375 Searchlight Dr · Winder, GA 30680

$329,900

4 bd · 2.5 ba · 1,884 sqft · SingleFamily public records · 69 Days on market

Built 2007 10,715 sqft lot $175/sqft · 9% below area Est $361k · 9% under $14/mo HOA · 1% of rent

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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 +11.4/15.0
• Cash flow +10.4/30.0
• Livability +3.7/5.0
• Rent growth +3.1/5.0
• DSCR +3.0/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This spacious 4 bedroom, 2 1/2 bathroom home sits on a corner lot in the quiet Lighthouse Estates subdivision has been freshly painted with new flooring as well and is ready for its new family! The large master features a separate shower and tub. Enjoy the open view from the kitchen to the spacious living room. There's a creek on the backside of the property as well.

Key facts

• New flooring
• Freshly painted
• Open view

Tags

• CORNER LOT
• FRESHLY PAINTED
• NEW FLOORING
• OPEN VIEW

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $330k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (9.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $240k (27.2% below list).
• Recommended offer: $240k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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); 563 active listings in the ZIP; 7 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).
• 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 $10k 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 69 days — a 6% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y 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 $83k; list at $330k implies a 296% 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 $240,011 (27.2% 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 69 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.73% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 11.5

CMA / ARV

• ARV (median comp): $361,210
• List price: $329,900
• Delta: -8.67%
• 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
256 Oceanliner Dr	0.13mi	4/2.5	2,074 (+10%)	3mo	$355,000	$171	75
834 Castilla Way	0.38mi	4/2.5	1,868 (-1%)	8mo	$330,000	$177	74
1106 Sutherland Dr	0.27mi	3/2.0 (-1)	1,834 (-3%)	3mo	$335,000	$183	74
837 Castilla Way	0.35mi	4/2.0	1,868 (-1%)	8mo	$325,000	$174	74
475 Cooper Cir	0.10mi	4/2.5	2,077 (+10%)	24mo	$360,000	$173	58
385 Corinth Church Rd	0.22mi	3/2.5 (-1)	1,658 (-12%)	11mo	$350,000	$211	56
1041 Sutherland Dr	0.60mi	4/2.5	1,910 (+1%)	16mo	$345,000	$181	56
827 Castilla Way	0.43mi	3/2.0 (-1)	1,852 (-2%)	18mo	$325,000	$175	55
433 Corinth Church Rd	0.24mi	4/2.0	1,646 (-13%)	21mo	$385,000	$234	48
1229 Dianne Dr	0.47mi	3/2.5 (-1)	1,632 (-13%)	3mo	$319,900	$196	48
36 Lighthouse Dr	0.34mi	3/2.0 (-1)	1,622 (-14%)	9mo	$313,000	$193	46
246 Monroe Hwy	0.64mi	4/2.0	2,031 (+8%)	14mo	$359,990	$177	44

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: -20.9%
• Equity multiple: 0.28×
• Total profit: $-66,645
• Equity at exit: $49,189

10-year hold

• IRR: -16.0%
• Equity multiple: 0.13×
• Total profit: $-80,151
• Equity at exit: $28,524

Cash invested: $92,372 (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 30680

• Home prices YoY: -24.7%
• Rents YoY: 2.3%
• Active inventory: 563
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,400 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$192 /mo · $2,308/yr
• Insurance: −$137
• HOA: −$14
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $-178

Break-even live

Break-even rent $2,625

Max offer price $298,496

Occupancy floor —

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 Searchlight Dr Winder, GA	4.0	2.5	1884	$1,950	$1.04	5d	1	0.03mi
1610 Colton Landing Rd Winder, GA	4.0	2.5	2167	$2,350	$1.08	43d	1	0.09mi
39 Lighthouse Dr Winder, GA	4.0	2.5	2144	$2,041	$0.95	43d	1	0.35mi
1042 Sutherland Dr Winder, GA	3.0	2.5	1616	$1,899	$1.18	2d	1	0.60mi
40 Highfield LN Winder, GA	4.0	2.5	2291	$2,346	$1.02	1d	1	0.75mi
120 N Williams St Winder, GA	3.0	2.0	1326	$1,900	$1.43	43d	1	1.14mi
9 Richardson St Winder, GA	3.0	2.5	2000	$1,995	$1.00	43d	1	1.23mi

HOA detail

• Monthly dues: $14 · $168/yr

Listing history 37 events

1. 2026-06-09
   days on market $329,900 Active 69 DOM
2. 2026-06-08
   days on market $329,900 Active 68 DOM
3. 2026-06-07
   days on market $329,900 Active 67 DOM
4. 2026-06-04
   days on market $329,900 Active 64 DOM
5. 2026-06-03
   days on market $329,900 Active 63 DOM
6. 2026-06-02
   days on market $329,900 Active 62 DOM
7. 2026-06-01
   days on market $329,900 Active 61 DOM
8. 2026-05-31
   days on market $329,900 Active 60 DOM
9. 2026-05-10
   price $329,900 372-char remark

   Show marketing remark (372 chars)

   This spacious 4 bedroom, 2 1/2 bathroom home sits on a corner lot in the quiet Lighthouse Estates subdivision has been freshly painted with new flooring as well and is ready for its new family! The large master features a separate shower and tub. Enjoy the open view from the kitchen to the spacious living room. There's a creek on the backside of the property as well.

