1101 Summer Station St · Greensboro, GA 30642

$329,000

2 bd · 2.0 ba · 1,309 sqft · SingleFamily public records · 83 Days on market

Built 2010 1,742 sqft lot $251/sqft · at area comps Est $318k · at est. $609/mo HOA · 15% of rent

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Why this score? — see what drove the C- 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 +23.4/30.0
• DSCR +7.5/10.0
• 1% rule +7.2/10.0
• ARV discount +6.0/15.0
• 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

MOVE IN READY! FRESH PAINT (FULL HOUSE INCLUDING WALLS, TRIM, DOORS, GARAGE WALLS, CEILINGS AND FLOORS, FRONT & BACK PATIO FLOORS), BRAND NEW CARPETING, BRAND NEW A/C UNIT AND HOT WATER HEATER, BRAND NEW FRIDGE. OWNER NEVER MOVED IN AFTER UPDATING. LOCK & LEAVE VILLA. OFFICE IN FRONT OF HOME, TWO ADDITIONAL BEDROOMS IN THE BACK. PRIVATE BACKYARD WITH MATURE TREES. UPGRADES INCLUDE SCREENED PORCH, PATIO, FRONT PORCH, UPGRADED GRANITE COUNTERTOPS, ATTIC STORAGE, ALL APPLIANCES, CEILING FANS, BLINDS THROUGHOUT. VILLA FEES INCLUDE ROOF & EXTERIOR MAINTENANCE, GUTTER CLEANING, IRRIGATION SYSTEM & LAWN WATER COSTS, EXTERIOR INSURANCE, TERMITE BOND & INSPECTIONS. IF YOU'RE LOOKING FOR A VIBRANT, LOW-MAINTENANCE LIFESTYLE, THIS IS YOUR OPPORTUNITY TO ENJOY EVERYTHING DEL WEBB HAS TO OFFER. FROM THE INDOOR AND OUTDOOR POOLS TO THE FULLY EQUIPPED FITNESS CENTER, EVERY DAY FEELS LIKE A GETAWAY. SPEND AFTERNOONS AT THE LAKESIDE PAVILION WITH ITS OUTDOOR FIREPLACE AND PICNIC AREAS, ENJOY LAKE ACCESS FOR RELAXING OR FISHING, OR STAY ACTIVE WITH TENNIS COURTS AND A DEDICATED DOG PARK. IT’S THE PERFECT BLEND OF LEISURE, COMMUNITY, AND EFFORTLESS LIVING.

Key facts

• Fresh paint
• Private backyard
• Screened porch

Tags

• FRESH PAINT
• BRAND NEW CARPETING
• BRAND NEW A/C UNIT
• PRIVATE BACKYARD
• SCREENED PORCH
• UPGRADED GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $329k.

Deal economics

• At list price, monthly cash flow is $607 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $329k).
• Recommended offer: $309k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 $2k of loan paydown is wiped out by about $10k 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 83 days — a 6% lower offer ($309k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 34% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $309,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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. 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.
7. 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.
8. 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: 1.22% ✓
• Cap rate: 8.51%
• Cash-on-cash: 7.90%
• DSCR: 1.35
• GRM: 6.9

CMA / ARV

• ARV (median comp): $318,271
• List price: $329,000
• Delta: 3.37%
• 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
1111 Summer Station St	0.01mi	2/2.0	1,282 (-2%)	0mo	$305,000	$238	96
1031 Flat Rock St	0.08mi	2/2.0	1,325 (+1%)	2mo	$335,000	$253	93
1041 Summer Station St	0.05mi	2/2.0	1,309 (0%)	8mo	$322,500	$246	91
1041 Flat Rock St	0.08mi	2/2.0	1,342 (+2%)	2mo	$326,500	$243	91
1090 Summer Station St	0.03mi	2/2.0	1,344 (+3%)	9mo	$314,900	$234	87
1270 Summer Hollow Rd	0.11mi	2/2.0	1,282 (-2%)	7mo	$314,650	$245	86
1211 Summer Hollow Rd	0.11mi	2/2.0	1,342 (+2%)	15mo	$310,000	$231	78
1001 Summer Station St	0.09mi	2/2.0	1,397 (+7%)	12mo	$315,000	$225	75
1200 Flat Rock St	0.14mi	2/2.0	1,382 (+6%)	14mo	$310,000	$224	73
1201 Summer Hollow Rd	0.12mi	2/2.0	1,438 (+10%)	9mo	$296,000	$206	71
1150 Summer Hollow Rd	0.16mi	2/2.0	1,473 (+12%)	16mo	$317,500	$216	58
1031 Eight Knot Ct	0.54mi	2/2.0	1,422 (+9%)	14mo	$390,000	$274	49

