88 E Stephens St · Winder, GA 30680

$170,000

3 bd · 2.0 ba · 1,686 sqft · SingleFamily public records · 91 Days on market

Built 1900 8,102 sqft lot $101/sqft · 37% below area Est $268k · 37% under

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Why this score? — see what drove the B- 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +6.2/10.0
• Livability +3.7/5.0
• 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

Investor Opportunity in Prime Winder Location! Spacious ranch with excellent square footage and great bones, ready for renovation. Home features high ceilings, hardwood floors and a strong potential for resale or rental. Property needs work, but is priced accordingly for investors or buyers looking to add value. Located just a short walk to downtown Winder, with access to public parks, restaurants, public shopping and more! Located near police and fire station. Rare chance to secure a well-located property with substantial upside.

Key facts

• 8,102 sq ft lot
• Built 1900
• Listed 90 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $475 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $155k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.6% 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); 566 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 7d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,427 units permitted in Barrow County in 2024 (311 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 91 days — a 9% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.12% ✓
• Cap rate: 9.64%
• Cash-on-cash: 11.96%
• DSCR: 1.53
• GRM: 7.5

CMA / ARV

• ARV (median comp): $267,774
• List price: $170,000
• Delta: -36.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 E New St	0.31mi	3/2.0	1,617 (-4%)	5mo	$310,000	$192	75
85 Williamson St	0.13mi	3/2.5	1,871 (+11%)	14mo	$359,900	$192	62
100 Williamson St	0.10mi	3/2.5	1,871 (+11%)	16mo	$359,900	$192	61
17 W Wright St	0.50mi	3/2.0	1,540 (-9%)	3mo	$344,000	$223	60
107 Griffith St	0.04mi	4/2.0 (+1)	1,443 (-14%)	12mo	$290,000	$201	60
69 W Stephens St	0.61mi	4/2.0 (+1)	1,619 (-4%)	1mo	$327,000	$202	59
81 Williamson St	0.18mi	3/2.5	1,871 (+11%)	17mo	$357,400	$191	57
102 N Center St	0.55mi	2/2.0 (-1)	1,565 (-7%)	5mo	$287,000	$183	53
273 Nancy St	0.72mi	3/2.0	1,585 (-6%)	6mo	$294,900	$186	51
36 Charlie Way #48	0.54mi	3/2.0	1,800 (+7%)	16mo	$334,900	$186	50
30 W Stephens St	0.44mi	2/2.0 (-1)	1,782 (+6%)	22mo	$315,000	$177	47
267 Nancy St	0.71mi	2/2.0 (-1)	1,480 (-12%)	4mo	$240,000	$162	38

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: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,212
• Equity at exit: $25,348

10-year hold

• IRR: 9.6%
• Equity multiple: 1.72×
• Total profit: $34,047
• Equity at exit: $14,698

Cash invested: $47,600 (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: 566
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$891
• Tax from tax record: −$62 /mo · $739/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $475

Break-even live

Break-even rent $1,296

Max offer price $170,000

Occupancy floor 70%

Sensitivity live

Price	-10% $571	-5% $523	+0% $475	+5% $426	+10% $378
Rent	-10% $325	-5% $400	+0% $475	+5% $549	+10% $624
Rate	-1.0pp $560	-0.5pp $518	base $475	+0.5pp $431	+1.0pp $386

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
74 Martin Luther King Jr Dr Winder, GA	2.0	2.0	1268	$1,350	$1.06	6d	1	0.09mi
120 N Williams St Winder, GA	3.0	2.0	1326	$1,900	$1.43	45d	1	0.20mi
9 Richardson St Winder, GA	3.0	2.5	2000	$1,995	$1.00	45d	1	0.33mi
542 Scrooch Ct Winder, GA	3.0	2.0	1148	$1,745	$1.52	0d	1	0.47mi
547 Scrooch Ct Winder, GA	3.0	2.0	1176	$1,745	$1.48	0d	1	0.49mi
160 2nd St #2 Winder, GA	3.0	1.5	1134	$1,595	$1.41	6d	1	0.59mi
114 W Wright St Winder, GA	3.0	2.0	1487	$1,939	$1.30	3d	1	0.83mi
39 Lighthouse Dr Winder, GA	4.0	2.5	2144	$2,041	$0.95	45d	1	0.94mi
125 Shenandoah Dr Winder, GA	3.0	2.5	1532	$1,829	$1.19	45d	1	1.18mi
1610 Colton Landing Rd Winder, GA	4.0	2.5	2167	$2,350	$1.08	45d	1	1.22mi
172 Williamsburg Way Winder, GA	3.0	2.0	1270	$1,920	$1.51	5d	1	1.24mi
375 Searchlight Dr Winder, GA	4.0	2.5	1884	$1,950	$1.04	6d	1	1.25mi
150 Brookview Ter Winder, GA	3.0	2.0	1200	$1,600	$1.33	45d	3	1.28mi
40 Highfield LN Winder, GA	4.0	2.5	2291	$2,350	$1.03	0d	1	1.44mi

