370 Windsor Way · Fairburn, GA 30213

$405,000

5 bd · 3.0 ba · 3,177 sqft · SingleFamily public records · 67 Days on market

Built 2011 8,276 sqft lot $127/sqft · 11% below area Est $431k · 6% under $42/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 +10.2/15.0
• Cash flow +10.0/30.0
• Schools +4.5/10.0
• Livability +3.2/5.0
• Rent growth +3.1/5.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautifully designed two-story home features a striking brick front with elegant stone accents, offering both curb appeal and timeless style. Step inside to a grand two-story foyer that sets the tone for the spacious layout, adjoined by a formal dining room and a versatile living room that can also serve as a home office. The main living area boasts an open-concept design, with a welcoming family room that flows seamlessly into the heart of the home-the kitchen. Here, you'll find brand-new stainless steel appliances, including a gas stove and microwave, complemented by granite countertops and a generously sized pantry for ample storage. Conveniently located on the main floor is a guest bedroom and a full bathroom, ideal for visitors or multi-generational living. Upstairs, the one-of-a-kind primary suite offers a private retreat, complete with its own sitting area and a cozy gas fireplace. The luxurious en-suite bathroom features beautiful tile flooring, a separate shower, and a relaxing garden tub, along with expansive closet space. The upper level also includes three additional well-sized bedrooms, each with great closet space, and another full bathroom to accommodate them. For added convenience, the laundry room is located upstairs, making everyday living even more efficient. Step outside to enjoy a nice, level backyard-perfect for outdoor entertaining, gatherings, or simply relaxing in your own private space. Ideally situated, this home is approximately 25-35 minutes from Hartsfield-Jackson Atlanta International Airport and offers convenient access to Interstate 85, making commuting and travel a breeze. This home perfectly blends comfort, functionality, and location-ready to meet all your needs.

Key facts

• Open-concept design
• Brick front
• Two-story foyer

Tags

• BRICK FRONT
• STONE ACCENTS
• TWO-STORY FOYER
• OPEN-CONCEPT DESIGN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $405k.

Deal economics

• At list price, monthly cash flow is $-248 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $361k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $287k (29.1% below list).
• Recommended offer: $287k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.0% in Fairburn — 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 63/100 on livability (#291 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, schools F, amenities F.
• 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.
• Market conditions: Rents rising (+2.5%/yr); 545 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 11,565 units permitted in Fulton County in 2024 (8,159 in 5+ unit buildings).
• This rent runs 37% of the median local income ($94k/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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($381k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y 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 $208k; list at $405k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $287,113 (29.1% 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 67 days. Have you received any prior offers? Is the seller open to a 29% 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 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?
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: 0.71% ✗
• Cap rate: 5.56%
• Cash-on-cash: -2.62%
• DSCR: 0.88
• GRM: 11.8

CMA / ARV

• ARV (median comp): $431,262
• List price: $405,000
• Delta: -6.09%
• 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
9 Dynasty Dr	0.13mi	5/3.0	3,172 (-0%)	15mo	$365,000	$115	81
46 Dynasty Ln	0.17mi	5/3.0	3,125 (-2%)	22mo	$425,000	$136	70
6790 Palace Ln	0.45mi	4/2.5 (-1)	3,183 (+0%)	3mo	$355,000	$112	69
1210 Buckingham Dr	0.31mi	5/3.0	2,924 (-8%)	15mo	$389,000	$133	60
140 Worthing Ln	0.47mi	5/3.0	3,020 (-5%)	14mo	$380,000	$126	58
165 Durham Lake Pkwy	0.38mi	5/4.0	3,577 (+13%)	5mo	$495,000	$138	53
570 Buckingham Ter	0.24mi	5/3.0	2,782 (-12%)	22mo	$392,000	$141	50
1048 Shadow Glen Dr	0.37mi	4/2.5 (-1)	2,856 (-10%)	11mo	$350,000	$123	50
1055 Shadow Glen Dr	0.39mi	4/2.5 (-1)	2,930 (-8%)	22mo	$370,000	$126	43
1087 Shadow Glen Dr	0.54mi	5/3.0	2,750 (-13%)	14mo	$370,000	$135	41
144 Durham Lake Pkwy	0.48mi	6/5.5 (+1)	3,433 (+8%)	12mo	$365,000	$106	39
321 Champions Dr	0.59mi	4/3.0 (-1)	2,716 (-14%)	12mo	$380,000	$140	33

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 · 2.53% rent growth · sell at horizon

5-year hold

• IRR: -21.2%
• Equity multiple: 0.27×
• Total profit: $-82,906
• Equity at exit: $60,387

