1280 Legend Dr · Greensboro, GA 30642

$489,900

3 bd · 2.5 ba · 2,250 sqft · SingleFamily public records · 62 Days on market

Built 2023 Good condition 0.27 ac lot $218/sqft · at area comps Est $488k · at est. $54/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).

• Cash flow +14.3/30.0
• ARV discount +7.4/15.0
• DSCR +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The ALEXANDER is our most popular single story floor plan - This craftsman inspired, open floor plan has it all with exceptional designer appointments and quality finishes throughout. The spacious great room features a stacked stone fireplace with cedar mantel, hardwood flooring and lots of windows for natural light. The kitchen is a cooks dream with a large island/breakfast bar, quartz countertops pantry, stainless-steel microwave drawer, range with ProBake convection and farm sink. The owners’ suite includes hardwood flooring, trey ceiling, walk in closet and a gorgeous, tiled bath with quartz counters, dual sinks, and a luxurious garden tub. Two additional bedrooms feature vaulted ceilings. A shared full bath with tiled floors and tub/shower combo. The glass double door entry into the foyer, powder room, kitchen and owners' suite are all adorned with engineered hardwood flooring. Additional standard features Traditions offers are ceiling heights of 9 ft. minimum, quartz or granite countertops, painted 5” baseboards, landscaping/irrigation and more. Located in the sought after Traditions at Carey Station, walkable to Lake Oconee Academy public and minutes to shopping, dining and entertainment. Community pool NOW OPEN! The builder is offering a $15,000 credit to buyer at closing.

Key facts

• Hardwood flooring
• Quartz countertops
• Large island

Tags

• OPEN-CONCEPT FLOOR PLAN
• STACKED STONE FIREPLACE
• HARDWOOD FLOORING
• CHEF'S KITCHEN
• LARGE ISLAND
• QUARTZ COUNTERTOPS

Property features AI

Finance

• Other: Located in the Traditions subdivision; Lot approximately 0.27 acres
• HOA & community: Community association with $650 fee (includes use of swimming facility); Community pool; Sidewalks; Street lights; Walkable to schools

Exterior

• Parking: Attached garage with garage door opener
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Underground utilities; Sewer connected; Water available
• Home design: Single family residence; House; One story; Resale property
• Construction: Built in 2023; Composition roof; Concrete construction
• Exterior features: Composition roof; Concrete construction; Back yard fencing; Chain link fence; Fenced yard; Level, open lot

Interior

• Kitchen: Cooktop; Dishwasher; Disposal; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms; 1 half bathroom; 2 bathrooms on the main level
• Heating & cooling: Central heating; Electric heating; Heat pump; Wood heating; Central air; Ceiling fans; Electric cooling; Heat pump cooling
• Interior features: Double vanity; High ceilings; Separate shower; Soaking tub; Tile bath; Tray ceilings; Walk-in closet(s); Den; Family room; Foyer
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $490k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $90 ($1k/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 $400k (18.4% below list).
• Recommended offer: $400k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 0.9% in Greensboro — 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 64/100 on livability (#272 in GA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B+; Watch: amenities F, commute F, employment F.
• Greene County (rural): math 27% / reading 37% proficiency, ranked #82 of 174 in GA (top 47%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Anita White Carson Middle School (math 8% / reading 15%, grade F, #424 of 470 statewide, top 90%, 524 students, 97% FRL); Greene County High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 420 students, 97% FRL) — zoned schools average 97% FRL vs 64% district-wide (33 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 8% at this address vs 32% district-wide (-24 pts) — the specific schools serving this property underperform the Greene County average; the district grade overstates school quality for this exact location.
• Market conditions: 501 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 295 units permitted in Greene County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• Greene County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($461k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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.

