805 S West St · Greensboro, GA 30642

$229,900

3 bd · 1.5 ba · 1,378 sqft · SingleFamily public records · 102 Days on market

Built 1961 0.57 ac lot $167/sqft · 10% below area Est $255k · 10% under

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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 +17.9/30.0
• ARV discount +11.9/15.0
• DSCR +5.6/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Corner lot home in downtown Greensboro with pool, multiple garages, and walkable location near Lake Oconee. Located at 805 S West Street, this property offers convenient access to the historic downtown square with local restaurants, shops, and community events. The home features a covered front porch, primary bedroom on the main level, and a wood-fenced backyard. Enjoy outdoor living with an above-ground pool and surrounding deck, ideal for relaxing or entertaining. The property includes a 2-car attached garage plus a separate 1-car detached garage for additional parking, storage, or workshop use. No HOA. Walkable to downtown Greensboro and near the Lake Oconee area for boating, golf, recreation, and dining. 3D virtual tour available.

Key facts

• Covered front porch
• Pool
• Above-ground pool

Tags

• CORNER LOT
• POOL
• WALKABLE LOCATION
• COVERED FRONT PORCH
• WOOD-FENCED BACKYARD
• ABOVE-GROUND POOL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $194 ($2k/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 $196k (14.6% below list).
• Recommended offer: $196k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 1.0% 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: schools F, amenities F, commute 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.
• Market conditions: 505 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k 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 102 days — a 9% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $105k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $83k; list at $230k implies a 178% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,385 (14.6% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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 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: 0.85% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.62%
• DSCR: 1.16
• GRM: 9.8

CMA / ARV

• ARV (median comp): $255,025
• List price: $229,900
• Delta: -9.85%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 S Spring St	0.11mi	3/1.0	1,190 (-14%)	4mo	$150,000	$126	66
104 Walker St	0.33mi	3/3.0	1,442 (+5%)	15mo	$220,000	$153	58
501 S Main St	0.33mi	3/2.0	1,333 (-3%)	24mo	$310,000	$233	57
204 Walnut St	0.62mi	3/2.0	1,401 (+2%)	24mo	$279,000	$199	46

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-25,004
• Equity at exit: $34,279

10-year hold

• IRR: -1.4%
• Equity multiple: 0.90×
• Total profit: $-6,313
• Equity at exit: $19,878

Cash invested: $64,372 (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: 505
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,964 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$56 /mo · $671/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $194

Break-even live

Break-even rent $1,718

Max offer price $229,900

Occupancy floor 85%

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $229,900 Active 102 DOM
2. 2026-06-18
   days on market $229,900 Active 101 DOM
3. 2026-06-17
   days on market $229,900 Active 100 DOM
4. 2026-06-16
   days on market $229,900 Active 99 DOM
5. 2026-06-15
   days on market $229,900 Active 98 DOM
6. 2026-06-14
   days on market $229,900 Active 96 DOM
7. 2026-06-13
   days on market $229,900 Active 95 DOM
8. 2026-06-10
   days on market $229,900 Active 93 DOM
9. 2026-06-09
   days on market $229,900 Active 92 DOM
10. 2026-06-08
    days on market $229,900 Active 91 DOM
11. 2026-06-07
    days on market $229,900 Active 90 DOM
12. 2026-06-03
    days on market $229,900 Active 86 DOM
13. 2026-06-02
    days on market $229,900 Active 85 DOM
14. 2026-06-01
    days on market $229,900 Active 84 DOM
15. 2026-05-31
    days on market $229,900 Active 83 DOM
16. 2026-05-30
    days on market $229,900 Active 82 DOM
17. 2026-05-07
    price $229,900 744-char remark

    Show marketing remark (2082 chars)

    Corner lot home with pool, multiple garages, and walkable downtown Greensboro location near Lake Oconee. Located at 805 S West Street, this property offers convenient access to the Greensboro historic downtown district where restaurants, shops, community events, and local services are just a short distance away. A covered front porch provides a welcoming space to relax and enjoy the neighborhood setting. Inside, the layout includes a primary bedroom on the main level, offering convenient main-floor living and flexibility for a variety of living arrangements. Situated on a corner lot, the property provides additional outdoor space and flexibility compared to interior lots. The wood-fenced backyard creates a defined outdoor area suitable for outdoor gatherings, pets, gardening, or everyday outdoor enjoyment. Outdoor amenities include an above-ground pool with surrounding deck, providing a dedicated space for relaxing, entertaining, or enjoying warm Georgia weather. The deck area offers room for seating and outdoor activities while maintaining privacy within the fenced yard. Parking and storage options are expanded with both a 2-car attached garage and a separate 1-car detached garage. The detached garage may also provide space for a workshop, hobby area, storage, or additional vehicle parking. The walkable downtown Greensboro location provides convenient access to the courthouse square, local dining, boutiques, and community events while also offering proximity to the Lake Oconee area, known for boating, fishing, golf courses, waterfront recreation, marinas, and regional dining destinations. No HOA. A 3D virtual tour is available, allowing buyers to explore the property layout and features before scheduling a showing. Covered front porch • corner lot • primary bedroom on main level • wood-fenced yard • above-ground pool with deck • 2-car attached garage • detached garage • walkable to downtown Greensboro • near Lake Oconee • no HOA • 3D virtual tour available • investment opportunity potential.