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: -4.2%
• Equity multiple: 0.84×
• Total profit: $-14,445
• Equity at exit: $49,055

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $38,114
• Equity at exit: $28,446

Cash invested: $92,120 (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: 6.9×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$137
• HOA: −$609
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $607

Break-even live

Break-even rent $3,232

Max offer price $329,000

Occupancy floor 80%

Sensitivity live

Price	-10% $793	-5% $700	+0% $607	+5% $513	+10% $420
Rent	-10% $291	-5% $449	+0% $607	+5% $765	+10% $923
Rate	-1.0pp $772	-0.5pp $690	base $607	+0.5pp $521	+1.0pp $435

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: $82,250
• Closing costs: $9,870
• 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	0.75mi

HOA detail

• Monthly dues: $609 · $7,308/yr
• Likely covers: waterexterior maint.poolgym

Listing history 28 events

1. 2026-06-21
   days on market $329,000 Active 83 DOM
2. 2026-06-19
   days on market $329,000 Active 81 DOM
3. 2026-06-18
   days on market $329,000 Active 80 DOM
4. 2026-06-17
   days on market $329,000 Active 79 DOM
5. 2026-06-16
   days on market $329,000 Active 78 DOM
6. 2026-06-15
   days on market $329,000 Active 77 DOM
7. 2026-06-14
   days on market $329,000 Active 75 DOM
8. 2026-06-13
   days on market $329,000 Active 74 DOM
9. 2026-06-10
   days on market $329,000 Active 72 DOM
10. 2026-06-09
    days on market $329,000 Active 71 DOM
11. 2026-06-08
    days on market $329,000 Active 70 DOM
12. 2026-06-07
    days on market $329,000 Active 69 DOM
13. 2026-06-03
    days on market $329,000 Active 65 DOM
14. 2026-06-02
    days on market $329,000 Active 64 DOM
15. 2026-06-01
    days on market $329,000 Active 63 DOM
16. 2026-05-31
    days on market $329,000 Active 62 DOM
17. 2026-05-30
    days on market $329,000 Active 61 DOM
18. 2026-03-30
    listed $329,000 Active 1191-char remark

    Show marketing remark (1191 chars)

    MOVE IN READY! FRESH PAINT (FULL HOUSE INCLUDING WALLS, TRIM, DOORS, GARAGE WALLS, CEILINGS AND FLOORS, FRONT & BACK PATIO FLOORS), BRAND NEW CARPETING, BRAND NEW A/C UNIT AND HOT WATER HEATER, BRAND NEW FRIDGE. OWNER NEVER MOVED IN AFTER UPDATING. LOCK & LEAVE VILLA. OFFICE IN FRONT OF HOME, TWO ADDITIONAL BEDROOMS IN THE BACK. PRIVATE BACKYARD WITH MATURE TREES. UPGRADES INCLUDE SCREENED PORCH, PATIO, FRONT PORCH, UPGRADED GRANITE COUNTERTOPS, ATTIC STORAGE, ALL APPLIANCES, CEILING FANS, BLINDS THROUGHOUT. VILLA FEES INCLUDE ROOF & EXTERIOR MAINTENANCE, GUTTER CLEANING, IRRIGATION SYSTEM & LAWN WATER COSTS, EXTERIOR INSURANCE, TERMITE BOND & INSPECTIONS. IF YOU'RE LOOKING FOR A VIBRANT, LOW-MAINTENANCE LIFESTYLE, THIS IS YOUR OPPORTUNITY TO ENJOY EVERYTHING DEL WEBB HAS TO OFFER. FROM THE INDOOR AND OUTDOOR POOLS TO THE FULLY EQUIPPED FITNESS CENTER, EVERY DAY FEELS LIKE A GETAWAY. SPEND AFTERNOONS AT THE LAKESIDE PAVILION WITH ITS OUTDOOR FIREPLACE AND PICNIC AREAS, ENJOY LAKE ACCESS FOR RELAXING OR FISHING, OR STAY ACTIVE WITH TENNIS COURTS AND A DEDICATED DOG PARK. IT’S THE PERFECT BLEND OF LEISURE, COMMUNITY, AND EFFORTLESS LIVING.