10-year hold

• IRR: -15.8%
• Equity multiple: 0.13×
• Total profit: $-98,556
• Equity at exit: $35,017

Cash invested: $113,400 (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 30213

• Home prices YoY: -17.7%
• Rents YoY: 2.5%
• Active inventory: 545
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,871 high
• Mortgage (P&I): −$2,124
• Tax from tax record: −$182 /mo · $2,179/yr
• Insurance: −$169
• HOA: −$42
• Vacancy / Maint / Mgmt: −$603
• Net cashflow: $-248

Break-even live

Break-even rent $3,185

Max offer price $361,187

Occupancy floor —

Sensitivity live

Price	-10% $-19	-5% $-133	+0% $-248	+5% $-363	+10% $-477
Rent	-10% $-475	-5% $-361	+0% $-248	+5% $-135	+10% $-21
Rate	-1.0pp $-44	-0.5pp $-145	base $-248	+0.5pp $-353	+1.0pp $-460

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: $101,250
• Closing costs: $12,150
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Bayberry Hls Fairburn, GA	5.0	4.0	2941	$2,895	$0.98	0d	1	0.42mi
117 Worthing Ln Fairburn, GA	4.0	2.5	2564	$2,495	$0.97	5d	1	0.46mi
714 Cherry Branch Cir Fairburn, GA	4.0	3.0	2300	$2,385	$1.04	0d	1	0.64mi
7210 Mahogany Dr Fairburn, GA	4.0	2.5	2400	$2,370	$0.99	0d	1	0.76mi
6510 Saint Mark Way Fairburn, GA	4.0	2.5	2200	$2,324	$1.06	45d	1	1.26mi
715 Lake Joyce Ln Fairburn, GA	4.0	3.0	2974	$2,395	$0.81	45d	1	1.28mi
6907 Winchester Pl Fairburn, GA	5.0	4.0	2950	$3,200	$1.08	45d	1	1.44mi
7377 Spoleto Loop Fairburn, GA	4.0	2.5	2816	$2,995	$1.06	0d	1	1.45mi

HOA detail

• Monthly dues: $42 · $504/yr
• Likely covers: gas

Listing history 28 events

1. 2026-06-21
   days on market $405,000 Active 67 DOM
2. 2026-06-18
   days on market $405,000 Active 64 DOM
3. 2026-06-17
   days on market $405,000 Active 63 DOM
4. 2026-06-16
   days on market $405,000 Active 62 DOM
5. 2026-06-15
   days on market $405,000 Active 61 DOM
6. 2026-06-13
   days on market $405,000 Active 59 DOM
7. 2026-06-09
   days on market $405,000 Active 55 DOM
8. 2026-06-08
   days on market $405,000 Active 54 DOM
9. 2026-06-07
   days on market $405,000 Active 53 DOM
10. 2026-06-04
    days on market $405,000 Active 50 DOM
11. 2026-06-03
    days on market $405,000 Active 49 DOM
12. 2026-06-01
    days on market $405,000 Active 47 DOM
13. 2026-05-31
    days on market $405,000 Active 46 DOM
14. 2026-04-13
    listed $405,000 New 1739-char remark

    Show marketing remark (1739 chars)

    This beautifully designed two-story home features a striking brick front with elegant stone accents, offering both curb appeal and timeless style. Step inside to a grand two-story foyer that sets the tone for the spacious layout, adjoined by a formal dining room and a versatile living room that can also serve as a home office. The main living area boasts an open-concept design, with a welcoming family room that flows seamlessly into the heart of the home-the kitchen. Here, you'll find brand-new stainless steel appliances, including a gas stove and microwave, complemented by granite countertops and a generously sized pantry for ample storage. Conveniently located on the main floor is a guest bedroom and a full bathroom, ideal for visitors or multi-generational living. Upstairs, the one-of-a-kind primary suite offers a private retreat, complete with its own sitting area and a cozy gas fireplace. The luxurious en-suite bathroom features beautiful tile flooring, a separate shower, and a relaxing garden tub, along with expansive closet space. The upper level also includes three additional well-sized bedrooms, each with great closet space, and another full bathroom to accommodate them. For added convenience, the laundry room is located upstairs, making everyday living even more efficient. Step outside to enjoy a nice, level backyard-perfect for outdoor entertaining, gatherings, or simply relaxing in your own private space. Ideally situated, this home is approximately 25-35 minutes from Hartsfield-Jackson Atlanta International Airport and offers convenient access to Interstate 85, making commuting and travel a breeze. This home perfectly blends comfort, functionality, and location-ready to meet all your needs.