18. 2026-05-07
    price $299,900 2082-char remark

    Show marketing remark (2082 chars)

    Corner lot home with pool, multiple garages, and walkable downtown Greensboro location near Lake Oconee. Located at 805 S West Street, this property offers convenient access to the Greensboro historic downtown district where restaurants, shops, community events, and local services are just a short distance away. A covered front porch provides a welcoming space to relax and enjoy the neighborhood setting. Inside, the layout includes a primary bedroom on the main level, offering convenient main-floor living and flexibility for a variety of living arrangements. Situated on a corner lot, the property provides additional outdoor space and flexibility compared to interior lots. The wood-fenced backyard creates a defined outdoor area suitable for outdoor gatherings, pets, gardening, or everyday outdoor enjoyment. Outdoor amenities include an above-ground pool with surrounding deck, providing a dedicated space for relaxing, entertaining, or enjoying warm Georgia weather. The deck area offers room for seating and outdoor activities while maintaining privacy within the fenced yard. Parking and storage options are expanded with both a 2-car attached garage and a separate 1-car detached garage. The detached garage may also provide space for a workshop, hobby area, storage, or additional vehicle parking. The walkable downtown Greensboro location provides convenient access to the courthouse square, local dining, boutiques, and community events while also offering proximity to the Lake Oconee area, known for boating, fishing, golf courses, waterfront recreation, marinas, and regional dining destinations. No HOA. A 3D virtual tour is available, allowing buyers to explore the property layout and features before scheduling a showing. Covered front porch • corner lot • primary bedroom on main level • wood-fenced yard • above-ground pool with deck • 2-car attached garage • detached garage • walkable to downtown Greensboro • near Lake Oconee • no HOA • 3D virtual tour available • investment opportunity potential.

19. 2026-05-07
    price $299,900

    Show marketing remark (2082 chars)

    Corner lot home with pool, multiple garages, and walkable downtown Greensboro location near Lake Oconee. Located at 805 S West Street, this property offers convenient access to the Greensboro historic downtown district where restaurants, shops, community events, and local services are just a short distance away. A covered front porch provides a welcoming space to relax and enjoy the neighborhood setting. Inside, the layout includes a primary bedroom on the main level, offering convenient main-floor living and flexibility for a variety of living arrangements. Situated on a corner lot, the property provides additional outdoor space and flexibility compared to interior lots. The wood-fenced backyard creates a defined outdoor area suitable for outdoor gatherings, pets, gardening, or everyday outdoor enjoyment. Outdoor amenities include an above-ground pool with surrounding deck, providing a dedicated space for relaxing, entertaining, or enjoying warm Georgia weather. The deck area offers room for seating and outdoor activities while maintaining privacy within the fenced yard. Parking and storage options are expanded with both a 2-car attached garage and a separate 1-car detached garage. The detached garage may also provide space for a workshop, hobby area, storage, or additional vehicle parking. The walkable downtown Greensboro location provides convenient access to the courthouse square, local dining, boutiques, and community events while also offering proximity to the Lake Oconee area, known for boating, fishing, golf courses, waterfront recreation, marinas, and regional dining destinations. No HOA. A 3D virtual tour is available, allowing buyers to explore the property layout and features before scheduling a showing. Covered front porch • corner lot • primary bedroom on main level • wood-fenced yard • above-ground pool with deck • 2-car attached garage • detached garage • walkable to downtown Greensboro • near Lake Oconee • no HOA • 3D virtual tour available • investment opportunity potential.

20. 2026-03-09
    listed $335,000 Active 744-char remark

    Show marketing remark (2082 chars)

