521 Terrapin Ln · Winder, GA 30680

$253,000

4 bd · 2.5 ba · 1,567 sqft · Condo public records · 22 Days on market

Built 2007 $1/mo HOA

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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).

• Cash flow +19.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• 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

SOUGHT AFTER TOWNHOME COMMUNITY CONVENIENTLY LOCATED IN WINDER. CONVENT TO EVERYTHING MINS TO HWY 316 LARGEST FLR PLAN FEATURES 2 STORY OPEN CONCEPT , MASTER ON MAIN & 3 ADDITIONAL BEDROOMS UP, Vinyl plank flooring (NO CARPET) SEPARATE DINING, COVERED PORCH ITS A END UNIT! 1 CAR GARAGE PLUS IT ADDITIONAL PARKING WITH SIDE DRIVEWAY.AND OVER FLOW PARKING NEAR BY.

Key facts

• End-unit townhouse
• Functional layout
• Back patio

Tags

• END-UNIT TOWNHOUSE
• FUNCTIONAL LAYOUT
• BACK PATIO
• LOW-MAINTENANCE LIVING

Property features AI

Finance

• Other: Part of a community with 1 unit; Directions: Please use GPS
• HOA & community: Monthly association fee (Has association)

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public water; Public sewer; 110-volt electric; Cable available; Electricity available; Phone available; Sewer available
• Home design: Two levels; End unit; Resale property
• Construction: Vinyl siding; Shingle roof; Concrete perimeter foundation
• Exterior features: Patio; City street frontage; Asphalt road access

Interior

• Kitchen: Cabinets; Pantry; Dishwasher; Refrigerator
• Bedrooms: One main-level bedroom; Three upper-level bedrooms; Bedroom features: Other
• Flooring: Carpet; Laminate
• Bathrooms: Three full bathrooms; One half bathroom; Master bath with double vanity and separate tub/shower
• Heating & cooling: Central heating with heat pump; Central air conditioning; Ceiling fans
• Interior features: Walk-in closet(s); Double vanity; Insulated windows; One fireplace in the family room; Common wall (end unit)
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath condo listed at $253k.

Deal economics

• At list price, monthly cash flow is $263 ($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 $239k (5.6% below list).
• Recommended offer: $239k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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+, schools D-, amenities 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.
• Market conditions: Rents rising (+2.3%/yr); 566 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 7d 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 35% 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

• It's been on market 22 days — a 2% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 16y ago; this cycle's ask has dropped $32k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $156k; list at $253k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $238,914 (5.6% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.94% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.26% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.63×
• Total profit: $-26,042
• Equity at exit: $37,723

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-8,397
• Equity at exit: $21,875

Cash invested: $70,840 (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: 566
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,389 high
• Mortgage (P&I): −$1,327
• Tax from tax record: −$191 /mo · $2,293/yr
• Insurance: −$105
• HOA: −$1
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $263

Break-even live

Break-even rent $2,056

Max offer price $253,000

Occupancy floor 84%

Sensitivity live

Price	-10% $406	-5% $335	+0% $263	+5% $192	+10% $120
Rent	-10% $74	-5% $169	+0% $263	+5% $358	+10% $452
Rate	-1.0pp $391	-0.5pp $328	base $263	+0.5pp $198	+1.0pp $131

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: $63,250
• Closing costs: $7,590
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
370 Turtle Creek Dr Unit 1 Winder, GA	3.0	2.5	1800	$1,900	$1.06	6d	1	0.13mi
370 Turtle Creek Dr Winder, GA	3.0	3.0	1474	$1,900	$1.29	5d	1	0.13mi
349 Turtle Creek Dr Winder, GA	3.0	2.5	1494	$1,800	$1.20	44d	1	0.14mi
290 Turtle Creek Dr Winder, GA	3.0	2.5	1840	$1,999	$1.09	4d	1	0.18mi
281 Turtle Creek Dr Winder, GA	3.0	2.5	1800	$3,700	$2.06	44d	1	0.22mi
247 Turtle Creek Dr Winder, GA	3.0	2.5	1529	$1,885	$1.23	5d	1	0.22mi
420 Foxdale Rd Winder, GA	3.0	2.0	1503	$1,885	$1.25	44d	1	1.19mi