Recommended offer $400,000 (18.4% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (median comp): $488,383
• List price: $489,900
• Delta: 0.31%
• 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
1570 Legend Dr	0.11mi	3/2.5	2,274 (+1%)	5mo	$482,228	$212	89
1390 Legend Dr	0.15mi	3/2.5	2,274 (+1%)	9mo	$483,228	$213	83
1131 Legend Dr	0.14mi	3/3.5	2,156 (-4%)	11mo	$491,000	$228	74
1000 Mcinteer Cir	0.37mi	3/2.5	2,292 (+2%)	8mo	$454,000	$198	73
1081 Lake Terrace Bnd	0.51mi	3/2.5	2,180 (-3%)	3mo	$589,900	$271	68
1050 Rockwood Way	0.55mi	3/2.5	2,179 (-3%)	6mo	$538,900	$247	64
1410 Legend Dr	0.19mi	3/2.0	2,435 (+8%)	17mo	$564,880	$232	61
1060 Southwood Way	0.64mi	3/2.0	2,308 (+3%)	5mo	$513,000	$222	60
1371 Starboard Way	0.74mi	3/2.5	2,179 (-3%)	4mo	$539,900	$248	57
1170 Southern Pine Rd	0.64mi	3/3.0	2,154 (-4%)	11mo	$429,900	$200	52
1061 Rockwood Way	0.55mi	2/2.5 (-1)	2,278 (+1%)	20mo	$649,000	$285	50
1381 Starboard Way	0.75mi	2/2.5 (-1)	2,179 (-3%)	12mo	$562,841	$258	45

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-73,813
• Equity at exit: $73,046

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-57,470
• Equity at exit: $42,358

Cash invested: $137,172 (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 30642

• Active inventory: 501
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,569
• Tax from tax record: −$243 /mo · $2,919/yr
• Insurance: −$204
• HOA: −$54
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $90

Break-even live

Break-even rent $3,887

Max offer price $489,900

Occupancy floor 93%

Sensitivity live

Price	-10% $367	-5% $228	+0% $90	+5% $-49	+10% $-188
Rent	-10% $-226	-5% $-68	+0% $90	+5% $248	+10% $406
Rate	-1.0pp $336	-0.5pp $214	base $90	+0.5pp $-37	+1.0pp $-167

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: $122,475
• Closing costs: $14,697
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 Leeward Run Trl Greensboro, GA	2.0	2.0	1868	$4,000	$2.14	15d	1	0.67mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: landscapingpool

Listing history 28 events

1. 2026-06-21
   days on market $489,900 Active 62 DOM
2. 2026-06-19
   days on market $489,900 Active 60 DOM
3. 2026-06-18
   days on market $489,900 Active 59 DOM
4. 2026-06-17
   days on market $489,900 Active 58 DOM
5. 2026-06-16
   days on market $489,900 Active 57 DOM
6. 2026-06-15
   days on market $489,900 Active 56 DOM
7. 2026-06-14
   days on market $489,900 Active 54 DOM
8. 2026-06-13
   days on market $489,900 Active 53 DOM
9. 2026-06-10
   days on market $489,900 Active 51 DOM
10. 2026-06-09
    days on market $489,900 Active 50 DOM
11. 2026-06-08
    days on market $489,900 Active 49 DOM
12. 2026-06-07
    days on market $489,900 Active 48 DOM
13. 2026-06-03
    days on market $489,900 Active 44 DOM
14. 2026-06-02
    days on market $489,900 Active 43 DOM
15. 2026-06-01
    days on market $489,900 Active 42 DOM
16. 2026-05-31
    days on market $489,900 Active 41 DOM
17. 2026-05-30
    days on market $489,900 Active 40 DOM
18. 2026-05-10
    price $489,900 1090-char remark
19. 2026-04-20
    listed $500,000 New 1090-char remark
20. 2023-09-29
    soldstatus $474,003 Closed 1320-char remark

    Show marketing remark (1320 chars)

    The ALEXANDER is our most popular single story floor plan - This craftsman inspired, open floor plan has it all with exceptional designer appointments and quality finishes throughout. The spacious great room features a stacked stone fireplace with cedar mantel, hardwood flooring and lots of windows for natural light. The kitchen is a cooks dream with a large island/breakfast bar, quartz countertops pantry, stainless-steel microwave drawer, range with ProBake convection and farm sink. The owners’ suite includes hardwood flooring, trey ceiling, walk in closet and a gorgeous, tiled bath with quartz counters, dual sinks, and a luxurious garden tub. Two additional bedrooms feature vaulted ceilings. A shared full bath with tiled floors and tub/shower combo. The glass double door entry into the foyer, powder room, kitchen and owners' suite are all adorned with engineered hardwood flooring. Additional standard features Traditions offers are ceiling heights of 9 ft. minimum, quartz or granite countertops, painted 5” baseboards, landscaping/irrigation and more. Located in the sought after Traditions at Carey Station, walkable to Lake Oconee Academy public and minutes to shopping, dining and entertainment. Community pool NOW OPEN! The builder is offering a $15,000 credit to buyer at closing.

