309 Windsor Walk SE · Conyers, GA 30094

$242,000

3 bd · 2.5 ba · 1,820 sqft · SingleFamily public records · 216 Days on market

Built 1985 10,018 sqft lot $133/sqft · 9% below area Est $266k · 9% under

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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).

• ARV discount +11.6/15.0
• Cash flow +11.3/30.0
• Rent growth +3.5/5.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• 1% rule +2.9/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Priced to sell! Welcome home to this beautifully maintained, move-in-ready. Proximity to shopping, dining and schools. offers 3 spacious bedrooms and 2.5 bathrooms, Adorable Home* Desirable Neighborhood* Great Price*. No HOA.

Key facts

• 0.23 acre lot
• Garage
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $242k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (21.5% below list).
• Recommended offer: $190k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.4% in Conyers — 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 67/100 on livability (#167 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools D+, crime D, amenities D.
• Rockdale County (suburban): math 14% / reading 29% proficiency, ranked #136 of 174 in GA (top 78%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.2%/yr); 386 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 483 units permitted in Rockdale County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Rockdale County population projected at +29% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $119k; list at $242k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,973 (21.5% 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 216 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.79% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.56%
• DSCR: 0.93
• GRM: 10.6

CMA / ARV

• ARV (median comp): $266,176
• List price: $242,000
• Delta: -9.08%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1511 Hillside Dr SE	0.60mi	3/2.5	1,840 (+1%)	4mo	$257,000	$140	67
423 Cindy Dr SE	0.27mi	4/3.0 (+1)	1,800 (-1%)	17mo	$260,000	$144	64
2627 Stanton Rd SE	0.20mi	4/3.0 (+1)	1,874 (+3%)	20mo	$290,000	$155	62
2368 Ebenezer Rd SE	0.29mi	3/2.0	2,018 (+11%)	8mo	$270,000	$134	60
1507 Hillside Dr SE	0.58mi	4/2.5 (+1)	1,798 (-1%)	9mo	$250,000	$139	58
417 Stanton Ridge Way SE	0.31mi	3/2.5	1,641 (-10%)	18mo	$251,000	$153	54
1508 Hillside Dr SE	0.55mi	3/3.0	1,992 (+10%)	5mo	$165,000	$83	53
224 Potts Rd SE	0.63mi	3/2.0	1,740 (-4%)	11mo	$225,000	$129	52
139 Old Mill Trl SW	0.63mi	3/2.5	1,928 (+6%)	10mo	$245,000	$127	52
1600 Sugar Plum Dr SW	0.74mi	3/2.0	1,944 (+7%)	1mo	$220,000	$113	52
2617 Laurel Woods Ln SE	0.58mi	4/2.0 (+1)	2,035 (+12%)	5mo	$250,000	$123	42
2802 Stanton Rd SE	0.73mi	3/2.0	1,612 (-11%)	18mo	$254,900	$158	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 · 4.16% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-42,589
• Equity at exit: $36,083

10-year hold

• IRR: -7.8%
• Equity multiple: 0.48×
• Total profit: $-34,959
• Equity at exit: $20,924

Cash invested: $67,760 (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 30094

• Rents YoY: 4.2%
• Active inventory: 386
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$1,269
• Tax from tax record: −$219 /mo · $2,625/yr
• Insurance: −$101
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-88