HOA detail condo

• Monthly dues: $1 · $12/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-05-14
   price $253,000 391-char remark
2. 2026-05-14
   price $253,000 384-char remark
3. 2026-05-10
   price $260,000 384-char remark
4. 2026-05-10
   price $260,000 391-char remark
5. 2026-04-30
   listed $285,000 New 384-char remark
6. 2026-04-30
   listed $285,000 Active 391-char remark
7. 2020-04-14
   soldstatus $156,000
8. 2020-04-08
   soldstatus $156,000 Closed

   Show marketing remark (372 chars)

   SOUGHT AFTER TOWNHOME COMMUNITY CONVENIENTLY LOCATED IN WINDER. CONVENT TO EVERYTHING MINS TO HWY 316 LARGEST FLR PLAN FEATURES 2 STORY OPEN CONCEPT , MASTER ON MAIN & 3 ADDITIONAL BEDROOMS UP, Vinyl plank flooring (NO CARPET) SEPARATE DINING, COVERED PORCH ITS A END UNIT! 1 CAR GARAGE PLUS IT ADDITIONAL PARKING WITH SIDE DRIVEWAY.AND OVER FLOW PARKING NEAR BY.

9. 2020-04-08
   soldstatus $156,000 Sold

   Show marketing remark (372 chars)

   SOUGHT AFTER TOWNHOME COMMUNITY CONVENIENTLY LOCATED IN WINDER. CONVENT TO EVERYTHING MINS TO HWY 316 LARGEST FLR PLAN FEATURES 2 STORY OPEN CONCEPT , MASTER ON MAIN & 3 ADDITIONAL BEDROOMS UP, Vinyl plank flooring (NO CARPET) SEPARATE DINING, COVERED PORCH ITS A END UNIT! 1 CAR GARAGE PLUS IT ADDITIONAL PARKING WITH SIDE DRIVEWAY.AND OVER FLOW PARKING NEAR BY.

10. 2020-02-16
    status Pending

    Show marketing remark (372 chars)

    SOUGHT AFTER TOWNHOME COMMUNITY CONVENIENTLY LOCATED IN WINDER. CONVENT TO EVERYTHING MINS TO HWY 316 LARGEST FLR PLAN FEATURES 2 STORY OPEN CONCEPT , MASTER ON MAIN & 3 ADDITIONAL BEDROOMS UP, Vinyl plank flooring (NO CARPET) SEPARATE DINING, COVERED PORCH ITS A END UNIT! 1 CAR GARAGE PLUS IT ADDITIONAL PARKING WITH SIDE DRIVEWAY.AND OVER FLOW PARKING NEAR BY.

11. 2020-02-16
    status Under Contract

    Show marketing remark (372 chars)

    SOUGHT AFTER TOWNHOME COMMUNITY CONVENIENTLY LOCATED IN WINDER. CONVENT TO EVERYTHING MINS TO HWY 316 LARGEST FLR PLAN FEATURES 2 STORY OPEN CONCEPT , MASTER ON MAIN & 3 ADDITIONAL BEDROOMS UP, Vinyl plank flooring (NO CARPET) SEPARATE DINING, COVERED PORCH ITS A END UNIT! 1 CAR GARAGE PLUS IT ADDITIONAL PARKING WITH SIDE DRIVEWAY.AND OVER FLOW PARKING NEAR BY.

