107 Oak Grove Ln #2211 · Greensboro, GA 31024

$93,000

2 bd · 2.0 ba · 1,008 sqft · Condo · 200 Days on market

Built 2002 Average condition $92/sqft · 13% below area Est $107k · 13% under $467/mo HOA · 25% of rent ↓ 4% since listing

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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 +30.0/30.0
• ARV discount +13.2/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom, 2 bath condo unit at the popular Crossroads at Lake Oconee Condominiums! Located in the middle of Lake Country's shopping and restaurants, minutes to Publix grocery and 1 mile to Lake Oconee boat ramps!! Relax or hang with your friends at the community pool and clubhouse. New paint and carpet. Great investment property with tenant in place thru July 2026.....no vacancy, no marketing time/expense, no rehab costs prior to finding a tenant! HOA monthly fee includes, exterior maintenance, trash, pool, pest control, and so much more! 48 hours notice prior to showing is preferred.

Key facts

• Clubhouse
• Community pool
• New carpet

Tags

• COMMUNITY POOL
• CLUBHOUSE
• NEW PAINT
• NEW CARPET
• HOA MONTHLY FEE INCLUDES TRASH
• HOA MONTHLY FEE INCLUDES POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $93k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $93k).
• Recommended offer: $82k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Putnam County (rural): math 33% / reading 30% proficiency, ranked #86 of 174 in GA (top 49%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Putnam County Primary School (756 students, 81% FRL); Putnam County Middle School (math 31% / reading 33%, grade F, #229 of 470 statewide, top 49%, 681 students, 81% FRL); Putnam County High School (math 8% / reading 32%, grade F, #238 of 424 statewide, top 57%, 919 students, 81% FRL).
• Market conditions: 524 active listings in the ZIP; 129 units permitted in Putnam County in 2024 (50 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Putnam County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($82k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: major wind risk, 40% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $81,840 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.01% ✓
• Cap rate: 11.01%
• Cash-on-cash: 16.84%
• DSCR: 1.75
• GRM: 4.2

CMA / ARV

• ARV (median comp): $106,511
• List price: $93,000
• Delta: -12.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.3%
• Equity multiple: 1.33×
• Total profit: $8,513
• Equity at exit: $13,867

10-year hold

• IRR: 17.8%
• Equity multiple: 2.48×
• Total profit: $38,654
• Equity at exit: $8,041

Cash invested: $26,040 (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 31024

• Active inventory: 524
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,867 medium
• Mortgage (P&I): −$488
• Tax est. 1.5%: −$116 /mo · $1,395/yr
• Insurance: −$39
• HOA: −$467
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $365

Break-even live

Break-even rent $1,405

Max offer price $93,000

Occupancy floor 75%

Sensitivity live

Price	-10% $430	-5% $397	+0% $365	+5% $333	+10% $301
Rent	-10% $218	-5% $292	+0% $365	+5% $439	+10% $513
Rate	-1.0pp $412	-0.5pp $389	base $365	+0.5pp $341	+1.0pp $317

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $467 · $5,604/yr
• Likely covers: trashexterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-01
   statusdays on market $93,000 Under Contract 200 DOM
2. 2026-05-31
   days on market $93,000 Active Under Contract 199 DOM
3. 2026-05-30
   days on market $93,000 Active Under Contract 198 DOM
4. 2026-03-27
   price $93,000 595-char remark

   Show marketing remark (595 chars)

   2 Bedroom, 2 bath condo unit at the popular Crossroads at Lake Oconee Condominiums! Located in the middle of Lake Country's shopping and restaurants, minutes to Publix grocery and 1 mile to Lake Oconee boat ramps!! Relax or hang with your friends at the community pool and clubhouse. New paint and carpet. Great investment property with tenant in place thru July 2026.....no vacancy, no marketing time/expense, no rehab costs prior to finding a tenant! HOA monthly fee includes, exterior maintenance, trash, pool, pest control, and so much more! 48 hours notice prior to showing is preferred.

