ACS 2023 · HUD FY2027 · 1 ZCTAs with ACS
Winston 3–4 unit stock & renter economics
Winston triplex and quadplex pages share ACS 3–4 unit structure stock. Census does not split three-unit from four-unit buildings. Live FMLS on this page is the type filter; the stock number is the combined 3–4 bucket.
1 ZCTAs · 1 with ACS. Medians across ACS ZIPs; totals for stock. Not a listing feed.
- Population
- 8,130
- Households
- 2,858
- Housing units
- 3,029
- 3–4 unit stock
- 0
- 3–4 unit share
- 0.0%
- Median renter share
- 10.3%
- ACS median rent
- $994
- Contract rent
- $913
- 2BR SAFMR
- $1,590
- 3BR SAFMR
- $1,890
- SAFMR / ACS rent
- 1.60×
- Vacancy (ACS)
- 5.7%
- Pop Δ 2018–2023
- +2.7%
- Median HH income
- $102,500
- Rent burden ≥30%
- 23.2%
- Rent burden ≥50%
- 6.8%
Census ACS “3 or 4 units” is one bucket. This page’s live list is quadplexes only. Use the sibling type page for the other size.
Georgia ZIP housing directory·All Georgia ZCTAs·SAFMR directory·Voucher Spread™
ZCTA ≈ USPS ZIP. ACS 5-year 2023 lags construction. Units-in-structure is Census standing stock (2-unit vs 3–4 vs 5–49 vs 50+), not the live FMLS card. SAFMR is a bedroom-specific HUD voucher benchmark, not asking rent. LIHTC / assisted-MF are inventory of record and belong on apartment pages. 5+ permits are county BPS 2025 allocated by ZCTA housing-unit share. Brokerage is Georgia-only.
Quadplexes for Sale in Winston
Four-unit buildings sit at the edge of residential financing. Confirm lender appetite and expense reimbursement. If this city has no live quadplexes, the county and Georgia quadplex pages are the next stop. Jeff Crowe CRE (Georgia license 355533, Century 21 The Avenues in Calhoun) represents buyers and sellers of this inventory.
HUD Fair Market Rent · Douglas County(FY2026)
View all quadplexes for sale in GeorgiaGeorgia multifamily market report →
All Winston multifamilyDouglas County quadplexesView all quadplexes for sale in GeorgiaGeorgia market report
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Run the numbers on Winston quadplexes
Two to four unit buildings usually live or die on cash flow and the loan. Start with the multifamily investment calculator, check the Georgia listings that meet the 1% rule, then confirm the cap with the capitalization rate calculator.
Know the terms first:DSCR loan guidecash-on-cash return guideNOI for apartment buildingsGRM for apartment buildingsapartment pro forma explainedAtlanta apartment cap ratesapartment building loans explained
- DSCR · Cash-on-cash · Cash flowcash-on-cash return calculatorRent roll, expenses and the loan in one model: NOI, DSCR, cash-on-cash, cash flow, PDF.
- 1% rule · Rent to price1 percent rule propertiesLive Georgia multifamily listings where monthly rent clears 1% of the ask.
- Cap rate · NOImultifamily cap rate calculatorBuild NOI from rents and expenses, then solve for cap rate, price, or value.
- Debt service · Balloon · Commercial mortgagemultifamily mortgage calculatorMonthly payment, annual debt service, and the balloon on a commercial loan.
- GRM · Price per unit · Income approachgross rent multiplier calculatorIncome-approach value, price per door, and GRM with a cap rate sensitivity.
- 1031 exchange · Bootlike-kind exchange calculatorDeferred gain, cash and mortgage boot, minimum replacement price, 45 and 180 day clock.
- SAFMR · Voucher rentSection 8 rent vs market rentWhere HUD voucher rents beat market rent, by Georgia ZIP.
Screening estimates only. Confirm rents, expenses and loan terms with a T-12, rent roll and lender quote.
Multifamily alerts
Get new multifamily listings by email
Duplex, triplex, fourplex, and apartment listings in Winston from live FMLS. Tell us what you are after and we will email you when new matching listings hit FMLS.
- New matching FMLS listings by email
- Your criteria reviewed by Jeff Crowe, CENTURY 21 The Avenues
- Starts with Winston; change types, markets or frequency any time
Frequently Asked Questions: Winston Quadplexes
Can I buy a quadplex in Winston with an FHA or VA loan?
Yes, if you will live in one of the units. FHA and VA both finance owner-occupied properties with 2 to 4 units; FHA's minimum down payment is 3.5% with qualifying credit, and 3 and 4 unit FHA purchases must pass a self-sufficiency rent test. Conventional loans for an owner-occupied 2 to 4 unit home can also allow a low down payment. Ask a lender for current limits before you write an offer.
When do Winston quadplex owners move up to an apartment building?
Usually when they want rent, not personal income, to carry the loan. At 5 units and up the deal becomes commercial lending sized to net operating income, most lenders want that income to cover the payment about 1.25 times, and the down payment is often 20% to 30%. Compare the quadplex numbers here against apartment buildings for sale in Atlanta and across Georgia before you decide.
Why are there so few listings on this page?
Smaller Georgia cities often have only a handful of Residential Income listings at a time. The statewide Georgia inventory and the county page will show a larger set for the same unit types.
Are the cap rates official MLS numbers?
No. They are independent screening estimates shown only when we can publish a yield. Always verify income and expenses with the listing broker and your own underwriting.
Who represents buyers and sellers of this inventory?
Jeff Crowe CRE (Georgia license 355533, Century 21 The Avenues, Calhoun) assists investors with acquisition and disposition of duplexes, triplexes, quadplexes, and small apartment buildings in this market and across North Georgia.
Are there quadplexes for sale in Winston right now?
Not right now. Quadplexes in Winston come and go, so request an alert and compare quadplexes across Georgia and all multifamily in Winston in the meantime.
What rent should I count on a quadplex in Winston?
The rent the units actually collect, from the leases and bank deposits, not the asking rent. Check it against HUD Fair Market Rents and a few nearby rentals. If you will live in one unit, many lenders count only part of the rent from the other units (often about 75%) toward qualifying, so ask your lender how they will treat it.
Will property taxes on a quadplex in Winston go up after I buy?
Plan on it. Georgia assesses property at 40% of fair market value, and a sale gives the county assessor a fresh market value, so budget taxes on your purchase price rather than the seller's current bill. If you live in one unit, ask the county tax assessor that covers Winston whether a homestead exemption applies to your portion.
Can I 1031 exchange into a quadplex in Winston?
Yes, when the property you sell and the quadplex you buy are both held for investment. Identify the replacement within 45 days, close within 180 days and use a qualified intermediary. A unit you plan to live in does not count as investment property, so ask a tax advisor before you plan an owner-occupied exchange.
Looking for quadplexes in Winston?
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