50 Goldshore Way · Statham, GA 30666

$365,000

5 bd · 3.0 ba · 2,220 sqft · SingleFamily public records · 10 Days on market

Built 2018 9,931 sqft lot $164/sqft · at area comps Est $360k · at est. ↓ 6% since listing

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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 +14.5/30.0
• ARV discount +6.9/15.0
• DSCR +4.4/10.0
• Livability +3.4/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 50 Goldshore Way in Statham's Providence Estates, where inviting curb appeal, comfortable one-level living, and a peaceful backyard setting come together beautifully. From the covered front porch and brick-accented exterior to the manicured landscaping and two-car garage, this home makes a warm first impression before you even step inside. The interior offers an easy, open flow with a vaulted living room, cozy fireplace, and plenty of natural light. The kitchen is designed for everyday function and gathering, featuring stained cabinetry, granite countertops, a center island, stainless steel appliances, and a stylish pendant fixture that adds character to the space. Just off the main living area, the dining room provides a dedicated place to enjoy meals with a view of the backyard. A smaller fifth bedroom is tucked just off the kitchen, offering excellent flexibility for a home office, guest space, hobby room, playroom, or additional bedroom depending on your needs. The owner's retreat offers a comfortable place to unwind, highlighted by a tray ceiling, soft neutral tones, and generous natural light. The bath includes a double vanity, soaking tub, and practical storage, creating a space that feels both functional and relaxing. Outdoor living is a standout feature, with a patio overlooking a spacious backyard framed by mature trees. Whether enjoying morning coffee, grilling out, gardening, or simply relaxing outside, the backyard offers a private-feeling setting with room to enjoy. Located minutes to downtown Statham with convenient access to local amenities, shopping & dining, and quick access to 316.

Key facts

• Covered front porch
• Natural light
• Vaulted living room

Tags

• COVERED FRONT PORCH
• BRICK ACCENTED EXTERIOR
• MANICURED LANDSCAPING
• VAULTED LIVING ROOM
• COZY FIREPLACE
• NATURAL LIGHT

Property features AI

Exterior

• Parking: Attached garage with garage door opener; Two garage spaces (two total parking spaces); Garage at kitchen level
• Utilities: Public water; Public sewer; Electricity available (220V); Cable available; Underground utilities
• Home design: One-level home; Fee simple ownership; Resale property
• Construction: Brick and cement siding exterior; Composition roof; Slab foundation; Built with energy-efficient appliances and windows
• Exterior features: Garden; Patio

Interior

• Kitchen: Kitchen island; Pantry; Solid surface counters; Stain-finish cabinets; Breakfast bar and breakfast room; Open view to family room; Microwave; Electric range; Dishwasher; Refrigerator
• Bedrooms: Master on main; Oversized master; Split bedroom plan; Five main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: Three full bathrooms; Master bath with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heating; Electric heat; Heat pump; Central air; Ceiling fans; 220V electric service
• Interior features: Crown molding; Disappearing attic stairs; Entrance foyer; High ceilings (including 9 ft on main); Tray ceiling(s); Vaulted ceiling(s); High speed internet; Walk-in closets; Double pane and insulated windows with window treatments; Factory-built fireplace in the living room
• Laundry & utility: Main-level laundry room; Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $80 ($965/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 $285k (21.8% below list).
• Recommended offer: $285k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.1% in Statham — 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 68/100 on livability (#132 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, 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: Statham Elementary School (math 27% / reading 28%, grade F, #682 of 1,228 statewide, top 56%, 804 students, 50% FRL); Bear Creek Middle School (math 27% / reading 41%, grade F, #201 of 470 statewide, top 44%, 673 students, 52% FRL); Winder-Barrow High School (math 14% / reading 24%, grade F, #250 of 424 statewide, top 60%, 1,787 students, 45% FRL) — zoned schools at 49% FRL track the district average.
• Market conditions: 265 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,427 units permitted in Barrow County in 2024 (311 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $285,381 (21.8% 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. 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?
4. 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.
5. 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.
6. 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: 0.78% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 10.7