10. 2026-05-10
    price $329,900 372-char remark

    Show marketing remark (372 chars)

    This spacious 4 bedroom, 2 1/2 bathroom home sits on a corner lot in the quiet Lighthouse Estates subdivision has been freshly painted with new flooring as well and is ready for its new family! The large master features a separate shower and tub. Enjoy the open view from the kitchen to the spacious living room. There's a creek on the backside of the property as well.

11. 2026-04-24
    price $334,900 372-char remark

    Show marketing remark (372 chars)

    This spacious 4 bedroom, 2 1/2 bathroom home sits on a corner lot in the quiet Lighthouse Estates subdivision has been freshly painted with new flooring as well and is ready for its new family! The large master features a separate shower and tub. Enjoy the open view from the kitchen to the spacious living room. There's a creek on the backside of the property as well.

12. 2026-04-24
    price $334,900 372-char remark

    Show marketing remark (372 chars)

    This spacious 4 bedroom, 2 1/2 bathroom home sits on a corner lot in the quiet Lighthouse Estates subdivision has been freshly painted with new flooring as well and is ready for its new family! The large master features a separate shower and tub. Enjoy the open view from the kitchen to the spacious living room. There's a creek on the backside of the property as well.

13. 2026-04-01
    listed $339,000 New 372-char remark

    Show marketing remark (372 chars)

    This spacious 4 bedroom, 2 1/2 bathroom home sits on a corner lot in the quiet Lighthouse Estates subdivision has been freshly painted with new flooring as well and is ready for its new family! The large master features a separate shower and tub. Enjoy the open view from the kitchen to the spacious living room. There's a creek on the backside of the property as well.

14. 2026-04-01
    listed $339,000 Active 372-char remark

    Show marketing remark (372 chars)

    This spacious 4 bedroom, 2 1/2 bathroom home sits on a corner lot in the quiet Lighthouse Estates subdivision has been freshly painted with new flooring as well and is ready for its new family! The large master features a separate shower and tub. Enjoy the open view from the kitchen to the spacious living room. There's a creek on the backside of the property as well.

15. 2025-05-15
    historical $1,975
16. 2025-04-30
    listed $1,975
17. 2025-03-08
    historical $1,975
18. 2025-02-21
    price $1,975
19. 2025-02-14
    listed $2,000
20. 2016-10-04
    historical
21. 2016-07-11
    listed $169,900 New
22. 2014-11-12
    price $83,300
23. 2012-06-27
    price $83,300
24. 2012-06-27
    historical
25. 2012-06-08
    soldstatus $83,300 Sold
26. 2012-06-08
    price $98,000
27. 2012-06-08
    soldstatus $83,300 Sold
28. 2012-05-18
    status Pending
29. 2012-05-18
    historical
30. 2012-05-17
    price $98,000
31. 2012-05-10
    status Pending Existing Lender Approval
32. 2012-05-10
    historical Pending Approval
33. 2012-04-04
    listed $98,000 New
34. 2012-04-04
    listed $98,000 Active
35. 2007-08-17
    soldstatus $151,082
36. 2007-07-05
    listed $162,000
37. 2007-02-14
    soldstatus $269,500

ⓘ 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: $2,308 · $192/mo
• Projected year-2 tax: $3,035 · $253/mo
• Expected delta: +$727/yr (+$61/mo · 31.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% 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: $28,801
• − Mortgage interest: −$18,480
• − Property taxes: −$2,308
• − Insurance: −$1,650
• − Repairs & maintenance: −$2,304
• − Management: −$2,304
• − HOA: −$168
• − Depreciation: −$9,597
• Taxable loss: −$8,009
• Est. tax savings @ 24.0%: +$1,922
• After-tax cash flow: $-211/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

+22.4% since first listed

29 events — show timeline

• 2026-05-10 Price Changed $329,900 GAMLS
• 2026-05-10 Price Changed $329,900 FMLS
• 2026-04-24 Price Changed $334,900 GAMLS
• 2026-04-24 Price Changed $334,900 FMLS
• 2026-04-01 Listed $339,000 FMLS
• 2026-04-01 Listed $339,000 GAMLS
• 2025-05-15 Rental Removed $1,975 BUILDIUM
• 2025-04-30 Listed for Rent $1,975 BUILDIUM
• 2025-03-08 Rental Removed $1,975 BUILDIUM
• 2025-02-21 Price Changed $1,975 BUILDIUM
• 2025-02-14 Listed for Rent $2,000 BUILDIUM
• 2016-10-04 Listing Removed — GAMLS
• 2016-07-11 Listed $169,900 GAMLS
• 2014-11-12 Price Changed $83,300 GAMLS
• 2012-06-27 Price Changed $83,300 FMLS
• 2012-06-27 Listing Removed — FMLS
• 2012-06-08 Sold (MLS) $83,300 GAMLS
• 2012-06-08 Sold (MLS) $83,300 FMLS
• 2012-06-08 Price Changed $98,000 FMLS
• 2012-05-18 Pending — FMLS
• 2012-05-18 Listing Removed — GAMLS
• 2012-05-17 Price Changed $98,000 GAMLS
• 2012-05-10 Pending — FMLS
• 2012-05-10 Contingent — GAMLS
• 2012-04-04 Listed $98,000 GAMLS
• 2012-04-04 Listed $98,000 FMLS
• 2007-08-17 Sold (MLS) $151,082 FMLS
• 2007-07-05 Listed $162,000 FMLS
• 2007-02-14 Sold (Public Records) $269,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $2,308 · +0.1% YoY. Source: county tax records.