19. 2026-03-27
    listed $329,000 New 1175-char remark

    Show marketing remark (1175 chars)

    MOVE IN READY! FRESH PAINT (FULL HOUSE INCLUDING WALLS, TRIM, DOORS, GARAGE WALLS, CEILINGS AND FLOORS, FRONT & BACK PATIO FLOORS), BRAND NEW CARPETING, BRAND NEW A/C UNIT AND HOT WATER HEATER, BRAND NEW FRIDGE. OWNER NEVER MOVED IN AFTER UPDATING. LOCK & LEAVE VILLA. OFFICE IN FRONT OF HOME, TWO ADDITIONAL BEDROOMS IN THE BACK. PRIVATE BACKYARD WITH MATURE TREES. UPGRADES INCLUDE SCREENED PORCH, PATIO, FRONT PORCH, UPGRADED GRANITE COUNTERTOPS, ATTIC STORAGE, ALL APPLIANCES, CEILING FANS, BLINDS THROUGHOUT. VILLA FEES INCLUDE ROOF & EXTERIOR MAINTENANCE, GUTTER CLEANING, IRRIGATION SYSTEM & LAWN WATER COSTS, EXTERIOR INSURANCE, TERMITE BOND & INSPECTIONS. IF YOU'RE LOOKING FOR A VIBRANT, LOW-MAINTENANCE LIFESTYLE, THIS IS YOUR OPPORTUNITY TO ENJOY EVERYTHING DEL WEBB HAS TO OFFER. FROM THE INDOOR AND OUTDOOR POOLS TO THE FULLY EQUIPPED FITNESS CENTER, EVERY DAY FEELS LIKE A GETAWAY. SPEND AFTERNOONS AT THE LAKESIDE PAVILION WITH ITS OUTDOOR FIREPLACE AND PICNIC AREAS, ENJOY LAKE ACCESS FOR RELAXING OR FISHING, OR STAY ACTIVE WITH TENNIS COURTS AND A DEDICATED DOG PARK. IT'S THE PERFECT BLEND OF LEISURE, COMMUNITY, AND EFFORTLESS LIVING.

20. 2025-09-12
    soldstatus $290,000
21. 2025-09-05
    soldstatus $290,000 Sold
22. 2025-09-05
    soldstatus $290,000 Closed
23. 2025-08-26
    status Under Contract
24. 2025-08-26
    historical Active Under Contract
25. 2025-08-21
    price $309,900
26. 2025-08-21
    price $309,900
27. 2025-03-25
    listed $319,700 Active
28. 2025-03-25
    listed $319,700 New

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $3,027 · $252/mo
• Expected delta: +$2,043/yr (+$170/mo · 207.6%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 34% 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: $48,000
• − Mortgage interest: −$18,429
• − Property taxes: −$984
• − Insurance: −$1,645
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$7,308
• − Depreciation: −$9,571
• Taxable income: $2,383
• Est. tax owed @ 24.0%: −$572
• After-tax cash flow: $6,707/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

• 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

+2.9% since first listed

11 events — show timeline

• 2026-03-30 Listed $329,000 LCBR
• 2026-03-27 Listed $329,000 GAMLS
• 2025-09-12 Sold (Public Records) $290,000 Public Records
• 2025-09-05 Sold (MLS) $290,000 LCBR
• 2025-09-05 Sold (MLS) $290,000 GAMLS
• 2025-08-26 Pending — GAMLS
• 2025-08-26 Contingent — LCBR
• 2025-08-21 Price Changed $309,900 LCBR
• 2025-08-21 Price Changed $309,900 GAMLS
• 2025-03-25 Listed $319,700 LCBR
• 2025-03-25 Listed $319,700 GAMLS

Property tax history

-1.5%/yr

Latest (2025): $984 · -53.4% YoY. Source: county tax records.