CMA / ARV

• ARV (median comp): $360,054
• List price: $365,000
• Delta: 5.51%
• 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
74 Goldshore Way	0.02mi	4/3.0 (-1)	2,186 (-2%)	8mo	$350,000	$160	85
87 Dockside Dr	0.13mi	4/2.5 (-1)	2,200 (-1%)	8mo	$345,000	$157	79
239 First St	0.51mi	4/3.0 (-1)	2,210 (-0%)	0mo	$379,000	$171	70
172 Village Pass	0.32mi	4/2.0 (-1)	2,079 (-6%)	0mo	$349,900	$168	65
276 Jefferson St	0.31mi	5/3.0	2,378 (+7%)	11mo	$355,000	$149	64
265 Jefferson St	0.32mi	4/3.0 (-1)	2,050 (-8%)	7mo	$378,000	$184	62
235 First St	0.48mi	4/2.5 (-1)	2,102 (-5%)	3mo	$385,000	$183	59
2001 Broad St	0.33mi	4/1.0 (-1)	1,955 (-12%)	2mo	$126,000	$64	50
2220 Wagon Wheel Trl	0.72mi	5/3.0	2,443 (+10%)	8mo	$334,000	$137	43
1816 Oak Spring St	0.67mi	4/3.0 (-1)	1,889 (-15%)	4mo	$356,000	$188	36
5 Breckens Way	0.73mi	4/3.0 (-1)	2,517 (+13%)	10mo	$443,550	$176	31
246 Baker St	0.72mi	4/3.5 (-1)	2,510 (+13%)	12mo	$414,000	$165	27

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-54,196
• Equity at exit: $54,423

10-year hold

• IRR: -6.3%
• Equity multiple: 0.60×
• Total profit: $-41,293
• Equity at exit: $31,559

Cash invested: $102,200 (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 30666

• Home prices YoY: -34.0%
• Active inventory: 265
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,854 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$108 /mo · $1,295/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$599
• Net cashflow: $80

Break-even live

Break-even rent $2,752

Max offer price $365,000

Occupancy floor 92%

Sensitivity live

Price	-10% $287	-5% $184	+0% $80	+5% $-23	+10% $-126
Rent	-10% $-145	-5% $-32	+0% $80	+5% $193	+10% $306
Rate	-1.0pp $264	-0.5pp $173	base $80	+0.5pp $-14	+1.0pp $-110

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Coastal Dr Statham, GA	3.0–5.0	2.5–3.0	2072	$2,954	$1.43	5d	8	0.32mi
288 Sunset Dr Statham, GA	4.0	3.0	1651	$2,400	$1.45	0d	1	1.14mi

Listing history 17 events

1. 2026-06-21
   days on market $365,000 Active 10 DOM
2. 2026-06-18
   days on market $365,000 Active 7 DOM
3. 2026-06-17
   days on market $365,000 Active 6 DOM
4. 2026-06-16
   days on market $365,000 Active 5 DOM
5. 2026-06-15
   days on market $365,000 Active 4 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   pricedays on marketlisting id $365,000 Active 2 DOM
8. 2026-06-09
   days on market $379,900 Active 62 DOM
9. 2026-06-08
   days on market $379,900 Active 61 DOM
10. 2026-06-07
    days on market $379,900 Active 60 DOM
11. 2026-06-04
    days on market $379,900 Active 57 DOM
12. 2026-06-03
    days on market $379,900 Active 56 DOM
13. 2026-06-02
    days on market $379,900 Active 55 DOM
14. 2026-06-01
    days on market $379,900 Active 54 DOM
15. 2026-05-31
    days on market $379,900 Active 53 DOM
16. 2026-04-30
    price $379,900 617-char remark
17. 2026-03-26
    listed $389,900 New 617-char remark

ⓘ 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: $1,295 · $108/mo
• Projected year-2 tax: $3,358 · $280/mo
• Expected delta: +$2,063/yr (+$172/mo · 159.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,246
• − Mortgage interest: −$20,446
• − Property taxes: −$1,295
• − Insurance: −$1,825
• − Repairs & maintenance: −$2,740
• − Management: −$2,740
• − Depreciation: −$10,618
• Taxable loss: −$5,418
• Est. tax savings @ 24.0%: +$1,300
• After-tax cash flow: $2,265/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 — Statham

• Score: 68/100
• State rank: #132
• US rank: #9187

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Statham, GA
• City population: 10,579
• Population (ZIP): 10,579

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 (73%)
• Race & ethnicity: White 73% Black 14% Hispanic / Latino 9% Two or more races 6% Asian 1%
• Hispanic origin (detail): Mexican 5% Dominican 1%
• Common ancestry: Italian 3% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 92% English-only · Spanish 6%

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: ▼ -106.15%
• Current HPI: 206.0437
• 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

-6.4% since first listed

6 events — show timeline

• 2026-06-11 Listed $365,000 GAMLS
• 2026-06-11 Listed $365,000 FMLS
• 2026-06-11 Listed $365,000 Hive MLS
• 2026-06-09 Listing Removed — GAMLS
• 2026-04-30 Price Changed $379,900 GAMLS
• 2026-03-26 Listed $389,900 GAMLS

Property tax history

+18.3%/yr

Latest (2025): $1,295 · -38.6% YoY. Source: county tax records.