5074 Windsor Forrest Ln · College Park, GA 30349

$158,330

4 bd · 2.5 ba · 1,680 sqft · SingleFamily public records · 89 Days on market

Built 2003 3,049 sqft lot $94/sqft · 35% below area Est $243k · 35% under

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Why this score? — see what drove the A- 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 +27.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.5/10.0
• 1% rule +7.5/10.0
• Schools +4.5/10.0
• Livability +3.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

Key facts

• 3,049 sq ft lot
• Garage
• Built 2003

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $158k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: schools F, crime 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 flat; 656 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 35% 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 $17k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Fulton County population projected at +38% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 0.9% rent growth), your $44k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 11y ago; this cycle's ask has dropped $18k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $148,830 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.25% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.44%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $242,673
• List price: $158,330
• Delta: -34.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5149 Seashell Ln	0.17mi	4/2.5	1,609 (-4%)	2mo	$187,500	$117	84
5157 Seashell Ln	0.19mi	3/2.5 (-1)	1,696 (+1%)	8mo	$244,900	$144	78
5273 High Tide Ct	0.36mi	4/2.5	1,712 (+2%)	12mo	$275,000	$161	70
2764 Live Oak Trl	0.15mi	4/3.0	1,724 (+3%)	24mo	$265,000	$154	67
5333 Sand Bar Ln	0.49mi	4/3.0	1,772 (+6%)	1mo	$249,200	$141	66
2846 High Tide Dr	0.43mi	4/2.5	1,782 (+6%)	9mo	$239,900	$135	62
5325 Sand Bar Ln	0.48mi	4/3.0	1,777 (+6%)	19mo	$264,900	$149	50
4685 Kent Rd	0.71mi	4/2.0	1,528 (-9%)	3mo	$255,000	$167	47
5337 Jerome Rd	0.67mi	4/3.5	1,884 (+12%)	6mo	$295,000	$157	39

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: 32.5%
• Equity multiple: 3.52×
• Total profit: $111,542
• Equity at exit: $142,636

10-year hold

• IRR: 27.4%
• Equity multiple: 7.72×
• Total profit: $298,070
• Equity at exit: $307,600

Cash invested: $44,332 (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: 656
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,978 high
• Mortgage (P&I): −$830
• Tax from tax record: −$207 /mo · $2,481/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $460

Break-even live

Break-even rent $1,396

Max offer price $158,330

Occupancy floor 72%

Sensitivity live

Price	-10% $549	-5% $504	+0% $460	+5% $415	+10% $370
Rent	-10% $303	-5% $382	+0% $460	+5% $538	+10% $616
Rate	-1.0pp $539	-0.5pp $500	base $460	+0.5pp $419	+1.0pp $377

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: $39,582
• Closing costs: $4,750
• Reserves months: —
• Total cash needed: —

