50 Westwind Way · Lakeland, GA 31635

$254,900

3 bd · 2.0 ba · 1,664 sqft · SingleFamily public records · 5 Days on market

Built 2017 0.65 ac lot $153/sqft · at area comps Est $244k · at est.

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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 +10.0/30.0
• Appreciation +7.2/10.0
• ARV discount +5.6/15.0
• Schools +3.0/10.0
• Livability +3.0/5.0
• DSCR +2.8/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This beautiful home in Lakeland offers the perfect blend of comfort, style, and functionality. Inside, you'll find granite countertops, stainless steel appliances, and a thoughtfully designed layout ideal for everyday living and entertaining. The fully fenced yard provides privacy and plenty of outdoor space for pets, gatherings, or relaxing evenings at home. Generator and camper hook up on property. Conveniently located near local schools, shopping, and dining, this property is a great opportunity for homeowners looking for quality and value in South Georgia.

Key facts

• Granite countertops
• Fully fenced yard
• Shopping and dining

Tags

• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FULLY FENCED YARD
• GENERATOR AND CAMPER HOOK UP
• SHOPPING AND DINING

Property features AI

Exterior

• Parking: 2-car garage with garage door opener
• Utilities: Cable available; Septic tank
• Home design: Single-family home; One-story
• Construction: Vinyl siding
• Exterior features: Covered patio/porch; Fenced yard

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Flooring: Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating
• Interior features: Dishwasher; Microwave; Refrigerator; Tile flooring
• Laundry & utility: Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-156 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $227k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (25.5% below list).
• Recommended offer: $190k (25.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#379 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime B+, housing B+; Watch: health & safety D, schools D-, amenities F.
• Lanier County (rural): math 33% / reading 38% proficiency, ranked #67 of 174 in GA (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 67 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 35 units permitted in Lanier County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $13k of equity ($2k loan paydown + $11k appreciation (4.4% local appreciation)).
• By year 3, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

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 $190,000 (25.5% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 11.2

CMA / ARV

• ARV (median comp): $244,343
• List price: $254,900
• Delta: 4.32%
• 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
50 Westwind Way	0.00mi	4/2.0 (+1)	1,664 (0%)	0mo	$245,900	$148	95
20 Westwind Way	0.10mi	4/2.0 (+1)	1,613 (-3%)	4mo	$257,900	$160	82
45 Westwind Way	0.07mi	3/2.0	1,623 (-2%)	13mo	$259,900	$160	82
36 Brookfield Dr	0.17mi	3/2.5	1,732 (+4%)	7mo	$310,900	$180	78
14 Harnage Rd	0.17mi	3/2.5	1,800 (+8%)	2mo	$309,000	$172	75
107 Brookfield Dr	0.05mi	4/2.0 (+1)	1,786 (+7%)	13mo	$290,000	$162	70
50 Live Oak Trl	0.42mi	3/2.0	1,734 (+4%)	12mo	$270,000	$156	63
12 Tupelo Trl	0.52mi	3/2.0	1,584 (-5%)	6mo	$247,000	$156	63
6 Tupelo Trl	0.51mi	4/2.0 (+1)	1,725 (+4%)	10mo	$270,000	$157	56
571 W Hwy 37	0.50mi	3/2.0	1,799 (+8%)	10mo	$199,900	$111	55
43 Live Oak Trl	0.49mi	3/2.0	1,458 (-12%)	5mo	$233,000	$160	53
17 Live Oak Trl	0.62mi	3/2.0	1,469 (-12%)	12mo	$256,000	$174	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.1%
• Equity multiple: 1.57×
• Total profit: $40,443
• Equity at exit: $135,588

10-year hold

• IRR: 10.9%
• Equity multiple: 2.89×
• Total profit: $135,048
• Equity at exit: $226,988

Cash invested: $71,372 (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 31635

• Home prices YoY: 2.2%
• Active inventory: 67
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$214 /mo · $2,570/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-156

Break-even live

Break-even rent $2,098

Max offer price $227,322

Occupancy floor —

Sensitivity live

Price	-10% $-12	-5% $-84	+0% $-156	+5% $-228	+10% $-300
Rent	-10% $-306	-5% $-231	+0% $-156	+5% $-81	+10% $-6
Rate	-1.0pp $-28	-0.5pp $-91	base $-156	+0.5pp $-222	+1.0pp $-289

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Brookfield Dr Lakeland, GA	3.0	2.0	1500	$1,900	$1.27	21d	1	0.10mi

Listing history 1 events

1. 2026-05-14
   listed $254,900 Active 566-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: $2,570 · $214/mo
• Projected year-2 tax: $2,570 · $214/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 8/10 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 7/10 Severe 16 unhealthy d/yr today · 17 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,800
• − Mortgage interest: −$14,278
• − Property taxes: −$2,570
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$7,415
• Taxable loss: −$6,386
• Est. tax savings @ 24.0%: +$1,533
• After-tax cash flow: $-341/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: Lanier County
• NCES district ID: 1303240
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 38% ▼ -2.00%
• Median HH income: $38,019
• Composite: 29.6/100
• National rank: #6476
• State rank: #67 of 174 in GA

Livability — Lakeland

• Score: 60/100
• State rank: #379
• US rank: #19151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,978

Population outlook (Lanier County) Hauer SSP2

• Today (2025): 10,743 people
• By 2030: 10,892 · +1.4%
• By 2040: 10,975 · +2.2%
• By 2050: 10,764 · +0.2%
• By 2075: 9,418 · -12.3%
• By 2100: 7,419 · -30.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 29% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Iranian 2% Italian 1% Romanian 1%
• Foreign-born: 2% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1% Korean 1%

Political lean MEDSL · Lanier

• 2024 margin: Solid R (+46.3) · D 26.6% · R 73.0%
• 2008→2024 swing: -21.1pp toward R · 2008: -25.2pp · 2024: -46.3pp
• All cycles: 2024: R+46.3 2020: R+41.7 2016: R+41.2 2012: R+23.8 2008: R+25.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.42%
• Current HPI: 201.1664
• 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

2 events — show timeline

• 2026-05-20 Pending — SGMLS
• 2026-05-14 Listed $254,900 SGMLS

Property tax history

+19.7%/yr

Latest (2025): $2,570 · -0.0% YoY. Source: county tax records.