12. 2020-02-16
    historical Active Under Contract

    Show marketing remark (372 chars)

    SOUGHT AFTER TOWNHOME COMMUNITY CONVENIENTLY LOCATED IN WINDER. CONVENT TO EVERYTHING MINS TO HWY 316 LARGEST FLR PLAN FEATURES 2 STORY OPEN CONCEPT , MASTER ON MAIN & 3 ADDITIONAL BEDROOMS UP, Vinyl plank flooring (NO CARPET) SEPARATE DINING, COVERED PORCH ITS A END UNIT! 1 CAR GARAGE PLUS IT ADDITIONAL PARKING WITH SIDE DRIVEWAY.AND OVER FLOW PARKING NEAR BY.

13. 2020-02-14
    listed $168,316 Active

    Show marketing remark (372 chars)

    SOUGHT AFTER TOWNHOME COMMUNITY CONVENIENTLY LOCATED IN WINDER. CONVENT TO EVERYTHING MINS TO HWY 316 LARGEST FLR PLAN FEATURES 2 STORY OPEN CONCEPT , MASTER ON MAIN & 3 ADDITIONAL BEDROOMS UP, Vinyl plank flooring (NO CARPET) SEPARATE DINING, COVERED PORCH ITS A END UNIT! 1 CAR GARAGE PLUS IT ADDITIONAL PARKING WITH SIDE DRIVEWAY.AND OVER FLOW PARKING NEAR BY.

14. 2020-02-14
    listed $168,316 New

    Show marketing remark (372 chars)

    SOUGHT AFTER TOWNHOME COMMUNITY CONVENIENTLY LOCATED IN WINDER. CONVENT TO EVERYTHING MINS TO HWY 316 LARGEST FLR PLAN FEATURES 2 STORY OPEN CONCEPT , MASTER ON MAIN & 3 ADDITIONAL BEDROOMS UP, Vinyl plank flooring (NO CARPET) SEPARATE DINING, COVERED PORCH ITS A END UNIT! 1 CAR GARAGE PLUS IT ADDITIONAL PARKING WITH SIDE DRIVEWAY.AND OVER FLOW PARKING NEAR BY.

15. 2019-09-18
    soldstatus $199,900
16. 2019-09-17
    soldstatus $199,900 Sold
17. 2019-09-17
    soldstatus $199,900
18. 2019-09-09
    status Under Contract
19. 2019-07-27
    listed $199,900 New
20. 2019-07-27
    listed $199,900
21. 2015-03-27
    price $55,000
22. 2012-08-14
    historical
23. 2012-08-09
    status Pending
24. 2012-08-03
    soldstatus $55,000
25. 2012-07-31
    price $63,000
26. 2012-07-25
    soldstatus $55,000 Sold
27. 2012-03-30
    historical
28. 2012-03-01
    historical
29. 2012-02-16
    historical Pending Approval
30. 2012-02-16
    status Pending Existing Lender Approval
31. 2012-02-03
    listed $55,000
32. 2012-02-02
    status Active
33. 2012-02-01
    historical
34. 2012-02-01
    historical
35. 2012-01-13
    price $63,000 Back On Market
36. 2012-01-13
    status Back On Market
37. 2012-01-11
    price $63,000 Active
38. 2012-01-11
    status Active
39. 2011-12-03
    historical
40. 2011-09-03
    status Back On Market
41. 2011-08-26
    status Pending Existing Lender Approval
42. 2011-06-02
    historical
43. 2011-05-10
    status Back On Market
44. 2011-05-09
    status Active
45. 2011-05-08
    price $59,000 Pending Approval
46. 2011-04-27
    historical Pending Approval
47. 2011-04-24
    status Pending Existing Lender Approval
48. 2011-04-12
    price $59,000 Reduced
49. 2011-04-11
    price $59,000
50. 2011-03-09
    price $69,000

ⓘ 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: $2,293 · $191/mo
• Projected year-2 tax: $2,328 · $194/mo
• Expected delta: +$35/yr (+$3/mo · 1.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 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: $28,670
• − Mortgage interest: −$14,172
• − Property taxes: −$2,293
• − Insurance: −$1,265
• − Repairs & maintenance: −$2,294
• − Management: −$2,294
• − HOA: −$12
• − Depreciation: −$7,360
• Taxable loss: −$1,019
• Est. tax savings @ 24.0%: +$245
• After-tax cash flow: $3,403/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

