503 Terrapin Ln · Winder, GA 30680

$245,000

2 bd · 2.5 ba · 1,268 sqft · SingleFamily public records · 74 Days on market

Built 2006 $193/sqft · at area comps Est $247k · at est. $110/mo HOA · 5% 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).

• Cash flow +12.4/30.0
• ARV discount +7.8/15.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• 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

503 Terrapin Lane is perfect for a first-time home buyer or investor, this cute 2 bedroom, 2.5 bath townhouse is iocated in the popular Turtle Creek Villas which is conveniently located on Hwy. 81, just minutes from downtown Winder and Hwy. 316. Relax in the living area that has a cozy fireplace and is open to the dining/kitchen area. Just outside the kitchen area is a private patio with a gas grill, great for enjoying a morning cup of coffee or unwinding after a long day. Upstairs are two large bedrooms, each with its own full bath. The master bedroom has a separate shower/tub and walk-in closet. There is a one-car garage with automatic door opener which adds extra convenience. In addition to Turtle Creek Villas being a great community, it offers a clubhouse with fitness area, swimming pool for the hot summer days and tennis courts. Plus, you are just minutes from downtown Winder, Fort Yargo State Park, nearby shopping and dining at Barrow Crossing Shopping Mall on Hwy. 81/Hwy. 316. Don't miss out on this cute townhouse. Schedule a showing today!

Key facts

• Swimming pool
• Tennis courts
• Private patio

Tags

• PRIVATE PATIO
• COZY FIREPLACE
• CLUBHOUSE WITH FITNESS AREA
• SWIMMING POOL
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-39 ($-462/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (16.1% below list).
• Recommended offer: $206k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,427 units permitted in Barrow County in 2024 (311 in 5+ unit buildings).
• This rent runs 30% 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 $7k 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 74 days — a 6% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $147k; list at $245k implies a 67% 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 $205,665 (16.1% 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 74 days. Have you received any prior offers? Is the seller open to a 16% 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: 0.84% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.67%
• DSCR: 0.97
• GRM: 9.9

CMA / ARV

• ARV (median comp): $246,542
• List price: $245,000
• Delta: -0.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1428 Box Cir	0.03mi	2/2.5	1,268 (0%)	5mo	$240,000	$189	95
506 Yargo Ln	0.34mi	3/2.0 (+1)	1,188 (-6%)	10mo	$319,000	$269	58
63 Matthews School Rd	0.41mi	3/2.0 (+1)	1,281 (+1%)	22mo	$239,000	$187	54
463 Valley Trce	0.28mi	3/2.0 (+1)	1,434 (+13%)	20mo	$285,000	$199	42

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: -18.2%
• Equity multiple: 0.36×
• Total profit: $-43,661
• Equity at exit: $36,530

10-year hold

• IRR: -12.0%
• Equity multiple: 0.31×
• Total profit: $-47,273
• Equity at exit: $21,183

Cash invested: $68,600 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,057 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$166 /mo · $1,997/yr
• Insurance: −$102
• HOA: −$110
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-39

Break-even live

Break-even rent $2,105

Max offer price $238,195

Occupancy floor 97%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	5d	1	0.13mi
370 Turtle Creek Dr Winder, GA	3.0	3.0	1474	$1,900	$1.29	4d	1	0.13mi
349 Turtle Creek Dr Winder, GA	3.0	2.5	1494	$1,800	$1.20	43d	1	0.14mi
290 Turtle Creek Dr Winder, GA	3.0	2.5	1840	$1,999	$1.09	3d	1	0.18mi
281 Turtle Creek Dr Winder, GA	3.0	2.5	1800	$3,700	$2.06	43d	1	0.22mi
247 Turtle Creek Dr Winder, GA	3.0	2.5	1529	$1,885	$1.23	4d	1	0.22mi
420 Foxdale Rd Winder, GA	3.0	2.0	1503	$1,885	$1.25	43d	1	1.19mi
97 Lily Dr Unit F Winder, GA	2.0	2.0	1024	$1,500	$1.46	12d	1	1.24mi

HOA detail

• Monthly dues: $110 · $1,320/yr
• Likely covers: gaspool

Listing history 45 events

1. 2026-06-18
   days on market $245,000 Active 74 DOM
2. 2026-06-17
   days on market $245,000 Active 73 DOM
3. 2026-06-16
   days on market $245,000 Active 72 DOM
4. 2026-06-15
   days on market $245,000 Active 71 DOM
5. 2026-06-13
   days on market $245,000 Active 69 DOM
6. 2026-06-09
   days on market $245,000 Active 65 DOM
7. 2026-06-08
   days on market $245,000 Active 64 DOM
8. 2026-06-07
   statusdays on market $245,000 Active 63 DOM
9. 2026-05-11
   price $245,000 1072-char remark

   Show marketing remark (1072 chars)

   503 Terrapin Lane is perfect for a first-time home buyer or investor, this cute 2 bedroom, 2.5 bath townhouse is iocated in the popular Turtle Creek Villas which is conveniently located on Hwy. 81, just minutes from downtown Winder and Hwy. 316. Relax in the living area that has a cozy fireplace and is open to the dining/kitchen area. Just outside the kitchen area is a private patio with a gas grill, great for enjoying a morning cup of coffee or unwinding after a long day. Upstairs are two large bedrooms, each with its own full bath. The master bedroom has a separate shower/tub and walk-in closet. There is a one-car garage with automatic door opener which adds extra convenience. In addition to Turtle Creek Villas being a great community, it offers a clubhouse with fitness area, swimming pool for the hot summer days and tennis courts. Plus, you are just minutes from downtown Winder, Fort Yargo State Park, nearby shopping and dining at Barrow Crossing Shopping Mall on Hwy. 81/Hwy. 316. Don't miss out on this cute townhouse. Schedule a showing today!

