5080 Windsor Forrest Ln · College Park, GA 30349

$233,000

3 bd · 2.5 ba · 1,700 sqft · SingleFamily public records · 41 Days on market

Built 2003 2,831 sqft lot $137/sqft · at area comps Est $243k · at est. $50/mo HOA · 3% 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 +10.8/30.0
• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• Schools +4.5/10.0
• DSCR +3.1/10.0
• Livability +3.0/5.0
• 1% rule +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Explore 5080 Windsor Forrest Ln, a residence designed for everyday comfort and practicality. A cozy fireplace provides warmth and a welcoming atmosphere, The kitchen features all stainless steel appliances and an accent backsplash. A deck overlooks in the backyard. The primary bathroom includes a separate tub and shower. This home delivers contemporary updates and convenient outdoor living... Included 100-Day Home Warranty with buyer activation

Key facts

• Fenced in backyard
• Contemporary updates
• Outdoor living

Tags

• STAINLESS STEEL APPLIANCES
• ACCENT BACKSPLASH
• FENCED IN BACKYARD
• SEPARATE TUB AND SHOWER
• CONTEMPORARY UPDATES
• OUTDOOR LIVING

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $600

Exterior

• Parking: Driveway and garage parking; Open parking available; One garage space
• Utilities: Public water; Public sewer; Electric (110 volts); Electricity and natural gas available
• Home design: Two-story home; Brick on all sides with cement siding; Composition roof; Resale condition; Slab foundation
• Construction: Brick 4 sides and cement siding construction; Composition roof; Slab foundation; Built as resale property
• Exterior features: Back yard fence; Other exterior features

Interior

• Kitchen: Stone countertops; Other kitchen features; Appliances listed as other
• Bedrooms: Three upper-level bedrooms
• Flooring: Vinyl flooring
• Bathrooms: Two full bathrooms; One half bathroom; Master bath with separate tub and shower
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One fireplace located in the family room; Other interior features; No shared/common walls; Great room
• Laundry & utility: Laundry room plus other laundry features

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $233k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (21.0% below list).
• Recommended offer: $184k (21.0% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.8% in College Park — 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 59/100 on livability (#408 in GA) — a working-class tenant base; expect higher turnover. Strengths: commute A+, cost of living A+, housing A-; Watch: crime F, amenities F, employment D-.
• Fulton County (suburban): math 49% / reading 53% proficiency, ranked #12 of 174 in GA (top 7%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Banneker High School (math 24% / reading 75%, grade D+, #28 of 424 statewide, top 7%, 1,610 students, 100% FRL) — zoned schools average 100% FRL vs 41% district-wide (59 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 651 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 33% of the median local income ($67k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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.

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 $184,090 (21.0% 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 41 days. Have you received any prior offers? Is the seller open to a 21% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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 F 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: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 10.5

CMA / ARV

• ARV (median comp): $242,699
• List price: $233,000
• Delta: -4.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5157 Seashell Ln	0.18mi	3/2.5	1,696 (-0%)	8mo	$244,900	$144	84
5149 Seashell Ln	0.16mi	4/2.5 (+1)	1,609 (-5%)	2mo	$187,500	$117	77
5273 High Tide Ct	0.35mi	4/2.5 (+1)	1,712 (+1%)	12mo	$275,000	$161	68
2764 Live Oak Trl	0.14mi	4/3.0 (+1)	1,724 (+1%)	24mo	$265,000	$154	64
5333 Sand Bar Ln	0.47mi	4/3.0 (+1)	1,772 (+4%)	1mo	$249,200	$141	63
2846 High Tide Dr	0.41mi	4/2.5 (+1)	1,782 (+5%)	9mo	$239,900	$135	60
5453 Baybrook Cir Lot 0020	0.74mi	3/2.5	1,749 (+3%)	3mo	$364,990	$209	58
5325 Sand Bar Ln	0.46mi	4/3.0 (+1)	1,777 (+4%)	19mo	$264,900	$149	48
4685 Kent Rd	0.73mi	4/2.0 (+1)	1,528 (-10%)	3mo	$255,000	$167	40
5337 Jerome Rd	0.66mi	4/3.5 (+1)	1,884 (+11%)	6mo	$295,000	$157	37
5467 Jerome Rd	0.72mi	4/2.5 (+1)	1,945 (+14%)	20mo	$263,000	$135	21

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

Projected returns pro-forma

10.0% appreciation · 0.95% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.78×
• Total profit: $116,361
• Equity at exit: $209,905

10-year hold

• IRR: 19.5%
• Equity multiple: 6.23×
• Total profit: $341,082
• Equity at exit: $452,668

Cash invested: $65,240 (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 30349

• Home prices YoY: 4.6%
• Rents YoY: 0.9%
• Active inventory: 651
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,841 high
• Mortgage (P&I): −$1,222
• Tax from tax record: −$192 /mo · $2,308/yr
• Insurance: −$97
• HOA: −$50
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $-107

