9000 Edinburg Dr · Fairplay, GA 30187

$239,000

2 bd · 2.0 ba · 1,807 sqft · SingleFamily public records · 78 Days on market

Built 1980 0.57 ac lot $132/sqft · 35% below area Est $369k · 35% under

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Why this score? — see what drove the C 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your move-in ready retreat overlooking the beautiful St. Andrews Golf Course in Winston, GA, where the inviting wraparound porch sets the tone for relaxed Southern-style living. Inside, you'll find bright, open living spaces with rich hardwood floors and abundant natural light, along with an updated kitchen featuring white shaker cabinets, granite countertops, stainless steel appliances, and plenty of space for cooking and gathering. Just off the kitchen, the formal dining room is perfect for hosting friends and family. The main-level primary suite offers comfort and convenience with a dual vanity, walk-in shower, and spacious closet, while a guest bedroom and full bath are also located on the main floor. Upstairs, two versatile bonus rooms provide endless possibilities for additional bedrooms, a home office, or media space. The full unfinished basement offers room to grow with options for storage, a workshop, or future finished living space. Enjoy the privacy, scenic golf course views, and peaceful setting this home provides-this is more than a home, it's a lifestyle, and an incredible opportunity to make golf course living your reality.

Key facts

• Formal dining room
• Updated kitchen
• Wraparound porch

Tags

• WRAPAROUND PORCH
• UPDATED KITCHEN
• WHITE SHAKER CABINETS
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FORMAL DINING ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (9.1% below list).
• Recommended offer: $217k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 2.2% in Fairplay — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Douglas County (suburban): math 23% / reading 35% proficiency, ranked #92 of 174 in GA (top 53%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 595 units permitted in Douglas County in 2024 (72 in 5+ unit buildings).

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.
• Douglas County population projected at +35% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $111k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $239k implies a 234% 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→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $217,300 (9.1% below list)

Questions for the listing agent

1. It's been on market 78 days. Have you received any prior offers? Is the seller open to a 9% 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. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

• ARV (median comp): $369,346
• List price: $239,000
• Delta: -35.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8970 Callaway Dr	0.53mi	3/2.0 (+1)	1,939 (+7%)	2mo	$388,900	$201	56
8851 Callaway Dr	0.53mi	3/2.0 (+1)	1,801 (-0%)	19mo	$375,000	$208	54
8851 Callaway Dr Lot 74 CALDWELL	0.56mi	3/2.0 (+1)	1,801 (-0%)	19mo	$375,000	$208	53
8840 Callaway Dr Lot 102 HOLLY	0.53mi	3/2.5 (+1)	1,884 (+4%)	14mo	$355,000	$188	50
8950 Callaway Dr	0.75mi	3/2.0 (+1)	1,939 (+7%)	15mo	$374,900	$193	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-18,844
• Equity at exit: $35,636

10-year hold

• IRR: 1.9%
• Equity multiple: 1.13×
• Total profit: $8,861
• Equity at exit: $20,664

Cash invested: $66,920 (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 30187

• Home prices YoY: -15.8%
• Active inventory: 127
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,173 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$50 /mo · $596/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $314

Break-even live

Break-even rent $1,775

Max offer price $239,000

Occupancy floor 81%

Sensitivity live

Price	-10% $449	-5% $382	+0% $314	+5% $246	+10% $179
Rent	-10% $142	-5% $228	+0% $314	+5% $400	+10% $486
Rate	-1.0pp $434	-0.5pp $375	base $314	+0.5pp $252	+1.0pp $189

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8395 Loch Lomand Ln Unit 28 Winston, GA	3.0	2.0	1796	$2,173	$1.21	16d	1	0.93mi

Listing history 24 events

1. 2026-06-18
   days on market $239,000 Active 78 DOM
2. 2026-06-17
   days on market $239,000 Active 77 DOM
3. 2026-06-16
   days on market $239,000 Active 76 DOM
4. 2026-06-15
   days on market $239,000 Active 75 DOM
5. 2026-06-13
   days on market $239,000 Active 73 DOM
6. 2026-06-09
   days on market $239,000 Active 69 DOM
7. 2026-06-08
   days on market $239,000 Active 68 DOM
8. 2026-06-07
   statusdays on market $239,000 Active 67 DOM
9. 2026-06-04
   pricestatusdays on market $239,000 Price Change 64 DOM
10. 2026-06-03
    days on market $299,900 Active 63 DOM
11. 2026-06-02
    days on market $299,900 Active 62 DOM
12. 2026-06-01
    days on market $299,900 Active 61 DOM
13. 2026-05-31
    days on market $299,900 Active 60 DOM
14. 2026-05-19
    price $299,900 1167-char remark

    Show marketing remark (1167 chars)

    Welcome to your move-in ready retreat overlooking the beautiful St. Andrews Golf Course in Winston, GA, where the inviting wraparound porch sets the tone for relaxed Southern-style living. Inside, you'll find bright, open living spaces with rich hardwood floors and abundant natural light, along with an updated kitchen featuring white shaker cabinets, granite countertops, stainless steel appliances, and plenty of space for cooking and gathering. Just off the kitchen, the formal dining room is perfect for hosting friends and family. The main-level primary suite offers comfort and convenience with a dual vanity, walk-in shower, and spacious closet, while a guest bedroom and full bath are also located on the main floor. Upstairs, two versatile bonus rooms provide endless possibilities for additional bedrooms, a home office, or media space. The full unfinished basement offers room to grow with options for storage, a workshop, or future finished living space. Enjoy the privacy, scenic golf course views, and peaceful setting this home provides-this is more than a home, it's a lifestyle, and an incredible opportunity to make golf course living your reality.