5. 2025-11-12
   listed $97,000 New 595-char remark

   Show marketing remark (595 chars)

   2 Bedroom, 2 bath condo unit at the popular Crossroads at Lake Oconee Condominiums! Located in the middle of Lake Country's shopping and restaurants, minutes to Publix grocery and 1 mile to Lake Oconee boat ramps!! Relax or hang with your friends at the community pool and clubhouse. New paint and carpet. Great investment property with tenant in place thru July 2026.....no vacancy, no marketing time/expense, no rehab costs prior to finding a tenant! HOA monthly fee includes, exterior maintenance, trash, pool, pest control, and so much more! 48 hours notice prior to showing is preferred.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 40% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,405
• − Mortgage interest: −$5,209
• − Property taxes: −$1,395
• − Insurance: −$465
• − Repairs & maintenance: −$1,792
• − Management: −$1,792
• − HOA: −$5,604
• − Depreciation: −$2,705
• Taxable income: $3,442
• Est. tax owed @ 24.0%: −$826
• After-tax cash flow: $3,558/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

Average 55/100 Cosmetic rehab

This 2-bedroom, 2-bath condo at The Crossroads at Lake Oconee Condominiums is in average condition with minor repairs and maintenance needed. It offers a good investment opportunity with a tenant in place and HOA fees covering exterior maintenance and other amenities.

Repairs flagged

• Minor Kitchen countertops — Worn appearance suggests minor repairs needed.
• Minor Bathroom fixtures — Standard fixtures show signs of wear.
• Minor Living area carpet — Worn appearance suggests minor repairs needed.
• Minor Interior wall paint — Faded appearance suggests minor repairs needed.

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the home's appearance and appeal to potential buyers/tenants.
• Both Replace worn kitchen countertops — New countertops can improve the home's functionality and appeal.
• Both Replace worn living area carpet — Fresh carpet can improve the home's functionality and appeal.
• Both Update bathroom fixtures — Modern fixtures can improve the home's functionality and appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance suggests minor repairs needed.	Minor	$500–3,000
Bathroom fixtures · Standard fixtures show signs of wear.	Minor	$500–3,000
Living area carpet · Worn appearance suggests minor repairs needed.	Minor	$500–3,000
Interior wall paint · Faded appearance suggests minor repairs needed.	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the home's appearance and appeal to potential buyers/tenants. ↑
• Both Replace worn kitchen countertops — New countertops can improve the home's functionality and appeal. ↑
• Both Replace worn living area carpet — Fresh carpet can improve the home's functionality and appeal. ↑
• Both Update bathroom fixtures — Modern fixtures can improve the home's functionality and appeal. ↑

ⓘ 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: Putnam County
• NCES district ID: 1304260
• Math proficiency: 33% ▼ -5.00%
• Reading proficiency: 30% ▼ -1.00%
• Median HH income: $44,038
• Composite: 26.9/100
• National rank: #7088
• State rank: #86 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

• County: Putnam County · 21,601 people
• Metro: nan
• Population (ZIP): 21,601
• Household income: $65,971
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 696.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 20,747 people
• By 2030: 20,163 · -2.8%
• By 2040: 18,680 · -10.0%
• By 2050: 17,117 · -17.5%
• By 2075: 13,269 · -36.0%
• By 2100: 9,234 · -55.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Black 26% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 1% Italian 1% Lithuanian 1%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 5%

Political lean MEDSL · Putnam

• 2024 margin: Solid R (+42.2) · D 28.7% · R 71.0%
• 2008→2024 swing: -10.9pp toward R · 2008: -31.4pp · 2024: -42.2pp
• All cycles: 2024: R+42.2 2020: R+40.9 2016: R+40.0 2012: R+35.8 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -199.84%
• Current HPI: 269.8265
• Rent YoY: —
• Metro: nan
• 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

-4.1% since first listed

2 events — show timeline

• 2026-03-27 Price Changed $93,000 GAMLS
• 2025-11-12 Listed $97,000 GAMLS