Break-even live

Break-even rent $2,011

Max offer price $226,482

Occupancy floor 100%

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: $60,500
• Closing costs: $7,260
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
359 Cindy Dr SE Conyers, GA	3.0	1.0	1265	$1,326	$1.05	44d	1	0.05mi
337 Windsor Walk SE Conyers, GA	3.0	2.0	1247	$1,695	$1.36	13d	1	0.11mi
325 Morris Ct SE Conyers, GA	3.0	2.0	1256	$1,770	$1.41	44d	1	0.12mi
2641 Rolling Hills Way SE Conyers, GA	3.0	2.0	1452	$1,791	$1.23	13d	1	0.21mi
411 Cindy Dr SE Conyers, GA	3.0	2.0	1424	$1,830	$1.29	2d	1	0.22mi
288 Morris Dr SE Conyers, GA	3.0	2.0	1251	$1,731	$1.38	13d	1	0.25mi
1510 Marshall Ln SE Conyers, GA	4.0	2.0	1525	$2,073	$1.36	44d	1	0.34mi
1576 Cherry Hill Ct SW Conyers, GA	3.0	2.0	1392	$1,450	$1.04	20d	1	0.53mi
2511 Nugget Dr SW Conyers, GA	3.0	2.0	1311	$1,755	$1.34	22d	1	0.53mi
1419 Hillside Pl SE Conyers, GA	4.0	2.0	1536	$1,955	$1.27	5d	1	0.55mi
1616 Cherry Hill Rd SW Conyers, GA	3.0	2.0	1250	$1,639	$1.31	3d	1	0.68mi
1605 Sugar Plum Dr SW Conyers, GA	3.0	2.0	2240	$1,800	$0.80	44d	1	0.75mi
1520 Cherry Hill Rd SW Conyers, GA	4.0	2.0	1686	$2,300	$1.36	4d	1	0.90mi
1477 Cherry Hill Rd SW Conyers, GA	3.0	2.0	1396	$1,725	$1.24	24d	1	0.91mi
2120 Weatherstone Cir SE Conyers, GA	3.0	2.0	2076	$2,250	$1.08	24d	1	0.95mi
2133 Boxwood Cir Conyers, GA	4.0	2.5	2087	$2,250	$1.08	24d	1	0.98mi
661 Greenview Ave SE Conyers, GA	3.0	2.0	1393	$1,700	$1.22	24d	1	1.04mi
2165 Boxwood Cir Conyers, GA	4.0	2.5	2091	$2,250	$1.08	44d	1	1.06mi
619 Lakeridge Cir SE Conyers, GA	3.0	2.0	1350	$1,545	$1.14	20d	1	1.16mi
2146 Miller Chapel Rd SE Conyers, GA	3.0	2.5	1875	$2,265	$1.21	44d	2	1.20mi
595 Lakeridge Cir SE Conyers, GA	3.0	2.0	1304	$1,656	$1.27	5d	1	1.22mi
1825 Parker Rd SE Conyers, GA	1.0–3.0	1.0–2.0	1111	$1,895	$1.71	2d	18	1.34mi
2856 Bay Leaf Dr SE Conyers, GA	3.0	2.0	1296	$2,400	$1.85	24d	1	1.35mi
3131 Goode Rd Conyers, GA	3.0	2.0	1824	$2,000	$1.10	20d	1	1.43mi
1103 Sunset Rd SE , GA	3.0–4.0	2.5	1850	$2,040	$1.10	18d	24	1.45mi
3144 Goode Rd Conyers, GA	3.0	1.5	1468	$1,500	$1.02	44d	1	1.47mi

Listing history 23 events

1. 2026-06-18
   days on market $242,000 Active 216 DOM
2. 2026-06-17
   days on market $242,000 Active 215 DOM
3. 2026-06-16
   days on market $242,000 Active 214 DOM
4. 2026-06-15
   days on market $242,000 Active 213 DOM
5. 2026-06-13
   days on market $242,000 Active 211 DOM
6. 2026-06-09
   days on market $242,000 Active 207 DOM
7. 2026-06-08
   days on market $242,000 Active 206 DOM
8. 2026-06-07
   days on market $242,000 Active 205 DOM
9. 2026-06-04
   days on market $242,000 Active 202 DOM
10. 2026-06-03
    days on market $242,000 Active 201 DOM
11. 2026-06-02
    days on market $242,000 Active 200 DOM
12. 2026-06-01
    days on market $242,000 Active 199 DOM
13. 2026-05-31
    days on market $242,000 Active 198 DOM
14. 2026-05-04
    price $242,000 228-char remark

    Show marketing remark (228 chars)

    Priced to sell! Welcome home to this beautifully maintained, move-in-ready. Proximity to shopping, dining and schools. offers 3 spacious bedrooms and 2.5 bathrooms, Adorable Home* Desirable Neighborhood* Great Price*. No HOA.

15. 2026-05-04
    listed $242,000 New 228-char remark

    Show marketing remark (228 chars)

    Priced to sell! Welcome home to this beautifully maintained, move-in-ready. Proximity to shopping, dining and schools. offers 3 spacious bedrooms and 2.5 bathrooms, Adorable Home* Desirable Neighborhood* Great Price*. No HOA.