Listing history 34 events

1. 2026-06-21
   days on market $170,000 Active 91 DOM
2. 2026-06-18
   days on market $170,000 Active 88 DOM
3. 2026-06-17
   days on market $170,000 Active 87 DOM
4. 2026-06-16
   days on market $170,000 Active 86 DOM
5. 2026-06-15
   days on market $170,000 Active 85 DOM
6. 2026-06-13
   days on market $170,000 Active 83 DOM
7. 2026-06-09
   days on market $170,000 Active 79 DOM
8. 2026-06-08
   days on market $170,000 Active 78 DOM
9. 2026-06-07
   days on market $170,000 Active 77 DOM
10. 2026-06-04
    days on market $170,000 Active 74 DOM
11. 2026-06-03
    days on market $170,000 Active 73 DOM
12. 2026-06-02
    days on market $170,000 Active 72 DOM
13. 2026-06-01
    days on market $170,000 Active 71 DOM
14. 2026-05-31
    days on market $170,000 Active 70 DOM
15. 2026-04-11
    price $170,000 536-char remark

    Show marketing remark (536 chars)

    Investor Opportunity in Prime Winder Location! Spacious ranch with excellent square footage and great bones, ready for renovation. Home features high ceilings, hardwood floors and a strong potential for resale or rental. Property needs work, but is priced accordingly for investors or buyers looking to add value. Located just a short walk to downtown Winder, with access to public parks, restaurants, public shopping and more! Located near police and fire station. Rare chance to secure a well-located property with substantial upside.

16. 2026-04-11
    price $170,000 536-char remark

    Show marketing remark (536 chars)

    Investor Opportunity in Prime Winder Location! Spacious ranch with excellent square footage and great bones, ready for renovation. Home features high ceilings, hardwood floors and a strong potential for resale or rental. Property needs work, but is priced accordingly for investors or buyers looking to add value. Located just a short walk to downtown Winder, with access to public parks, restaurants, public shopping and more! Located near police and fire station. Rare chance to secure a well-located property with substantial upside.

17. 2026-03-27
    status Active 536-char remark

    Show marketing remark (536 chars)

    Investor Opportunity in Prime Winder Location! Spacious ranch with excellent square footage and great bones, ready for renovation. Home features high ceilings, hardwood floors and a strong potential for resale or rental. Property needs work, but is priced accordingly for investors or buyers looking to add value. Located just a short walk to downtown Winder, with access to public parks, restaurants, public shopping and more! Located near police and fire station. Rare chance to secure a well-located property with substantial upside.

18. 2026-03-27
    status Back On Market 536-char remark

    Show marketing remark (536 chars)

    Investor Opportunity in Prime Winder Location! Spacious ranch with excellent square footage and great bones, ready for renovation. Home features high ceilings, hardwood floors and a strong potential for resale or rental. Property needs work, but is priced accordingly for investors or buyers looking to add value. Located just a short walk to downtown Winder, with access to public parks, restaurants, public shopping and more! Located near police and fire station. Rare chance to secure a well-located property with substantial upside.

19. 2026-03-15
    status Under Contract 536-char remark

    Show marketing remark (536 chars)

    Investor Opportunity in Prime Winder Location! Spacious ranch with excellent square footage and great bones, ready for renovation. Home features high ceilings, hardwood floors and a strong potential for resale or rental. Property needs work, but is priced accordingly for investors or buyers looking to add value. Located just a short walk to downtown Winder, with access to public parks, restaurants, public shopping and more! Located near police and fire station. Rare chance to secure a well-located property with substantial upside.

20. 2026-03-15
    status Pending 536-char remark

    Show marketing remark (536 chars)

    Investor Opportunity in Prime Winder Location! Spacious ranch with excellent square footage and great bones, ready for renovation. Home features high ceilings, hardwood floors and a strong potential for resale or rental. Property needs work, but is priced accordingly for investors or buyers looking to add value. Located just a short walk to downtown Winder, with access to public parks, restaurants, public shopping and more! Located near police and fire station. Rare chance to secure a well-located property with substantial upside.

21. 2026-03-10
    status Back On Market 536-char remark

    Show marketing remark (536 chars)

    Investor Opportunity in Prime Winder Location! Spacious ranch with excellent square footage and great bones, ready for renovation. Home features high ceilings, hardwood floors and a strong potential for resale or rental. Property needs work, but is priced accordingly for investors or buyers looking to add value. Located just a short walk to downtown Winder, with access to public parks, restaurants, public shopping and more! Located near police and fire station. Rare chance to secure a well-located property with substantial upside.