21. 2023-09-29
    soldstatus $474,003 Sold

    Show marketing remark (1320 chars)

    The ALEXANDER is our most popular single story floor plan - This craftsman inspired, open floor plan has it all with exceptional designer appointments and quality finishes throughout. The spacious great room features a stacked stone fireplace with cedar mantel, hardwood flooring and lots of windows for natural light. The kitchen is a cooks dream with a large island/breakfast bar, quartz countertops pantry, stainless-steel microwave drawer, range with ProBake convection and farm sink. The owners’ suite includes hardwood flooring, trey ceiling, walk in closet and a gorgeous, tiled bath with quartz counters, dual sinks, and a luxurious garden tub. Two additional bedrooms feature vaulted ceilings. A shared full bath with tiled floors and tub/shower combo. The glass double door entry into the foyer, powder room, kitchen and owners' suite are all adorned with engineered hardwood flooring. Additional standard features Traditions offers are ceiling heights of 9 ft. minimum, quartz or granite countertops, painted 5” baseboards, landscaping/irrigation and more. Located in the sought after Traditions at Carey Station, walkable to Lake Oconee Academy public and minutes to shopping, dining and entertainment. Community pool NOW OPEN! The builder is offering a $15,000 credit to buyer at closing.

22. 2023-09-04
    status Pending 1320-char remark

    Show marketing remark (1320 chars)

    The ALEXANDER is our most popular single story floor plan - This craftsman inspired, open floor plan has it all with exceptional designer appointments and quality finishes throughout. The spacious great room features a stacked stone fireplace with cedar mantel, hardwood flooring and lots of windows for natural light. The kitchen is a cooks dream with a large island/breakfast bar, quartz countertops pantry, stainless-steel microwave drawer, range with ProBake convection and farm sink. The owners’ suite includes hardwood flooring, trey ceiling, walk in closet and a gorgeous, tiled bath with quartz counters, dual sinks, and a luxurious garden tub. Two additional bedrooms feature vaulted ceilings. A shared full bath with tiled floors and tub/shower combo. The glass double door entry into the foyer, powder room, kitchen and owners' suite are all adorned with engineered hardwood flooring. Additional standard features Traditions offers are ceiling heights of 9 ft. minimum, quartz or granite countertops, painted 5” baseboards, landscaping/irrigation and more. Located in the sought after Traditions at Carey Station, walkable to Lake Oconee Academy public and minutes to shopping, dining and entertainment. Community pool NOW OPEN! The builder is offering a $15,000 credit to buyer at closing.

23. 2023-09-01
    status Under Contract
24. 2023-07-31
    price $489,003 1320-char remark

    Show marketing remark (1320 chars)

    The ALEXANDER is our most popular single story floor plan - This craftsman inspired, open floor plan has it all with exceptional designer appointments and quality finishes throughout. The spacious great room features a stacked stone fireplace with cedar mantel, hardwood flooring and lots of windows for natural light. The kitchen is a cooks dream with a large island/breakfast bar, quartz countertops pantry, stainless-steel microwave drawer, range with ProBake convection and farm sink. The owners’ suite includes hardwood flooring, trey ceiling, walk in closet and a gorgeous, tiled bath with quartz counters, dual sinks, and a luxurious garden tub. Two additional bedrooms feature vaulted ceilings. A shared full bath with tiled floors and tub/shower combo. The glass double door entry into the foyer, powder room, kitchen and owners' suite are all adorned with engineered hardwood flooring. Additional standard features Traditions offers are ceiling heights of 9 ft. minimum, quartz or granite countertops, painted 5” baseboards, landscaping/irrigation and more. Located in the sought after Traditions at Carey Station, walkable to Lake Oconee Academy public and minutes to shopping, dining and entertainment. Community pool NOW OPEN! The builder is offering a $15,000 credit to buyer at closing.