Rent comps 30 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	0.05mi
2817 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1408	$1,697	$1.21	44d	1	0.08mi
2835 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1680	$1,881	$1.12	6d	1	0.11mi
2883 Windsor Forrest Ct Atlanta, GA	3.0	2.5	1115	$1,895	$1.70	2d	1	0.22mi
2736 Live Oak Trl Atlanta, GA	4.0	3.0	2050	$1,650	$0.80	12d	1	0.24mi
5194 Seaside Ct Atlanta, GA	4.0	2.5	1765	$2,135	$1.21	25d	1	0.25mi
2710 Dunmoreland Ter Atlanta, GA	3.0	1.0	1198	$1,540	$1.29	44d	1	0.42mi
5380 Sand Bar Ln Atlanta, GA	3.0	2.0	1361	$1,961	$1.44	4d	1	0.49mi
5370 Longmeadow Ln Atlanta, GA	3.0	2.0	1248	$1,600	$1.28	17d	1	0.62mi
2431 Old National Pkwy College Park, GA	1.0–3.0	1.0–2.0	1031	$1,780	$1.73	2d	1	0.66mi
2601 Roosevelt Hwy Atlanta, GA	3.0	1.0–2.5	1000	$1,550	$1.55	2d	9	0.74mi
2890 Jerome Rd Atlanta, GA	3.0	1.5	1229	$1,761	$1.43	44d	1	0.87mi
4609 Hopewell Rd Atlanta, GA	3.0	2.0	1563	$2,200	$1.41	44d	1	0.88mi
5410 Twin Lakes Dr Atlanta, GA	3.0	2.0	1277	$2,040	$1.60	44d	1	0.97mi
5645 Deerfield Trl Atlanta, GA	3.0	1.5	1496	$1,495	$1.00	23d	1	0.98mi
5712 Westhill Cir Atlanta, GA	4.0	2.0	1441	$1,710	$1.19	4d	1	1.02mi
5247 Scofield Rd Atlanta, GA	3.0	2.0	1958	$2,000	$1.02	44d	1	1.03mi
2210 Sullivan Rd Atlanta, GA	1.0–3.0	1.0–2.0	950	$1,412	$1.49	2d	17	1.15mi
5335 Willow Park Blvd Atlanta, GA	4.0	2.5	1716	$2,000	$1.17	44d	1	1.16mi
3361 The Way Pl Atlanta, GA	3.0	2.5	1968	$3,500	$1.78	44d	1	1.17mi
3369 The Way Pl Atlanta, GA	3.0	2.5	1830	$2,395	$1.31	44d	1	1.18mi
5442 Scofield Rd Atlanta, GA	3.0	1.5	1368	$1,775	$1.30	44d	1	1.25mi
5515 Scofield Rd Atlanta, GA	3.0	2.0	1109	$1,788	$1.61	11d	1	1.34mi
2500 Pleasant Hill Rd Atlanta, GA	2.0–3.0	1.5–2.5	1405	$1,449	$1.03	25d	2	1.36mi
5267 Joan of Arc Pl Atlanta, GA	3.0	1.0	1066	$1,743	$1.64	44d	1	1.37mi
4395 Washington Rd Atlanta, GA	1.0–3.0	1.0–2.5	959	$1,502	$1.57	44d	9	1.39mi
5234 Norman Blvd Atlanta, GA	3.0	2.0	1404	$1,785	$1.27	44d	1	1.43mi
3364 Estes Dr Atlanta, GA	3.0	2.5	1736	$1,889	$1.09	17d	1	1.44mi
5287 Chantilly Ter Atlanta, GA	4.0	2.5	1897	$2,006	$1.06	23d	1	1.47mi
2001 Godby Rd Atlanta, GA	1.0–3.0	1.5–2.5	1275	$1,425	$1.12	4d	5	1.48mi

Listing history 50 events

1. 2026-06-21
   statusdays on market $158,330 Active Under Contract 89 DOM
2. 2026-06-18
   days on market $158,330 Active 86 DOM
3. 2026-06-17
   days on market $158,330 Active 85 DOM
4. 2026-06-16
   days on market $158,330 Active 84 DOM
5. 2026-06-15
   days on market $158,330 Active 83 DOM
6. 2026-06-13
   days on market $158,330 Active 81 DOM
7. 2026-06-09
   days on market $158,330 Active 77 DOM
8. 2026-06-08
   days on market $158,330 Active 76 DOM
9. 2026-06-07
   days on market $158,330 Active 75 DOM
10. 2026-06-04
    days on market $158,330 Active 72 DOM
11. 2026-06-03
    days on market $158,330 Active 71 DOM
12. 2026-06-01
    days on market $158,330 Active 69 DOM
13. 2026-05-31
    days on market $158,330 Active 68 DOM
14. 2026-04-09
    price $158,330 246-char remark

    Show marketing remark (246 chars)

    Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

15. 2026-03-24
    listed $176,170 Active 246-char remark

    Show marketing remark (246 chars)

    Offers to be placed on Xome.com. Interior inspections are not available, do not trespass! Forward all inquiries and questions to Xome Customer Service . NO REPRESENTATION TO VALIDITY OF INFORMATION IS MADE, BUYER TO VERIFY ALL INFORMATION WHERIN.

