1540 Legend Dr · Greensboro, GA 30642

$475,900

3 bd · 2.0 ba · 2,101 sqft · SingleFamily · 128 Days on market

Built 2026 Excellent condition 0.25 ac lot Garage $56/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 +10.2/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Arthur: This floor-plan is the one for you if you are looking to down-size or looking move on from your first home. The SELLER IS OFFERING $12,000 in BUILDER BUCKS for the BUYER to use towards PRICE REDUCTION, CLOSING COSTS, APPROVED UPGRADES and/or RATE BUYDOWN!! The Design Center included some of their most sought-after Upgrades, such as; Quartz counter-tops in the dream kitchen which is anchored by a large eat-in island with Soft Close cabinets, and GOLD hardware, plumbing and light fixtures. The appliances are stainless-steel with an upgraded microwave DRAWER, and ProBake convection oven-range, dishwasher and large single bowl sink. The Owners Suite has a view of the private back yard, a featured SHIPLAPPED wall, Vaulted ceiling and REVWOOD flooring. The spa inspired bathroom has a generous, floor to ceiling separate tile shower, a large vanity w/ quartz countertops and dual sinks and enhanced by GOLD plumbing fixtures, a luxurious FREE STANDING tub plus walk-in closet. Two additional bedrooms feature CATHEDRAL ceilings and a shared full bath with a tub/shower combo and neutral toned tile floors. The elongated foyer leads you to the Open Concept Great-Room with tons of natural light. The stacked stone wood burning fireplace with Cedar mantle, Stained WOOD accent walls, and views of the PRIVATE yard. Additional standard features Traditions offers are a 1-Year Builder Warranty, minimum ceiling heights of 9 ft. , painted 5" baseboards, electric appliances, over-sized two car garage, Low-E vinyl windows, professional landscaping, front/back irrigation and more. Traditions at Carey Station offers a community pool and is walkable to Lake Oconee Academy and just minutes to shopping, dining, entertainment and public boat ramps.

Key facts

• Quartz countertops
• Large eat-in island
• Soft-close cabinets

Tags

• LARGE EAT-IN ISLAND
• QUARTZ COUNTERTOPS
• SOFT-CLOSE CABINETS
• STAINLESS-STEEL APPLIANCES
• SPA INSPIRED BATHROOM
• SEPARATE TILE SHOWER

🏗️ New construction. The $475,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $489,811.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $476k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $449k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (15.9% below list).
• Recommended offer: $400k (15.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 0.7% 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: 643 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 295 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• At $4,000/mo this rent would consume 54% of the median local household income ($89k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 128 days — a 12% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 (15.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
8. 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.
9. 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.
10. 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: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (median comp): $489,811
• List price: $475,900
• Delta: -2.84%
• 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
1020 Mcinteer Cir	0.23mi	3/2.5	2,156 (+3%)	0mo	$405,000	$188	83
1570 Legend Dr	0.04mi	3/2.5	2,274 (+8%)	7mo	$482,228	$212	77
1131 Legend Dr	0.14mi	3/3.5	2,156 (+3%)	12mo	$491,000	$228	73
1390 Legend Dr	0.13mi	3/2.5	2,274 (+8%)	11mo	$483,228	$213	69
1081 Lake Terrace Bnd	0.45mi	3/2.5	2,180 (+4%)	5mo	$589,900	$271	67
1000 Mcinteer Cir	0.24mi	3/2.5	2,292 (+9%)	10mo	$454,000	$198	64
1050 Rockwood Way	0.49mi	3/2.5	2,179 (+4%)	8mo	$538,900	$247	63
1181 Starboard Way	0.74mi	3/2.0	2,148 (+2%)	1mo	$577,500	$269	60
1170 Southern Pine Rd	0.56mi	3/3.0	2,154 (+2%)	12mo	$429,900	$200	56
1371 Starboard Way	0.75mi	3/2.5	2,179 (+4%)	6mo	$539,900	$248	52
1060 Southwood Way	0.60mi	3/2.0	2,308 (+10%)	6mo	$513,000	$222	50
1011 Leeward Run Trl	0.58mi	2/2.0 (-1)	1,859 (-12%)	5mo	$484,900	$261	44

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: -20.4%
• Equity multiple: 0.29×
• Total profit: $-97,171
• Equity at exit: $73,032

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-107,273
• Equity at exit: $42,350

