1320 Summer Hollow Rd · Greensboro, GA 30642

$335,000

2 bd · 2.0 ba · 1,282 sqft · SingleFamily public records · 65 Days on market

Built 2012 1,742 sqft lot $261/sqft · at area comps Est $321k · at est.

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +6.9/10.0
• ARV discount +5.6/15.0
• 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

Beautiful Kenwood model Del Webb Villa ideally positioned on a private homesite with serene, wooded views and no homes directly behind—offering both privacy and tranquility. This thoughtfully designed home features a spacious kitchen with rich dark wood cabinetry, sleek black granite countertops, reverse osmosis system, and a generous pantry—perfect for both everyday living and entertaining. The primary suite is a peaceful retreat, overlooking the expansive backyard, and includes a large walk-in shower, double vanity, and a closet designed for effortless organization. The garage is equally impressive with floor-to-ceiling Storage Solutions and a durable epoxy floor finish, providing both function and style. Enjoy a relaxed, low-maintenance lifestyle with access to Del Webb’s exceptional amenities and vibrant community.

Key facts

• Spacious kitchen
• Large pantry
• 1,742 sq ft lot

Tags

• SPACIOUS KITCHEN
• RICH DARK WOOD CABINETRY
• BLACK GRANITE COUNTERTOPS
• REVERSE OSMOSIS SYSTEM
• LARGE PANTRY
• EXPANSIVE WOODED BACKYARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $315k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $94k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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.
• Current owner paid $222k; list at $335k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 35% 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 $314,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.99%
• DSCR: 1.62
• GRM: 7.0

CMA / ARV

• ARV (median comp): $321,467
• List price: $335,000
• Delta: 4.21%
• 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	0.05mi	2/2.0	1,282 (0%)	0mo	$305,000	$238	98
1270 Summer Hollow Rd	0.08mi	2/2.0	1,282 (0%)	7mo	$314,650	$245	90
1031 Flat Rock St	0.07mi	2/2.0	1,325 (+3%)	2mo	$335,000	$253	90
1041 Flat Rock St	0.07mi	2/2.0	1,342 (+5%)	2mo	$326,500	$243	88
1041 Summer Station St	0.10mi	2/2.0	1,309 (+2%)	8mo	$322,500	$246	85
1090 Summer Station St	0.05mi	2/2.0	1,344 (+5%)	9mo	$314,900	$234	82
1211 Summer Hollow Rd	0.11mi	2/2.0	1,342 (+5%)	15mo	$310,000	$231	75
1001 Summer Station St	0.13mi	2/2.0	1,397 (+9%)	12mo	$315,000	$225	69
1200 Flat Rock St	0.18mi	2/2.0	1,382 (+8%)	14mo	$310,000	$224	67
1201 Summer Hollow Rd	0.12mi	2/2.0	1,438 (+12%)	9mo	$296,000	$206	67
1150 Summer Hollow Rd	0.17mi	2/2.0	1,473 (+15%)	16mo	$317,500	$216	54
1031 Eight Knot Ct	0.59mi	2/2.0	1,422 (+11%)	14mo	$390,000	$274	43

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: 1.16×
• Total profit: $15,258
• Equity at exit: $49,950

10-year hold

• IRR: 13.7%
• Equity multiple: 2.09×
• Total profit: $102,576
• Equity at exit: $28,965

Cash invested: $93,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$170 /mo · $2,044/yr
• Insurance: −$140
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,093

Break-even live

Break-even rent $2,616

Max offer price $335,000

Occupancy floor 68%

Sensitivity live

Price	-10% $1,283	-5% $1,188	+0% $1,093	+5% $999	+10% $904
Rent	-10% $777	-5% $935	+0% $1,093	+5% $1,251	+10% $1,409
Rate	-1.0pp $1,262	-0.5pp $1,179	base $1,093	+0.5pp $1,007	+1.0pp $918

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: $83,750
• Closing costs: $10,050
• 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	0.81mi

Listing history 22 events

1. 2026-06-03
   status $335,000 Under Contract 65 DOM
2. 2026-06-02
   days on market $335,000 Active 65 DOM
3. 2026-06-01
   days on market $335,000 Active 64 DOM
4. 2026-05-31
   days on market $335,000 Active 63 DOM
5. 2026-05-30
   days on market $335,000 Active 62 DOM
6. 2026-03-29
   listed $335,000 Active 848-char remark