    Corner lot home with pool, multiple garages, and walkable downtown Greensboro location near Lake Oconee. Located at 805 S West Street, this property offers convenient access to the Greensboro historic downtown district where restaurants, shops, community events, and local services are just a short distance away. A covered front porch provides a welcoming space to relax and enjoy the neighborhood setting. Inside, the layout includes a primary bedroom on the main level, offering convenient main-floor living and flexibility for a variety of living arrangements. Situated on a corner lot, the property provides additional outdoor space and flexibility compared to interior lots. The wood-fenced backyard creates a defined outdoor area suitable for outdoor gatherings, pets, gardening, or everyday outdoor enjoyment. Outdoor amenities include an above-ground pool with surrounding deck, providing a dedicated space for relaxing, entertaining, or enjoying warm Georgia weather. The deck area offers room for seating and outdoor activities while maintaining privacy within the fenced yard. Parking and storage options are expanded with both a 2-car attached garage and a separate 1-car detached garage. The detached garage may also provide space for a workshop, hobby area, storage, or additional vehicle parking. The walkable downtown Greensboro location provides convenient access to the courthouse square, local dining, boutiques, and community events while also offering proximity to the Lake Oconee area, known for boating, fishing, golf courses, waterfront recreation, marinas, and regional dining destinations. No HOA. A 3D virtual tour is available, allowing buyers to explore the property layout and features before scheduling a showing. Covered front porch • corner lot • primary bedroom on main level • wood-fenced yard • above-ground pool with deck • 2-car attached garage • detached garage • walkable to downtown Greensboro • near Lake Oconee • no HOA • 3D virtual tour available • investment opportunity potential.

21. 2026-03-09
    listed $335,000 Active 2082-char remark

    Show marketing remark (2082 chars)

    Corner lot home with pool, multiple garages, and walkable downtown Greensboro location near Lake Oconee. Located at 805 S West Street, this property offers convenient access to the Greensboro historic downtown district where restaurants, shops, community events, and local services are just a short distance away. A covered front porch provides a welcoming space to relax and enjoy the neighborhood setting. Inside, the layout includes a primary bedroom on the main level, offering convenient main-floor living and flexibility for a variety of living arrangements. Situated on a corner lot, the property provides additional outdoor space and flexibility compared to interior lots. The wood-fenced backyard creates a defined outdoor area suitable for outdoor gatherings, pets, gardening, or everyday outdoor enjoyment. Outdoor amenities include an above-ground pool with surrounding deck, providing a dedicated space for relaxing, entertaining, or enjoying warm Georgia weather. The deck area offers room for seating and outdoor activities while maintaining privacy within the fenced yard. Parking and storage options are expanded with both a 2-car attached garage and a separate 1-car detached garage. The detached garage may also provide space for a workshop, hobby area, storage, or additional vehicle parking. The walkable downtown Greensboro location provides convenient access to the courthouse square, local dining, boutiques, and community events while also offering proximity to the Lake Oconee area, known for boating, fishing, golf courses, waterfront recreation, marinas, and regional dining destinations. No HOA. A 3D virtual tour is available, allowing buyers to explore the property layout and features before scheduling a showing. Covered front porch • corner lot • primary bedroom on main level • wood-fenced yard • above-ground pool with deck • 2-car attached garage • detached garage • walkable to downtown Greensboro • near Lake Oconee • no HOA • 3D virtual tour available • investment opportunity potential.

22. 2026-01-06
    listed $335,000 New
23. 2025-12-02
    historical
24. 2025-10-13
    price $299,900
25. 2025-09-08
    historical
26. 2025-08-20
    price $328,900
27. 2025-08-20
    price $328,900
28. 2025-03-07
    listed $349,900 Active
29. 2025-03-07
    listed $328,900 New
30. 2025-03-07
    listed $349,900 New
31. 2014-06-16
    soldstatus $82,800

ⓘ 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: $671 · $56/mo
• Projected year-2 tax: $2,115 · $176/mo
• Expected delta: +$1,444/yr (+$120/mo · 215.1%)

ⓘ 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 6/10 Major 7 d/yr ≥106°F today · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,566
• − Mortgage interest: −$12,878
• − Property taxes: −$671
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,885
• − Management: −$1,885
• − Depreciation: −$6,688
• Taxable loss: −$1,591
• Est. tax savings @ 24.0%: +$382
• After-tax cash flow: $2,711/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: 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

• Census place: Greensboro, GA
• 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

+177.7% since first listed

15 events — show timeline

• 2026-05-07 Price Changed $229,900 Hive MLS
• 2026-05-07 Price Changed $299,900 LCBR
• 2026-05-07 Price Changed $299,900 GAMLS
• 2026-03-09 Listed $335,000 Hive MLS
• 2026-03-09 Listed $335,000 LCBR
• 2026-01-06 Listed $335,000 GAMLS
• 2025-12-02 Listing Removed — GAMLS
• 2025-10-13 Price Changed $299,900 GAMLS
• 2025-09-08 Listing Removed — GAMLS
• 2025-08-20 Price Changed $328,900 LCBR
• 2025-08-20 Price Changed $328,900 GAMLS
• 2025-03-07 Listed $349,900 LCBR
• 2025-03-07 Listed $349,900 GAMLS
• 2025-03-07 Listed $328,900 GAMLS
• 2014-06-16 Sold (Public Records) $82,800 Public Records

Property tax history

-0.4%/yr

Latest (2025): $671 · +0.2% YoY. Source: county tax records.