Cash invested: $137,147 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 3 under contract
• Months of supply: 23.1 mo (4%/mo absorbed)
• Median asking: $510,000 ($241/sqft)
• Median days on market: 83 d
• This list price: 44% of active listings are priced below it
• ARV vs active asking: -3.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30642

• Active inventory: 643
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,569
• Tax est. 1.5%: −$612 /mo · $7,347/yr
• Insurance: −$204
• HOA: −$56
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $-281

Break-even live

Break-even rent $4,356

Max offer price $449,154

Occupancy floor —

Sensitivity live

Price	-10% $58	-5% $-112	+0% $-281	+5% $-450	+10% $-619
Rent	-10% $-597	-5% $-439	+0% $-281	+5% $-123	+10% $35
Rate	-1.0pp $-34	-0.5pp $-156	base $-281	+0.5pp $-408	+1.0pp $-537

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: $122,453
• Closing costs: $14,694
• Club membership (one-time): —
• 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	62d	1	0.62mi

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $675 which includes access to the community poolProperty on a private road with asphalt surface

Exterior

• Parking: Attached garage (2 spaces) with garage door openerDriveway with level approachGarage faces frontAdditional open parking available
• Utilities: Public waterPublic sewer110-volt electricCable availablePhone availableUnderground utilitiesWater and sewer available
• Home design: Single-story homeSlab foundation
• Construction: Composition roofBuilt with HardiPlank-type exterior
• Exterior features: HardiPlank-type sidingRain guttersCovered front and rear porchesUnder construction (new build)Irrigation system

Interior

• Kitchen: Kitchen islandEat-in kitchen with breakfast barWhite cabinetry and additional cabinetsPantryStone countertopsOpen view to the family roomElectric rangeDishwasherGarbage disposalENERGY STAR qualified appliances
• Bedrooms: Master suite on the main levelThree main-level bedrooms
• Flooring: CarpetLuxury vinylTile
• Bathrooms: Two full bathroomsMaster bathroom with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heat and airElectric heatHeat pump with ENERGY STAR qualified equipmentCeiling fans
• Interior features: Crown moldingDisappearing attic stairsEntrance foyerHigh 9-ft ceilings on main levelHigh-speed internet availableLow-flow plumbing fixturesRecessed lightingWalk-in closetsDouble-pane, insulated windowsNo common wallsOne fireplace with raised stone hearth in the family/great room
• Laundry & utility: Main-level laundry room / mud roomElectric dryer hookupElectric water heater (ENERGY STAR qualified)

HOA detail $56/mo · $672/yr

• Likely covers: electriclandscapingpoolsecurity

Listing history 50 events

1. 2026-08-08
   days on market $475,900 Active 128 DOM
2. 2026-08-07
   days on market $475,900 Active 127 DOM
3. 2026-08-06
   days on market $475,900 Active 126 DOM
4. 2026-08-05
   days on market $475,900 Active 125 DOM
5. 2026-08-04
   days on market $475,900 Active 124 DOM
6. 2026-08-03
   days on market $475,900 Active 123 DOM
7. 2026-07-31
   days on market $475,900 Active 120 DOM
8. 2026-07-29
   days on market $475,900 Active 118 DOM
9. 2026-07-27
   days on market $475,900 Active 116 DOM
10. 2026-07-25
    days on market $475,900 Active 114 DOM
11. 2026-07-24
    days on market $475,900 Active 113 DOM
12. 2026-07-23
    days on market $475,900 Active 112 DOM
13. 2026-07-22
    days on market $475,900 Active 111 DOM
14. 2026-07-21
    days on market $475,900 Active 110 DOM
15. 2026-07-18
    days on market $475,900 Active 107 DOM
16. 2026-07-16
    days on market $475,900 Active 105 DOM
17. 2026-07-16
    days on market $475,900 Active 104 DOM
18. 2026-07-14
    days on market $475,900 Active 103 DOM
19. 2026-07-13
    days on market $475,900 Active 102 DOM
20. 2026-07-12
    days on market $475,900 Active 101 DOM
21. 2026-07-11
    days on market $475,900 Active 100 DOM
22. 2026-07-10
    days on market $475,900 Active 99 DOM
23. 2026-07-09
    days on market $475,900 Active 98 DOM
24. 2026-07-08
    days on market $475,900 Active 97 DOM
25. 2026-07-07
    days on market $475,900 Active 96 DOM
26. 2026-07-06
    days on market $475,900 Active 95 DOM
27. 2026-07-05
    days on market $475,900 Active 94 DOM
28. 2026-07-04
    days on market $475,900 Active 93 DOM
29. 2026-07-03
    days on market $475,900 Active 92 DOM
30. 2026-07-02
    days on market $475,900 Active 91 DOM
31. 2026-07-01
    days on market $475,900 Active 90 DOM
32. 2026-06-30
    days on market $475,900 Active 89 DOM
33. 2026-06-29
    days on market $475,900 Active 88 DOM
34. 2026-06-28
    days on market $475,900 Active 87 DOM
35. 2026-06-28
    days on market $475,900 Active 86 DOM
36. 2026-06-27
    days on market $475,900 Active 85 DOM
37. 2026-06-25
    days on market $475,900 Active 83 DOM
38. 2026-06-23
    days on market $475,900 Active 81 DOM
39. 2026-06-21
    days on market $475,900 Active 80 DOM
40. 2026-06-19
    days on market $475,900 Active 78 DOM
41. 2026-06-18
    days on market $475,900 Active 77 DOM
42. 2026-06-17
    days on market $475,900 Active 76 DOM
43. 2026-06-16
    days on market $475,900 Active 75 DOM
44. 2026-06-15
    days on market $475,900 Active 74 DOM
45. 2026-06-14
    days on market $475,900 Active 72 DOM
46. 2026-06-13
    days on market $475,900 Active 71 DOM
47. 2026-06-10
    days on market $475,900 Active 69 DOM
48. 2026-06-09
    days on market $475,900 Active 68 DOM
49. 2026-06-08
    days on market $475,900 Active 67 DOM
50. 2026-06-07
    days on market $475,900 Active 66 DOM