+2.0% since first listed

62 events — show timeline

• 2026-05-26 Listing Removed — GAMLS
• 2026-05-26 Listing Removed — FMLS
• 2026-05-14 Price Changed $253,000 FMLS
• 2026-05-14 Price Changed $253,000 GAMLS
• 2026-05-10 Price Changed $260,000 GAMLS
• 2026-05-10 Price Changed $260,000 FMLS
• 2026-04-30 Listed $285,000 GAMLS
• 2026-04-30 Listed $285,000 FMLS
• 2020-04-14 Sold (Public Records) $156,000 Public Records
• 2020-04-08 Sold (MLS) $156,000 GAMLS
• 2020-04-08 Sold (MLS) $156,000 FMLS
• 2020-02-16 Pending — FMLS
• 2020-02-16 Pending — GAMLS
• 2020-02-16 Contingent — FMLS
• 2020-02-14 Listed $168,316 GAMLS
• 2020-02-14 Listed $168,316 FMLS
• 2019-09-18 Sold (Public Records) $199,900 Public Records
• 2019-09-17 Sold (MLS) $199,900 Hive MLS
• 2019-09-17 Sold (MLS) $199,900 GAMLS
• 2019-09-09 Pending — GAMLS
• 2019-07-27 Listed $199,900 Hive MLS
• 2019-07-27 Listed $199,900 GAMLS
• 2015-03-27 Price Changed $55,000 FMLS
• 2012-08-14 Listing Removed — FMLS
• 2012-08-09 Pending — FMLS
• 2012-08-03 Sold (Public Records) $55,000 Public Records
• 2012-07-31 Price Changed $63,000 FMLS
• 2012-07-25 Sold (MLS) $55,000 FMLS
• 2012-03-30 Listing Removed — GAMLS
• 2012-03-01 Listing Removed — GAMLS
• 2012-02-16 Contingent — GAMLS
• 2012-02-16 Pending — FMLS
• 2012-02-03 Listed $55,000 GAMLS
• 2012-02-02 Relisted — FMLS
• 2012-02-01 Listing Removed — GAMLS
• 2012-02-01 Listing Removed — FMLS
• 2012-01-13 Relisted — GAMLS
• 2012-01-13 Price Changed $63,000 GAMLS
• 2012-01-11 Relisted — FMLS
• 2012-01-11 Price Changed $63,000 FMLS
• 2011-12-03 Listing Removed — GAMLS
• 2011-09-03 Relisted — GAMLS
• 2011-08-26 Pending — FMLS
• 2011-06-02 Listing Removed — GAMLS
• 2011-05-10 Relisted — GAMLS
• 2011-05-09 Relisted — FMLS
• 2011-05-08 Price Changed $59,000 GAMLS
• 2011-04-27 Contingent — GAMLS
• 2011-04-24 Pending — FMLS
• 2011-04-12 Price Changed $59,000 GAMLS
• 2011-04-11 Price Changed $59,000 FMLS
• 2011-03-09 Price Changed $69,000 FMLS
• 2011-03-05 Relisted — GAMLS
• 2011-03-05 Price Changed $100,000 GAMLS
• 2011-03-02 Price Changed $100,000 GAMLS
• 2011-03-01 Relisted — FMLS
• 2011-03-01 Price Changed $100,000 FMLS
• 2011-02-01 Listing Removed — FMLS
• 2011-01-02 Listing Removed — GAMLS
• 2010-09-21 Listed $110,000 GAMLS
• 2010-09-08 Listed $110,000 FMLS
• 2007-07-03 Sold (Public Records) $248,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,293 · -0.3% YoY. Source: county tax records.