22. 2026-03-10
    status Active 536-char remark

    Show marketing remark (536 chars)

    Investor Opportunity in Prime Winder Location! Spacious ranch with excellent square footage and great bones, ready for renovation. Home features high ceilings, hardwood floors and a strong potential for resale or rental. Property needs work, but is priced accordingly for investors or buyers looking to add value. Located just a short walk to downtown Winder, with access to public parks, restaurants, public shopping and more! Located near police and fire station. Rare chance to secure a well-located property with substantial upside.

23. 2026-02-22
    status Pending 536-char remark

    Show marketing remark (536 chars)

    Investor Opportunity in Prime Winder Location! Spacious ranch with excellent square footage and great bones, ready for renovation. Home features high ceilings, hardwood floors and a strong potential for resale or rental. Property needs work, but is priced accordingly for investors or buyers looking to add value. Located just a short walk to downtown Winder, with access to public parks, restaurants, public shopping and more! Located near police and fire station. Rare chance to secure a well-located property with substantial upside.

24. 2026-02-22
    listed $180,000 Active 536-char remark

    Show marketing remark (536 chars)

    Investor Opportunity in Prime Winder Location! Spacious ranch with excellent square footage and great bones, ready for renovation. Home features high ceilings, hardwood floors and a strong potential for resale or rental. Property needs work, but is priced accordingly for investors or buyers looking to add value. Located just a short walk to downtown Winder, with access to public parks, restaurants, public shopping and more! Located near police and fire station. Rare chance to secure a well-located property with substantial upside.

25. 2026-02-20
    status Under Contract 536-char remark

    Show marketing remark (536 chars)

    Investor Opportunity in Prime Winder Location! Spacious ranch with excellent square footage and great bones, ready for renovation. Home features high ceilings, hardwood floors and a strong potential for resale or rental. Property needs work, but is priced accordingly for investors or buyers looking to add value. Located just a short walk to downtown Winder, with access to public parks, restaurants, public shopping and more! Located near police and fire station. Rare chance to secure a well-located property with substantial upside.

26. 2025-12-27
    price $180,000 536-char remark

    Show marketing remark (536 chars)

    Investor Opportunity in Prime Winder Location! Spacious ranch with excellent square footage and great bones, ready for renovation. Home features high ceilings, hardwood floors and a strong potential for resale or rental. Property needs work, but is priced accordingly for investors or buyers looking to add value. Located just a short walk to downtown Winder, with access to public parks, restaurants, public shopping and more! Located near police and fire station. Rare chance to secure a well-located property with substantial upside.

27. 2025-12-05
    listed $185,000 New 536-char remark

    Show marketing remark (536 chars)

    Investor Opportunity in Prime Winder Location! Spacious ranch with excellent square footage and great bones, ready for renovation. Home features high ceilings, hardwood floors and a strong potential for resale or rental. Property needs work, but is priced accordingly for investors or buyers looking to add value. Located just a short walk to downtown Winder, with access to public parks, restaurants, public shopping and more! Located near police and fire station. Rare chance to secure a well-located property with substantial upside.

28. 2025-01-17
    status Pending
29. 2025-01-13
    soldstatus $155,000 Closed
30. 2024-12-14
    historical Active Under Contract
31. 2024-12-04
    listed $185,000 Active
32. 2023-04-10
    soldstatus $925,000
33. 1999-01-13
    soldstatus $26,000
34. 1984-01-27
    soldstatus $12,000

ⓘ 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: $739 · $62/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: +$825/yr (+$69/mo · 111.6%)

ⓘ 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 5/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $22,762
• − Mortgage interest: −$9,523
• − Property taxes: −$739
• − Insurance: −$850
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − Depreciation: −$4,945
• Taxable income: $3,063
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $4,960/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

+1316.7% since first listed

20 events — show timeline

• 2026-04-11 Price Changed $170,000 FMLS
• 2026-04-11 Price Changed $170,000 GAMLS
• 2026-03-27 Relisted — FMLS
• 2026-03-27 Relisted — GAMLS
• 2026-03-15 Pending — GAMLS
• 2026-03-15 Pending — FMLS
• 2026-03-10 Relisted — GAMLS
• 2026-03-10 Relisted — FMLS
• 2026-02-22 Pending — FMLS
• 2026-02-22 Listed $180,000 FMLS
• 2026-02-20 Pending — GAMLS
• 2025-12-27 Price Changed $180,000 GAMLS
• 2025-12-05 Listed $185,000 GAMLS
• 2025-01-17 Pending — FMLS
• 2025-01-13 Sold (MLS) $155,000 FMLS
• 2024-12-14 Contingent — FMLS
• 2024-12-04 Listed $185,000 FMLS
• 2023-04-10 Sold (Public Records) $925,000 Public Records
• 1999-01-13 Sold (Public Records) $26,000 Public Records
• 1984-01-27 Sold (Public Records) $12,000 Public Records

Property tax history

+19.3%/yr

Latest (2024): $739 · +14.5% YoY. Source: county tax records.