   Show marketing remark (830 chars)

   Beautiful Kenwood model Del Webb Villa ideally positioned on a private homesite with serene, wooded views and no homes directly behind-offering both privacy and tranquility. This thoughtfully designed home features a spacious kitchen with rich dark wood cabinetry, sleek black granite countertops, reverse osmosis system, and a generous pantry-perfect for both everyday living and entertaining. The primary suite is a peaceful retreat, overlooking the expansive backyard, and includes a large walk-in shower, double vanity, and a closet designed for effortless organization. The garage is equally impressive with floor-to-ceiling Storage Solutions and a durable epoxy floor finish, providing both function and style. Enjoy a relaxed, low-maintenance lifestyle with access to Del Webb's exceptional amenities and vibrant community.

7. 2026-03-29
   listed $335,000 New 830-char remark

   Show marketing remark (830 chars)

   Beautiful Kenwood model Del Webb Villa ideally positioned on a private homesite with serene, wooded views and no homes directly behind-offering both privacy and tranquility. This thoughtfully designed home features a spacious kitchen with rich dark wood cabinetry, sleek black granite countertops, reverse osmosis system, and a generous pantry-perfect for both everyday living and entertaining. The primary suite is a peaceful retreat, overlooking the expansive backyard, and includes a large walk-in shower, double vanity, and a closet designed for effortless organization. The garage is equally impressive with floor-to-ceiling Storage Solutions and a durable epoxy floor finish, providing both function and style. Enjoy a relaxed, low-maintenance lifestyle with access to Del Webb's exceptional amenities and vibrant community.

8. 2020-06-29
   soldstatus $222,000
9. 2020-06-16
   soldstatus $220,000
10. 2020-06-16
    soldstatus $220,000
11. 2020-05-17
    listed $224,000
12. 2020-03-06
    listed $224,000
13. 2016-06-06
    soldstatus $219,000
14. 2016-06-01
    soldstatus $219,000
15. 2016-06-01
    soldstatus $219,000
16. 2016-04-24
    listed $229,000
17. 2016-03-07
    listed $229,000
18. 2015-07-15
    soldstatus $214,000
19. 2015-07-06
    soldstatus $214,000
20. 2015-07-05
    soldstatus $214,000
21. 2015-05-22
    listed $214,000
22. 2015-04-26
    listed $214,000

ⓘ 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: $2,044 · $170/mo
• Projected year-2 tax: $3,082 · $257/mo
• Expected delta: +$1,038/yr (+$87/mo · 50.8%)

ⓘ 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 35% 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: −$18,765
• − Property taxes: −$2,044
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$9,745
• Taxable income: $8,091
• Est. tax owed @ 24.0%: −$1,942
• After-tax cash flow: $11,178/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

+56.5% since first listed

17 events — show timeline

• 2026-03-29 Listed $335,000 LCBR
• 2026-03-29 Listed $335,000 GAMLS
• 2020-06-29 Sold (Public Records) $222,000 Public Records
• 2020-06-16 Sold (MLS) $220,000 LCBR
• 2020-06-16 Sold (MLS) $220,000 Hive MLS
• 2020-05-17 Listed $224,000 LCBR
• 2020-03-06 Listed $224,000 Hive MLS
• 2016-06-06 Sold (Public Records) $219,000 Public Records
• 2016-06-01 Sold (MLS) $219,000 GAMLS
• 2016-06-01 Sold (MLS) $219,000 LCBR
• 2016-04-24 Listed $229,000 LCBR
• 2016-03-07 Listed $229,000 GAMLS
• 2015-07-15 Sold (Public Records) $214,000 Public Records
• 2015-07-06 Sold (MLS) $214,000 GAMLS
• 2015-07-05 Sold (MLS) $214,000 LCBR
• 2015-05-22 Listed $214,000 LCBR
• 2015-04-26 Listed $214,000 GAMLS

Property tax history

+4.4%/yr

Latest (2025): $2,044 · -1.3% YoY. Source: county tax records.