15. 2026-04-11
    listed $405,000 Active 1739-char remark

    Show marketing remark (1739 chars)

    This beautifully designed two-story home features a striking brick front with elegant stone accents, offering both curb appeal and timeless style. Step inside to a grand two-story foyer that sets the tone for the spacious layout, adjoined by a formal dining room and a versatile living room that can also serve as a home office. The main living area boasts an open-concept design, with a welcoming family room that flows seamlessly into the heart of the home-the kitchen. Here, you'll find brand-new stainless steel appliances, including a gas stove and microwave, complemented by granite countertops and a generously sized pantry for ample storage. Conveniently located on the main floor is a guest bedroom and a full bathroom, ideal for visitors or multi-generational living. Upstairs, the one-of-a-kind primary suite offers a private retreat, complete with its own sitting area and a cozy gas fireplace. The luxurious en-suite bathroom features beautiful tile flooring, a separate shower, and a relaxing garden tub, along with expansive closet space. The upper level also includes three additional well-sized bedrooms, each with great closet space, and another full bathroom to accommodate them. For added convenience, the laundry room is located upstairs, making everyday living even more efficient. Step outside to enjoy a nice, level backyard-perfect for outdoor entertaining, gatherings, or simply relaxing in your own private space. Ideally situated, this home is approximately 25-35 minutes from Hartsfield-Jackson Atlanta International Airport and offers convenient access to Interstate 85, making commuting and travel a breeze. This home perfectly blends comfort, functionality, and location-ready to meet all your needs.

16. 2017-10-18
    soldstatus $208,000
17. 2017-10-10
    soldstatus $208,000 Sold
18. 2017-10-10
    soldstatus $208,000 Sold
19. 2017-09-18
    status Under Contract
20. 2017-09-18
    historical Pending
21. 2017-09-06
    listed $200,000 New
22. 2017-09-06
    listed $200,000 Active
23. 2011-12-02
    historical
24. 2011-11-17
    soldstatus $145,400 Sold
25. 2011-06-16
    status Pending
26. 2011-02-05
    price $149,900
27. 2011-02-04
    price $149,900
28. 2010-12-30
    listed $167,500 Active

ⓘ 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: $2,179 · $182/mo
• Projected year-2 tax: $3,726 · $310/mo
• Expected delta: +$1,547/yr (+$129/mo · 71.0%)

ⓘ 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 ≥104°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,454
• − Mortgage interest: −$22,686
• − Property taxes: −$2,179
• − Insurance: −$2,025
• − Repairs & maintenance: −$2,756
• − Management: −$2,756
• − HOA: −$504
• − Depreciation: −$11,782
• Taxable loss: −$10,235
• Est. tax savings @ 24.0%: +$2,456
• After-tax cash flow: $-520/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 — Fairburn

• Score: 63/100
• State rank: #291
• US rank: #15939

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fairburn, GA
• County: Fulton County · 1,094,430 people
• City population: 50,621
• Metro: Atlanta-Sandy Springs-Alpharetta, GA
• Population (ZIP): 50,621
• Household income: $94,125
• Rent vs Own: 32.3% rent · 67.7% own
• Severe rent burden: 1025.0

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 (86%)
• Race & ethnicity: Black 86% White 8% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Hispanic 1% Arab 1% Lithuanian 0%
• Foreign-born: 7% · Canada
• Languages at home: 91% English-only · Spanish 4% French/Haitian/Cajun 2% Arabic 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: ▼ -50.66%
• Current HPI: 235.9372
• Rent YoY: ▲ 2.53%
• 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

+141.8% since first listed

15 events — show timeline

• 2026-04-13 Listed $405,000 GAMLS
• 2026-04-11 Listed $405,000 FMLS
• 2017-10-18 Sold (Public Records) $208,000 Public Records
• 2017-10-10 Sold (MLS) $208,000 GAMLS
• 2017-10-10 Sold (MLS) $208,000 FMLS
• 2017-09-18 Pending — GAMLS
• 2017-09-18 Contingent — FMLS
• 2017-09-06 Listed $200,000 GAMLS
• 2017-09-06 Listed $200,000 FMLS
• 2011-12-02 Listing Removed — FMLS
• 2011-11-17 Sold (MLS) $145,400 FMLS
• 2011-06-16 Pending — FMLS
• 2011-02-05 Price Changed $149,900 GAMLS
• 2011-02-04 Price Changed $149,900 FMLS
• 2010-12-30 Listed $167,500 FMLS

Property tax history

+16.0%/yr

Latest (2025): $2,179 · +3.3% YoY. Source: county tax records.