16. 2026-04-30
    historical
17. 2025-11-14
    listed $249,500 Active 228-char remark

    Show marketing remark (228 chars)

    Priced to sell! Welcome home to this beautifully maintained, move-in-ready. Proximity to shopping, dining and schools. offers 3 spacious bedrooms and 2.5 bathrooms, Adorable Home* Desirable Neighborhood* Great Price*. No HOA.

18. 2025-11-14
    listed $249,500 New

    Show marketing remark (228 chars)

    Priced to sell! Welcome home to this beautifully maintained, move-in-ready. Proximity to shopping, dining and schools. offers 3 spacious bedrooms and 2.5 bathrooms, Adorable Home* Desirable Neighborhood* Great Price*. No HOA.

19. 2025-11-13
    historical

    Show marketing remark (228 chars)

    Priced to sell! Welcome home to this beautifully maintained, move-in-ready. Proximity to shopping, dining and schools. offers 3 spacious bedrooms and 2.5 bathrooms, Adorable Home* Desirable Neighborhood* Great Price*. No HOA.

20. 2025-11-13
    historical $249,500 228-char remark

    Show marketing remark (228 chars)

    Priced to sell! Welcome home to this beautifully maintained, move-in-ready. Proximity to shopping, dining and schools. offers 3 spacious bedrooms and 2.5 bathrooms, Adorable Home* Desirable Neighborhood* Great Price*. No HOA.

21. 2003-12-19
    soldstatus $118,800
22. 1985-10-18
    soldstatus $70,100
23. 1985-10-18
    soldstatus $70,000

ⓘ 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: $2,625 · $219/mo
• Projected year-2 tax: $2,625 · $219/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,797
• − Mortgage interest: −$13,556
• − Property taxes: −$2,625
• − Insurance: −$1,210
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$7,040
• Taxable loss: −$5,281
• Est. tax savings @ 24.0%: +$1,267
• After-tax cash flow: $213/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: Rockdale County
• NCES district ID: 1304410
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 29% ▼ -11.00%
• Median HH income: $53,325
• Composite: 19.42/100
• National rank: #8776
• State rank: #136 of 174 in GA

Livability — Conyers

• Score: 67/100
• State rank: #167
• US rank: #10533

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Rockdale County · 96,534 people
• City population: 96,534
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 33,731
• Household income: $88,530
• Rent vs Own: 20.5% rent · 79.5% own
• Severe rent burden: 549.0

Population outlook (Rockdale County) Hauer SSP2

• Today (2025): 99,145 people
• By 2030: 104,558 · +5.5%
• By 2040: 116,100 · +17.1%
• By 2050: 127,827 · +28.9%
• By 2075: 159,113 · +60.5%
• By 2100: 181,178 · +82.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Black 56% White 29% Two or more races 9% Hispanic / Latino 7% Asian 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Hispanic 1% Serbian 1% Slovak 1%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 5% French/Haitian/Cajun 1%

Political lean MEDSL · Rockdale

• 2024 margin: Solid D (+47.5) · D 73.4% · R 25.9%
• 2008→2024 swing: +37.9pp toward D · 2008: 9.6pp · 2024: 47.5pp
• All cycles: 2024: D+47.5 2020: D+40.8 2016: D+25.9 2012: D+16.4 2008: D+9.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -168.06%
• Current HPI: 205.627
• Rent YoY: ▲ 4.16%
• 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

+245.2% since first listed

10 events — show timeline

• 2026-05-04 Price Changed $242,000 FMLS
• 2026-05-04 Listed $242,000 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2025-11-14 Listed $249,500 FMLS
• 2025-11-14 Listed $249,500 GAMLS
• 2025-11-13 Coming Soon — GAMLS
• 2025-11-13 Coming Soon $249,500 FMLS
• 2003-12-19 Sold (Public Records) $118,800 Public Records
• 1985-10-18 Sold (Public Records) $70,000 Public Records
• 1985-10-18 Sold (Public Records) $70,100 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,625 · -2.3% YoY. Source: county tax records.