Break-even live

Break-even rent $1,976

Max offer price $214,103

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: $58,250
• Closing costs: $6,990
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5071 Windsor Forrest Ln Atlanta, GA	3.0	2.5	1303	$1,881	$1.44	13d	1	0.06mi
2817 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1408	$1,697	$1.21	44d	1	0.09mi
2835 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1680	$1,881	$1.12	5d	1	0.12mi
3100 Godby Rd Atlanta, GA	1.0–2.0	1.0–2.5	959	$1,395	$1.45	2d	34	0.14mi
2736 Live Oak Trl Atlanta, GA	4.0	3.0	2050	$1,650	$0.80	11d	1	0.17mi
5194 Seaside Ct Atlanta, GA	4.0	2.5	1765	$2,135	$1.21	24d	1	0.18mi
3110 Godby Rd Unit 15a College Park, GA	2.0	1.5	1062	$1,150	$1.08	3d	1	0.20mi
2883 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1115	$1,895	$1.70	2d	1	0.20mi
2710 Dunmoreland Ter Atlanta, GA	3.0	1.0	1198	$1,540	$1.29	44d	1	0.36mi
5380 Sand Bar Ln Atlanta, GA	3.0	2.0	1361	$1,961	$1.44	4d	1	0.43mi
5370 Longmeadow Ln Atlanta, GA	3.0	2.0	1248	$1,600	$1.28	17d	1	0.55mi
2431 Old National Pkwy College Park, GA	1.0–3.0	1.0–2.0	1031	$1,780	$1.73	2d	1	0.67mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,761	$1.43	44d	1	0.81mi
2601 Roosevelt Hwy Atlanta, GA	3.0	1.0–2.5	1000	$1,550	$1.55	1d	9	0.81mi
2301 Godby Rd Atlanta, GA	2.0	1.0	1054	$1,225	$1.16	44d	1	0.83mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	44d	1	0.90mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	22d	1	0.91mi
4609 Hopewell Rd Atlanta, GA	3.0	2.0	1563	$2,200	$1.41	44d	1	0.95mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	3d	1	0.95mi
5247 Scofield Rd Atlanta, GA	3.0	2.0	1958	$2,000	$1.02	44d	1	1.01mi
5335 Willow Park Blvd Atlanta, GA	4.0	2.5	1716	$2,000	$1.17	44d	1	1.10mi
2210 Sullivan Rd Atlanta, GA	1.0–3.0	1.0–2.0	950	$1,412	$1.49	2d	17	1.18mi
5460 Hampton Ct Atlanta, GA	2.0	3.5	1554	$1,500	$0.97	44d	1	1.19mi
3361 The Way Pl Atlanta, GA	3.0	2.5	1968	$3,500	$1.78	44d	1	1.19mi
3369 The Way Pl Atlanta, GA	3.0	2.5	1830	$2,395	$1.31	44d	1	1.20mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	44d	1	1.21mi
4550 Washington Rd Atlanta, GA	2.0	1.5	1350	$1,450	$1.07	44d	1	1.21mi
4555 Washington Rd Atlanta, GA	1.0–2.0	1.0–1.5	952	$1,175	$1.23	2d	15	1.27mi
5515 Scofield Rd Atlanta, GA	3.0	2.0	1109	$1,788	$1.61	10d	1	1.29mi
5690 Hampton Ct Atlanta, GA	2.0	3.0	1184	$1,495	$1.26	44d	1	1.29mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	24d	2	1.30mi
5267 Joan of Arc Pl Atlanta, GA	3.0	1.0	1066	$1,743	$1.64	44d	1	1.35mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	17d	1	1.40mi
5234 Norman Blvd Atlanta, GA	3.0	2.0	1404	$1,785	$1.27	44d	1	1.42mi
4395 Washington Rd Atlanta, GA	1.0–3.0	1.0–2.5	959	$1,502	$1.57	44d	9	1.44mi
5287 Chantilly Ter Atlanta, GA	4.0	2.5	1897	$2,006	$1.06	22d	1	1.45mi
2001 Godby Rd Atlanta, GA	1.0–3.0	1.5–2.5	1275	$1,425	$1.12	3d	5	1.48mi
5185 Hanover St Unit 1 Atlanta, GA	3.0	2.5	1750	$1,950	$1.11	44d	1	1.49mi
5185 Hanover St Atlanta, GA	3.0	2.0	1750	$1,950	$1.11	44d	1	1.49mi
5544 Bluegrass Dr Atlanta, GA	4.0	2.5	2080	$2,173	$1.04	21d	1	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 15 events

