent $1,302

Max offer price $154,900

Occupancy floor 95%

Sensitivity live

Price	-10% $93	-5% $50	+0% $6	+5% $-38	+10% $-82
Rent	-10% $-98	-5% $-46	+0% $6	+5% $57	+10% $109
Rate	-1.0pp $84	-0.5pp $45	base $6	+0.5pp $-34	+1.0pp $-75

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $154,900 Active 136 DOM
2. 2026-06-19
   days on market $154,900 Active 134 DOM
3. 2026-06-18
   days on market $154,900 Active 133 DOM
4. 2026-06-17
   days on market $154,900 Active 132 DOM
5. 2026-06-16
   days on market $154,900 Active 131 DOM
6. 2026-06-15
   days on market $154,900 Active 130 DOM
7. 2026-06-14
   days on market $154,900 Active 128 DOM
8. 2026-06-12
   days on market $154,900 Active 127 DOM
9. 2026-06-09
   days on market $154,900 Active 124 DOM
10. 2026-06-08
    days on market $154,900 Active 123 DOM
11. 2026-06-07
    days on market $154,900 Active 122 DOM
12. 2026-06-07
    pricedays on market $154,900 Active 121 DOM
13. 2026-06-03
    days on market $172,900 Active 118 DOM
14. 2026-06-02
    days on market $172,900 Active 117 DOM
15. 2026-06-01
    days on market $172,900 Active 116 DOM
16. 2026-05-31
    days on market $172,900 Active 115 DOM
17. 2026-05-30
    days on market $172,900 Active 114 DOM
18. 2026-05-01
    price $172,900 521-char remark

    Show marketing remark (521 chars)

    This 3 bedrooms and 2 bathrooms with covered parking via a 2-car carport. The layout includes defined living areas suitable for general residential use. The property is located near Beckham Park, Nashville City Park, and Tygart Lake, with access to shopping and services along South Davis Street. Additional nearby amenities include Berrien County Library, South Georgia Medical Center, and local schools. Major road access is available via US-129 and GA-76, supporting travel within Berrien County and surrounding areas.

19. 2026-03-25
    price $189,900 521-char remark

    Show marketing remark (521 chars)

    This 3 bedrooms and 2 bathrooms with covered parking via a 2-car carport. The layout includes defined living areas suitable for general residential use. The property is located near Beckham Park, Nashville City Park, and Tygart Lake, with access to shopping and services along South Davis Street. Additional nearby amenities include Berrien County Library, South Georgia Medical Center, and local schools. Major road access is available via US-129 and GA-76, supporting travel within Berrien County and surrounding areas.

20. 2026-02-05
    listed $194,900 New 521-char remark

    Show marketing remark (521 chars)

    This 3 bedrooms and 2 bathrooms with covered parking via a 2-car carport. The layout includes defined living areas suitable for general residential use. The property is located near Beckham Park, Nashville City Park, and Tygart Lake, with access to shopping and services along South Davis Street. Additional nearby amenities include Berrien County Library, South Georgia Medical Center, and local schools. Major road access is available via US-129 and GA-76, supporting travel within Berrien County and surrounding areas.

21. 2025-11-04
    soldstatus $187,315
22. 2025-05-12
    price $210,000
23. 2025-04-01
    historical
24. 2025-01-31
    price $199,900
25. 2025-01-13
    price $204,900
26. 2024-12-27
    price $209,900
27. 2024-12-19
    price $214,900
28. 2024-12-11
    listed $219,900 New
29. 2023-08-10
    soldstatus $196,000 Closed
30. 2023-08-10
    soldstatus $196,000
31. 2023-08-10
    listed $197,500
32. 2023-08-10
    soldstatus $196,000
33. 2023-06-22
    status Pending
34. 2023-02-21
    listed $197,500 Active
35. 2022-03-15
    soldstatus $25,000

ⓘ 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: $1,824 · $152/mo
• Projected year-2 tax: $1,824 · $152/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7/10 Severe
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 12 unhealthy d/yr today · 14 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,714
• − Mortgage interest: −$8,677
• − Property taxes: −$1,824
• − Insurance: −$774
• − Repairs & maintenance: −$1,257
• − Management: −$1,257
• − Depreciation: −$4,506
• Taxable loss: −$2,582
• Est. tax savings @ 24.0%: +$620
• After-tax cash flow: $688/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: Berrien County
• NCES district ID: 1300390
• Math proficiency: 48% ▲ 1.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $33,858
• Composite: 37.95/100
• National rank: #4302
• State rank: #24 of 174 in GA

Livability — Nashville

• Score: 70/100
• State rank: #90
• US rank: #7347

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Nashville, GA
• Population (ZIP): 10,635

Population outlook (Berrien County) Hauer SSP2

• Today (2025): 17,982 people
• By 2030: 17,282 · -3.9%
• By 2040: 15,676 · -12.8%
• By 2050: 13,876 · -22.8%
• By 2075: 9,689 · -46.1%
• By 2100: 6,430 · -64.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Two or more races 7% Hispanic / Latino 5% Asian 2%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 1% · Philippines, Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Berrien

• 2024 margin: Solid R (+69.8) · D 15.0% · R 84.8%
• 2008→2024 swing: -16.6pp toward R · 2008: -53.2pp · 2024: -69.8pp
• All cycles: 2024: R+69.8 2020: R+66.5 2016: R+66.5 2012: R+57.7 2008: R+53.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.01%
• Current HPI: 210.1024
• Rent YoY: —
• Metro: —
• 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

+591.6% since first listed

18 events — show timeline

• 2026-05-01 Price Changed $172,900 GAMLS
• 2026-03-25 Price Changed $189,900 GAMLS
• 2026-02-05 Listed $194,900 GAMLS
• 2025-11-04 Sold (Public Records) $187,315 Public Records
• 2025-05-12 Price Changed $210,000 SGMLS
• 2025-04-01 Listing Removed — GAMLS
• 2025-01-31 Price Changed $199,900 GAMLS
• 2025-01-13 Price Changed $204,900 GAMLS
• 2024-12-27 Price Changed $209,900 GAMLS
• 2024-12-19 Price Changed $214,900 GAMLS
• 2024-12-11 Listed $219,900 GAMLS
• 2023-08-10 Sold (Public Records) $196,000 Public Records
• 2023-08-10 Listed $197,500 TBOR
• 2023-08-10 Sold (MLS) $196,000 TBOR
• 2023-08-10 Sold (MLS) $196,000 SGMLS
• 2023-06-22 Pending — SGMLS
• 2023-02-21 Listed $197,500 SGMLS
• 2022-03-15 Sold (Public Records) $25,000 Public Records

Property tax history

+34.5%/yr

Latest (2025): $1,824 · -0.8% YoY. Source: county tax records.