16. 2026-03-05
    historical
17. 2026-02-18
    price $189,500
18. 2026-02-18
    price $189,500
19. 2026-01-23
    price $216,500
20. 2026-01-23
    price $216,500
21. 2025-12-29
    status Active
22. 2025-12-29
    price $222,500
23. 2025-10-14
    price $192,500
24. 2025-09-16
    listed $209,500 Active
25. 2025-09-16
    listed $222,500 New
26. 2022-12-08
    soldstatus $255,000
27. 2022-12-06
    soldstatus $255,000 Closed
28. 2022-12-06
    soldstatus $255,000 Sold
29. 2022-11-14
    historical Active Under Contract
30. 2022-11-14
    historical Active Under Contract
31. 2022-11-11
    status Back On Market
32. 2022-11-11
    status Active
33. 2022-11-06
    historical Active Under Contract
34. 2022-11-06
    historical Active Under Contract
35. 2022-11-02
    status Price Change
36. 2022-11-02
    status Active
37. 2022-11-02
    price $246,000
38. 2022-11-02
    price $246,000
39. 2022-10-29
    historical Active Under Contract
40. 2022-10-29
    historical Active Under Contract
41. 2022-10-11
    listed $250,000 Active
42. 2022-10-11
    listed $250,000 New
43. 2020-03-11
    soldstatus $138,000
44. 2020-03-10
    soldstatus $138,000 Closed
45. 2020-03-10
    soldstatus $138,000 Sold
46. 2020-02-09
    status Under Contract
47. 2020-02-09
    status Pending
48. 2020-01-28
    listed $136,000 Active
49. 2020-01-28
    listed $136,000 New
50. 2020-01-21
    soldstatus $123,000

ⓘ 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: $2,481 · $207/mo
• Projected year-2 tax: $2,481 · $207/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 4/10 Moderate FEMA zone X (unshaded) · 24% 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: $23,737
• − Mortgage interest: −$8,869
• − Property taxes: −$2,481
• − Insurance: −$792
• − Repairs & maintenance: −$1,899
• − Management: −$1,899
• − Depreciation: −$4,606
• Taxable income: $3,191
• Est. tax owed @ 24.0%: −$766
• After-tax cash flow: $4,750/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: 61,126
• 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

+111.1% since first listed

43 events — show timeline

• 2026-04-09 Price Changed $158,330 MGMLS
• 2026-03-24 Listed $176,170 MGMLS
• 2026-03-05 Listing Removed — GAMLS
• 2026-02-18 Price Changed $189,500 GAMLS
• 2026-02-18 Price Changed $189,500 FMLS
• 2026-01-23 Price Changed $216,500 GAMLS
• 2026-01-23 Price Changed $216,500 FMLS
• 2025-12-29 Relisted — FMLS
• 2025-12-29 Price Changed $222,500 FMLS
• 2025-10-14 Price Changed $192,500 FMLS
• 2025-09-16 Listed $222,500 GAMLS
• 2025-09-16 Listed $209,500 FMLS
• 2022-12-08 Sold (Public Records) $255,000 Public Records
• 2022-12-06 Sold (MLS) $255,000 GAMLS
• 2022-12-06 Sold (MLS) $255,000 FMLS
• 2022-11-14 Contingent — GAMLS
• 2022-11-14 Contingent — FMLS
• 2022-11-11 Relisted — GAMLS
• 2022-11-11 Relisted — FMLS
• 2022-11-06 Contingent — GAMLS
• 2022-11-06 Contingent — FMLS
• 2022-11-02 Relisted — GAMLS
• 2022-11-02 Relisted — FMLS
• 2022-11-02 Price Changed $246,000 GAMLS
• 2022-11-02 Price Changed $246,000 FMLS
• 2022-10-29 Contingent — GAMLS
• 2022-10-29 Contingent — FMLS
• 2022-10-11 Listed $250,000 GAMLS
• 2022-10-11 Listed $250,000 FMLS
• 2020-03-11 Sold (Public Records) $138,000 Public Records
• 2020-03-10 Sold (MLS) $138,000 GAMLS
• 2020-03-10 Sold (MLS) $138,000 FMLS
• 2020-02-09 Pending — GAMLS
• 2020-02-09 Pending — FMLS
• 2020-01-28 Listed $136,000 GAMLS
• 2020-01-28 Listed $136,000 FMLS
• 2020-01-21 Sold (Public Records) $123,000 Public Records
• 2016-01-04 Sold (Public Records) $50,000 Public Records
• 2015-12-01 Listing Removed — GAMLS
• 2015-08-10 Price Changed $59,900 GAMLS
• 2015-06-26 Price Changed $62,000 GAMLS
• 2015-05-21 Price Changed $69,000 GAMLS
• 2015-03-17 Listed $75,000 GAMLS

Property tax history

+3.6%/yr

Latest (2025): $2,481 · +3.6% YoY. Source: county tax records.