10. 2026-03-26
    listed $253,000 New 1072-char remark

    Show marketing remark (1072 chars)

    503 Terrapin Lane is perfect for a first-time home buyer or investor, this cute 2 bedroom, 2.5 bath townhouse is iocated in the popular Turtle Creek Villas which is conveniently located on Hwy. 81, just minutes from downtown Winder and Hwy. 316. Relax in the living area that has a cozy fireplace and is open to the dining/kitchen area. Just outside the kitchen area is a private patio with a gas grill, great for enjoying a morning cup of coffee or unwinding after a long day. Upstairs are two large bedrooms, each with its own full bath. The master bedroom has a separate shower/tub and walk-in closet. There is a one-car garage with automatic door opener which adds extra convenience. In addition to Turtle Creek Villas being a great community, it offers a clubhouse with fitness area, swimming pool for the hot summer days and tennis courts. Plus, you are just minutes from downtown Winder, Fort Yargo State Park, nearby shopping and dining at Barrow Crossing Shopping Mall on Hwy. 81/Hwy. 316. Don't miss out on this cute townhouse. Schedule a showing today!

11. 2020-03-19
    soldstatus $147,000 Sold 510-char remark

    Show marketing remark (510 chars)

    Easy Living in this 2 Master Bedroom with 2 1/2 Baths Updated Townhouse in Turtle Creek Villas across from Fort Yargo State Park in Winder. Laminate flooring all throughout the downstairs. Kitchen boasts all stainless steel appliances. Enjoy your morning coffee on your secluded patio and cook out on your built-in gas grill. Enjoy swimming in the Olympic-Sized Swimming Pool and Resurfaced Tennis Courts. Super Convenient to 316 and Downtown Winder. Please schedule with Showing Time-Has Supra Lockbox.

12. 2020-03-19
    soldstatus 510-char remark

    Show marketing remark (510 chars)

    Easy Living in this 2 Master Bedroom with 2 1/2 Baths Updated Townhouse in Turtle Creek Villas across from Fort Yargo State Park in Winder. Laminate flooring all throughout the downstairs. Kitchen boasts all stainless steel appliances. Enjoy your morning coffee on your secluded patio and cook out on your built-in gas grill. Enjoy swimming in the Olympic-Sized Swimming Pool and Resurfaced Tennis Courts. Super Convenient to 316 and Downtown Winder. Please schedule with Showing Time-Has Supra Lockbox.

13. 2020-03-19
    soldstatus $147,000

    Show marketing remark (510 chars)

    Easy Living in this 2 Master Bedroom with 2 1/2 Baths Updated Townhouse in Turtle Creek Villas across from Fort Yargo State Park in Winder. Laminate flooring all throughout the downstairs. Kitchen boasts all stainless steel appliances. Enjoy your morning coffee on your secluded patio and cook out on your built-in gas grill. Enjoy swimming in the Olympic-Sized Swimming Pool and Resurfaced Tennis Courts. Super Convenient to 316 and Downtown Winder. Please schedule with Showing Time-Has Supra Lockbox.

14. 2020-02-15
    status Under Contract 510-char remark

    Show marketing remark (510 chars)

    Easy Living in this 2 Master Bedroom with 2 1/2 Baths Updated Townhouse in Turtle Creek Villas across from Fort Yargo State Park in Winder. Laminate flooring all throughout the downstairs. Kitchen boasts all stainless steel appliances. Enjoy your morning coffee on your secluded patio and cook out on your built-in gas grill. Enjoy swimming in the Olympic-Sized Swimming Pool and Resurfaced Tennis Courts. Super Convenient to 316 and Downtown Winder. Please schedule with Showing Time-Has Supra Lockbox.

15. 2020-01-08
    price $154,000 510-char remark

    Show marketing remark (510 chars)

    Easy Living in this 2 Master Bedroom with 2 1/2 Baths Updated Townhouse in Turtle Creek Villas across from Fort Yargo State Park in Winder. Laminate flooring all throughout the downstairs. Kitchen boasts all stainless steel appliances. Enjoy your morning coffee on your secluded patio and cook out on your built-in gas grill. Enjoy swimming in the Olympic-Sized Swimming Pool and Resurfaced Tennis Courts. Super Convenient to 316 and Downtown Winder. Please schedule with Showing Time-Has Supra Lockbox.