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

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$27,437
• − Property taxes: −$7,347
• − Insurance: −$2,449
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$672
• − Depreciation: −$14,249
• Taxable loss: −$11,834
• Est. tax savings @ 24.0%: +$2,840
• After-tax cash flow: $-531/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 · 1 photo

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It is move-in ready and offers a great value for both resale and rental.

Value-add opportunities

• Both Landscaping and curb appeal — Enhances curb appeal and resale value ↑
• Resale Interior paint touch-ups — Fresh paint can make a home more appealing ↑
• Resale Kitchen appliances — Upgraded appliances can attract more buyers ↑

F Composite school gradezoned avg 8/100

Zoned Schools

Middle Anita White Carson Middle School F GA #424/470 Nat'l #13,186/14,009 High Greene County High School F GA #394/424 Nat'l #16,861/17,239

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

C Composite livability gradescore 64/100

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: Greene · 17,835 people
• Population (ZIP): 14,884
• Household income: $89,394
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 2% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $675 which includes access to the community poolProperty on a private road with asphalt surface

Exterior

• Parking: Attached garage (2 spaces) with garage door openerDriveway with level approachGarage faces frontAdditional open parking available
• Utilities: Public waterPublic sewer110-volt electricCable availablePhone availableUnderground utilitiesWater and sewer available
• Home design: Single-story homeSlab foundation
• Construction: Composition roofBuilt with HardiPlank-type exterior
• Exterior features: HardiPlank-type sidingRain guttersCovered front and rear porchesUnder construction (new build)Irrigation system

Interior

• Kitchen: Kitchen islandEat-in kitchen with breakfast barWhite cabinetry and additional cabinetsPantryStone countertopsOpen view to the family roomElectric rangeDishwasherGarbage disposalENERGY STAR qualified appliances
• Bedrooms: Master suite on the main levelThree main-level bedrooms
• Flooring: CarpetLuxury vinylTile
• Bathrooms: Two full bathroomsMaster bathroom with double vanity, separate tub and shower, and soaking tub
• Heating & cooling: Central heat and airElectric heatHeat pump with ENERGY STAR qualified equipmentCeiling fans
• Interior features: Crown moldingDisappearing attic stairsEntrance foyerHigh 9-ft ceilings on main levelHigh-speed internet availableLow-flow plumbing fixturesRecessed lightingWalk-in closetsDouble-pane, insulated windowsNo common wallsOne fireplace with raised stone hearth in the family/great room
• Laundry & utility: Main-level laundry room / mud roomElectric dryer hookupElectric water heater (ENERGY STAR qualified)

Price history

+0.0% since first listed

4 events — show timeline

• 2026-04-01 Listed $475,900 LCBR
• 2026-03-31 Listed $475,900 Hive MLS
• 2026-03-31 Listed $475,900 FMLS
• 2026-03-31 Listed $475,900 GAMLS

Property tax history

-3.9%/yr

Latest (2025): $388 · -3.8% YoY. Source: county tax records.