1. 2026-06-18
   days on market $233,000 Active 41 DOM
2. 2026-06-17
   days on market $233,000 Active 40 DOM
3. 2026-06-16
   days on market $233,000 Active 39 DOM
4. 2026-06-15
   days on market $233,000 Active 38 DOM
5. 2026-06-13
   days on market $233,000 Active 36 DOM
6. 2026-06-09
   days on market $233,000 Active 32 DOM
7. 2026-06-08
   days on market $233,000 Active 31 DOM
8. 2026-06-07
   days on market $233,000 Active 30 DOM
9. 2026-06-04
   pricedays on market $233,000 Active 27 DOM

   Show marketing remark (449 chars)

   Explore 5080 Windsor Forrest Ln, a residence designed for everyday comfort and practicality. A cozy fireplace provides warmth and a welcoming atmosphere, The kitchen features all stainless steel appliances and an accent backsplash. A deck overlooks in the backyard. The primary bathroom includes a separate tub and shower. This home delivers contemporary updates and convenient outdoor living... Included 100-Day Home Warranty with buyer activation

10. 2026-06-03
    days on market $240,000 Active 26 DOM
11. 2026-06-01
    days on market $240,000 Active 24 DOM
12. 2026-05-31
    days on market $240,000 Active 23 DOM
13. 2026-05-09
    listed $240,000 New 449-char remark

    Show marketing remark (449 chars)

    Explore 5080 Windsor Forrest Ln, a residence designed for everyday comfort and practicality. A cozy fireplace provides warmth and a welcoming atmosphere, The kitchen features all stainless steel appliances and an accent backsplash. A deck overlooks in the backyard. The primary bathroom includes a separate tub and shower. This home delivers contemporary updates and convenient outdoor living... Included 100-Day Home Warranty with buyer activation

14. 2026-05-09
    listed $240,000 Active 449-char remark

    Show marketing remark (449 chars)

    Explore 5080 Windsor Forrest Ln, a residence designed for everyday comfort and practicality. A cozy fireplace provides warmth and a welcoming atmosphere, The kitchen features all stainless steel appliances and an accent backsplash. A deck overlooks in the backyard. The primary bathroom includes a separate tub and shower. This home delivers contemporary updates and convenient outdoor living... Included 100-Day Home Warranty with buyer activation

15. 2011-07-14
    listed $30,000

ⓘ 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: $2,308 · $192/mo
• Projected year-2 tax: $2,308 · $192/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥103°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 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,091
• − Mortgage interest: −$13,052
• − Property taxes: −$2,308
• − Insurance: −$1,165
• − Repairs & maintenance: −$1,767
• − Management: −$1,767
• − HOA: −$600
• − Depreciation: −$6,778
• Taxable loss: −$5,346
• Est. tax savings @ 24.0%: +$1,283
• After-tax cash flow: $-1/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: Fulton County
• NCES district ID: 1302280
• Math proficiency: 49% ▼ -2.00%
• Reading proficiency: 53% ▬ 0.00%
• Median HH income: $68,035
• Composite: 45.33/100
• National rank: #2640
• State rank: #12 of 174 in GA

Livability — College Park

• Score: 59/100
• State rank: #408
• US rank: #20212

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: College Park, GA
• County: Fulton County · 1,094,430 people
• City population: 10,694
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 79,872
• Household income: $67,023
• Rent vs Own: 41.2% rent · 58.8% own
• Severe rent burden: 4258.0

Population outlook (Fulton County) Hauer SSP2

• Today (2025): 1,203,707 people
• By 2030: 1,299,706 · +8.0%
• By 2040: 1,488,256 · +23.6%
• By 2050: 1,664,580 · +38.3%
• By 2075: 2,036,072 · +69.2%
• By 2100: 2,222,402 · +84.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (89%)
• Race & ethnicity: Black 89% Hispanic / Latino 5% Two or more races 4% White 3%
• Foreign-born: 9% · Canada
• Languages at home: 88% English-only · Spanish 6% French/Haitian/Cajun 1%

Political lean MEDSL · Fulton

• 2024 margin: Solid D (+44.9) · D 71.9% · R 27.0% · Other 1.1%
• 2008→2024 swing: +9.8pp toward D · 2008: 35.0pp · 2024: 44.9pp
• All cycles: 2024: D+44.9 2020: D+46.4 2016: D+42.1 2012: D+29.6 2008: D+35.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 18.01%
• Current HPI: 407.99
• Rent YoY: ▲ 0.95%
• 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

+676.7% since first listed

6 events — show timeline

• 2026-06-04 Price Changed $233,000 GAMLS
• 2026-06-04 Price Changed $233,000 FMLS
• 2026-05-09 Listed $240,000 FMLS
• 2026-05-09 Listed $240,000 GAMLS
• 2026-05-04 Sold (Public Records) $230,100 Public Records
• 2011-07-14 Listed $30,000 FMLS

Property tax history

+3.3%/yr

Latest (2025): $2,308 · -0.3% YoY. Source: county tax records.