15. 2026-05-19
    price $239,000 1167-char remark

    Show marketing remark (1167 chars)

    Welcome to your move-in ready retreat overlooking the beautiful St. Andrews Golf Course in Winston, GA, where the inviting wraparound porch sets the tone for relaxed Southern-style living. Inside, you'll find bright, open living spaces with rich hardwood floors and abundant natural light, along with an updated kitchen featuring white shaker cabinets, granite countertops, stainless steel appliances, and plenty of space for cooking and gathering. Just off the kitchen, the formal dining room is perfect for hosting friends and family. The main-level primary suite offers comfort and convenience with a dual vanity, walk-in shower, and spacious closet, while a guest bedroom and full bath are also located on the main floor. Upstairs, two versatile bonus rooms provide endless possibilities for additional bedrooms, a home office, or media space. The full unfinished basement offers room to grow with options for storage, a workshop, or future finished living space. Enjoy the privacy, scenic golf course views, and peaceful setting this home provides-this is more than a home, it's a lifestyle, and an incredible opportunity to make golf course living your reality.

16. 2026-04-01
    listed $350,000 New 1167-char remark

    Show marketing remark (1167 chars)

    Welcome to your move-in ready retreat overlooking the beautiful St. Andrews Golf Course in Winston, GA, where the inviting wraparound porch sets the tone for relaxed Southern-style living. Inside, you'll find bright, open living spaces with rich hardwood floors and abundant natural light, along with an updated kitchen featuring white shaker cabinets, granite countertops, stainless steel appliances, and plenty of space for cooking and gathering. Just off the kitchen, the formal dining room is perfect for hosting friends and family. The main-level primary suite offers comfort and convenience with a dual vanity, walk-in shower, and spacious closet, while a guest bedroom and full bath are also located on the main floor. Upstairs, two versatile bonus rooms provide endless possibilities for additional bedrooms, a home office, or media space. The full unfinished basement offers room to grow with options for storage, a workshop, or future finished living space. Enjoy the privacy, scenic golf course views, and peaceful setting this home provides-this is more than a home, it's a lifestyle, and an incredible opportunity to make golf course living your reality.

17. 2025-05-15
    historical
18. 2025-04-15
    price $270,000
19. 2025-04-04
    price $280,000
20. 2025-03-20
    price $290,000
21. 2025-02-15
    price $300,000
22. 2025-02-15
    listed $310,000 New
23. 1992-03-10
    soldstatus $71,500
24. 1990-05-21
    soldstatus $77,500

ⓘ 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: $596 · $50/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$1,603/yr (+$134/mo · 269.0%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 20 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: $26,076
• − Mortgage interest: −$13,388
• − Property taxes: −$596
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$6,953
• Taxable loss: −$228
• Est. tax savings @ 24.0%: +$55
• After-tax cash flow: $3,824/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: Douglas County
• NCES district ID: 1301860
• Math proficiency: 23% ▼ -16.00%
• Reading proficiency: 35% ▼ -11.00%
• Median HH income: $55,335
• Composite: 25.84/100
• National rank: #7353
• State rank: #92 of 174 in GA

Livability — Fairplay

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 8,130

Population outlook (Douglas County) Hauer SSP2

• Today (2025): 163,022 people
• By 2030: 173,956 · +6.7%
• By 2040: 196,859 · +20.8%
• By 2050: 220,017 · +35.0%
• By 2075: 279,831 · +71.7%
• By 2100: 322,702 · +97.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 18% Hispanic / Latino 9% Two or more races 9% Asian 2% Native American 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 3%
• Common ancestry: Slovak 2% Lithuanian 2% Serbian 2%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 88% English-only · Spanish 9% Vietnamese 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Douglas

• 2024 margin: Solid D (+31.4) · D 65.4% · R 33.9%
• 2008→2024 swing: +29.6pp toward D · 2008: 1.8pp · 2024: 31.4pp
• All cycles: 2024: D+31.4 2020: D+25.1 2016: D+10.8 2012: D+4.0 2008: D+1.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -50.56%
• Current HPI: 270.0582
• Rent YoY: —
• Metro: —
• 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

+287.0% since first listed

11 events — show timeline

• 2026-05-19 Price Changed $299,900 GAMLS
• 2026-05-19 Price Changed $239,000 GAMLS
• 2026-04-01 Listed $350,000 GAMLS
• 2025-05-15 Listing Removed — GAMLS
• 2025-04-15 Price Changed $270,000 GAMLS
• 2025-04-04 Price Changed $280,000 GAMLS
• 2025-03-20 Price Changed $290,000 GAMLS
• 2025-02-15 Price Changed $300,000 GAMLS
• 2025-02-15 Listed $310,000 GAMLS
• 1992-03-10 Sold (Public Records) $71,500 Public Records
• 1990-05-21 Sold (Public Records) $77,500 Public Records

Property tax history

-6.4%/yr

Latest (2025): $596 · +0.0% YoY. Source: county tax records.