25. 2023-07-10
    listed $495,409 Active 1320-char remark

    Show marketing remark (1320 chars)

    The ALEXANDER is our most popular single story floor plan - This craftsman inspired, open floor plan has it all with exceptional designer appointments and quality finishes throughout. The spacious great room features a stacked stone fireplace with cedar mantel, hardwood flooring and lots of windows for natural light. The kitchen is a cooks dream with a large island/breakfast bar, quartz countertops pantry, stainless-steel microwave drawer, range with ProBake convection and farm sink. The owners’ suite includes hardwood flooring, trey ceiling, walk in closet and a gorgeous, tiled bath with quartz counters, dual sinks, and a luxurious garden tub. Two additional bedrooms feature vaulted ceilings. A shared full bath with tiled floors and tub/shower combo. The glass double door entry into the foyer, powder room, kitchen and owners' suite are all adorned with engineered hardwood flooring. Additional standard features Traditions offers are ceiling heights of 9 ft. minimum, quartz or granite countertops, painted 5” baseboards, landscaping/irrigation and more. Located in the sought after Traditions at Carey Station, walkable to Lake Oconee Academy public and minutes to shopping, dining and entertainment. Community pool NOW OPEN! The builder is offering a $15,000 credit to buyer at closing.

26. 2023-06-02
    listed $489,003
27. 2023-06-02
    listed $489,003 New
28. 2023-06-02
    listed $489,003

ⓘ 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: $2,919 · $243/mo
• Projected year-2 tax: $4,507 · $376/mo
• Expected delta: +$1,589/yr (+$132/mo · 54.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$27,442
• − Property taxes: −$2,919
• − Insurance: −$2,450
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$648
• − Depreciation: −$14,252
• Taxable loss: −$7,390
• Est. tax savings @ 24.0%: +$1,774
• After-tax cash flow: $2,848/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This 2023 single-family home in Greensboro, GA, is in good condition with a good condition score of 80. It has a good roof, well-maintained exterior, and modern finishes. The home is move-in ready with minor cosmetic updates that could further enhance its resale and rental value.

Value-add opportunities

• Resale Paint exterior siding — Enhances curb appeal
• Resale Replace outdoor lighting fixtures — Improves curb appeal
• Both Install smart home security system — Enhances safety and convenience

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior siding — Enhances curb appeal ↑
• Resale Replace outdoor lighting fixtures — Improves curb appeal ↑
• Both Install smart home security system — Enhances safety and convenience ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Greene County
• NCES district ID: 1302490
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 37% ▼ -5.00%
• Median HH income: $42,172
• Composite: 27.08/100
• National rank: #7046
• State rank: #82 of 174 in GA

Livability — Greensboro

• Score: 64/100
• State rank: #272
• US rank: #14726

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 14,884

Population outlook (Greene County) Hauer SSP2

• Today (2025): 17,835 people
• By 2030: 18,182 · +1.9%
• By 2040: 18,509 · +3.8%
• By 2050: 18,794 · +5.4%
• By 2075: 19,704 · +10.5%
• By 2100: 20,584 · +15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Hispanic / Latino 7% Two or more races 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Italian 2% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1%

Political lean MEDSL · Greene

• 2024 margin: Strong R (+28.9) · D 35.3% · R 64.2%
• 2008→2024 swing: -13.9pp toward R · 2008: -15.1pp · 2024: -28.9pp
• All cycles: 2024: R+28.9 2020: R+26.5 2016: R+26.0 2012: R+22.5 2008: R+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.13%
• Current HPI: 186.3442
• 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

+0.2% since first listed

11 events — show timeline

• 2026-05-10 Price Changed $489,900 GAMLS
• 2026-04-20 Listed $500,000 GAMLS
• 2023-09-29 Sold (MLS) $474,003 GAMLS
• 2023-09-29 Sold (MLS) $474,003 FMLS
• 2023-09-04 Pending — FMLS
• 2023-09-01 Pending — GAMLS
• 2023-07-31 Price Changed $489,003 FMLS
• 2023-07-10 Listed $495,409 FMLS
• 2023-06-02 Listed $489,003 LCBR
• 2023-06-02 Listed $489,003 GAMLS
• 2023-06-02 Listed $489,003 Hive MLS

Property tax history

+163.4%/yr

Latest (2025): $2,919 · +1.3% YoY. Source: county tax records.