16. 2019-12-06
    listed $160,000 New 510-char remark

    Show marketing remark (510 chars)

    Easy Living in this 2 Master Bedroom with 2 1/2 Baths Updated Townhouse in Turtle Creek Villas across from Fort Yargo State Park in Winder. Laminate flooring all throughout the downstairs. Kitchen boasts all stainless steel appliances. Enjoy your morning coffee on your secluded patio and cook out on your built-in gas grill. Enjoy swimming in the Olympic-Sized Swimming Pool and Resurfaced Tennis Courts. Super Convenient to 316 and Downtown Winder. Please schedule with Showing Time-Has Supra Lockbox.

17. 2019-12-06
    listed $154,000 510-char remark

    Show marketing remark (510 chars)

    Easy Living in this 2 Master Bedroom with 2 1/2 Baths Updated Townhouse in Turtle Creek Villas across from Fort Yargo State Park in Winder. Laminate flooring all throughout the downstairs. Kitchen boasts all stainless steel appliances. Enjoy your morning coffee on your secluded patio and cook out on your built-in gas grill. Enjoy swimming in the Olympic-Sized Swimming Pool and Resurfaced Tennis Courts. Super Convenient to 316 and Downtown Winder. Please schedule with Showing Time-Has Supra Lockbox.

18. 2014-12-18
    price $74,000
19. 2014-12-12
    soldstatus $74,100
20. 2014-12-10
    price $74,000
21. 2014-11-25
    historical
22. 2014-11-24
    soldstatus $74,000 Sold
23. 2014-11-24
    soldstatus $74,000 Sold
24. 2014-11-24
    price $77,900
25. 2014-11-14
    status Pending
26. 2014-11-03
    status Under Contract
27. 2014-11-03
    historical Contingent - Due Diligence
28. 2014-11-01
    historical
29. 2014-10-29
    price $77,900
30. 2014-10-13
    listed $77,900 New
31. 2014-10-11
    historical
32. 2014-09-13
    price $77,900 Reduced
33. 2014-09-13
    status Reduced
34. 2014-09-09
    listed $77,900 Active
35. 2014-09-02
    status Under Contract
36. 2014-08-30
    historical
37. 2014-07-01
    historical Pending Approval
38. 2014-05-16
    listed $84,900 New
39. 2011-08-02
    soldstatus $45,000
40. 2011-05-05
    soldstatus $120,000
41. 2010-12-31
    historical
42. 2009-06-16
    historical
43. 2009-06-03
    listed $80,500
44. 2006-04-19
    listed $95,900
45. 2005-07-22
    soldstatus $26,620

ⓘ 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: $1,997 · $166/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$257/yr (+$21/mo · 12.9%)

ⓘ 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 18% 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: $24,680
• − Mortgage interest: −$13,724
• − Property taxes: −$1,997
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − HOA: −$1,320
• − Depreciation: −$7,127
• Taxable loss: −$4,662
• Est. tax savings @ 24.0%: +$1,119
• After-tax cash flow: $657/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

+820.4% since first listed

37 events — show timeline

• 2026-05-11 Price Changed $245,000 GAMLS
• 2026-03-26 Listed $253,000 GAMLS
• 2020-03-19 Sold (Public Records) $147,000 Public Records
• 2020-03-19 Sold (MLS) — GFAAR
• 2020-03-19 Sold (MLS) $147,000 GAMLS
• 2020-02-15 Pending — GAMLS
• 2020-01-08 Price Changed $154,000 GAMLS
• 2019-12-06 Listed $154,000 GFAAR
• 2019-12-06 Listed $160,000 GAMLS
• 2014-12-18 Price Changed $74,000 FMLS
• 2014-12-12 Sold (Public Records) $74,100 Public Records
• 2014-12-10 Price Changed $74,000 GAMLS
• 2014-11-25 Listing Removed — FMLS
• 2014-11-24 Sold (MLS) $74,000 GAMLS
• 2014-11-24 Price Changed $77,900 FMLS
• 2014-11-24 Sold (MLS) $74,000 FMLS
• 2014-11-14 Pending — FMLS
• 2014-11-03 Pending — GAMLS
• 2014-11-03 Contingent — FMLS
• 2014-11-01 Listing Removed — FMLS
• 2014-10-29 Price Changed $77,900 GAMLS
• 2014-10-13 Listed $77,900 GAMLS
• 2014-10-11 Listing Removed — GAMLS
• 2014-09-13 Relisted — GAMLS
• 2014-09-13 Price Changed $77,900 GAMLS
• 2014-09-09 Listed $77,900 FMLS
• 2014-09-02 Pending — GAMLS
• 2014-08-30 Listing Removed — GAMLS
• 2014-07-01 Contingent — GAMLS
• 2014-05-16 Listed $84,900 GAMLS
• 2011-08-02 Sold (Public Records) $45,000 Public Records
• 2011-05-05 Sold (Public Records) $120,000 Public Records
• 2010-12-31 Listing Removed — Hive MLS
• 2009-06-16 Listing Removed — Hive MLS
• 2009-06-03 Listed $80,500 Hive MLS
• 2006-04-19 Listed $95,900 Hive MLS
• 2005-07-22 Sold (Public Records) $26,620 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,997 · +0.1% YoY. Source: county tax records.