1158 Cypress Way · Greensboro, GA 30642

$389,250

2 bd · 2.0 ba · 1,492 sqft · SingleFamily · 50 Days on market

Built 2026 Good condition 6,969 sqft lot $380/mo HOA · 10% of rent ↓ 3% since listing

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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 +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

LIVE IN A WATERFRONT PARADISE AT DEL WEBB AT LAKE OCONEE, THE ONLY DEL WEBB COMMUNITY IN THE NATION WITH DIRECT LAKE ACCESS. THIS 55+ GATED, GOLF-CART COMMUNITY OFFERS RESORT-STYLE AMENITIES LESS THAN TWO HOURS FROM ATLANTA. THE HOME FEATURES A BRICK ACCENT FRONT EXTERIOR, AN OPEN AND LIGHT-FILLED LIVING AREA WITH EXPANSIVE WINDOWS, AND A LARGE KITCHEN ISLAND WITH DESIGNER PENDANT LIGHTING—PERFECT FOR ENTERTAINING. A VERSATILE FLEX ROOM WORKS BEAUTIFULLY AS AN OFFICE, LIBRARY, OR HOBBY SPACE, WHILE THE EXTENDED GARAGE PROVIDES EXCELLENT STORAGE. ENJOY OUTDOOR LIVING ON THE SCREENED PORCH WITH PATIO, IDEAL FOR GRILLING AND RELAXING. RESIDENTS ENJOY ACCESS TO THE CLUB AT LAKE OCONEE, FEATURING A HEATED INDOOR POOL, FITNESS CENTER, ARTS & CRAFTS STUDIO, PLUS TENNIS AND PICKLEBALL COURTS, AND A FULL CALENDAR OF SOCIAL ACTIVITIES.

Key facts

• Golf-cart community
• Direct lake access
• Open living area

Tags

• WATERFRONT PARADISE
• DIRECT LAKE ACCESS
• GOLF-CART COMMUNITY
• RESORT-STYLE AMENITIES
• BRICK ACCENT FRONT EXTERIOR
• OPEN LIVING AREA

Property features AI

Finance

• Other: Located on a private, paved asphalt road; Directions available from I-20 East to Greensboro
• HOA & community: Monthly association fee of $380; Association covers grounds maintenance, receptionist, reserve fund, security, swimming, and tennis; Community amenities include clubhouse, community dock, fitness center, gated entry, lake, park, pickleball, playground, pool, sidewalks, spa/hot tub, and street lights

Exterior

• Parking: Attached garage with garage door opener; Driveway parking; Total of 2 parking spaces; Open parking available
• Security: Community security included in association
• Utilities: Private water; Public sewer; 110V electric service (220V in laundry); Cable available; Phone available; Underground utilities; Municipal water available
• Home design: Single-story home; New construction; Del Webb builder; Slab foundation; Concrete, frame and HardiPlank exterior; Composition/shingle roof with ridge vents
• Construction: Built by Del Webb; Concrete, frame and HardiPlank construction; Slab foundation; Shingle composition roof with ridge vents
• Exterior features: Covered, screened patio; Exterior lighting; Private entrance; Rain gutters; Irrigation system; Private water source

Interior

• Kitchen: Cabinets; Eat-in kitchen; Kitchen island; Pantry; Solid surface counters; Open view to family room; Dishwasher; Electric range; Microwave; Garbage disposal
• Bedrooms: Master on main; Additional bedroom on main
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Double vanity in master bath; Master bath with shower (no tub); Two full bathrooms (both on main level)
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Crown molding; Entrance foyer; High 9-ft ceilings on main level; High speed internet; Smart home features; Tray ceilings; Walk-in closets; Double pane windows; No common walls
• Laundry & utility: Main level laundry room; Electric dryer hookup; Electric water heater

🏗️ New construction. The $389,250 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $431,438.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $389k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $389k).
• Recommended offer: $378k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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: 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: 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 5% at this address vs 32% district-wide (-27 pts) — the specific schools serving this property underperform the Greene County average; the district grade overstates school quality for this exact location.
• Market conditions: 505 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 $3k of loan paydown is wiped out by about $13k 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 50 days — a 3% lower offer ($378k) is reasonable based on typical stale-listing flexibility.
• 7 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 $377,572 (3.0% 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 50 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 0.93% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 9.0

CMA / ARV

• ARV (median comp): $431,438
• List price: $389,250
• Delta: -9.78%
• 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
1218 Cypress Way	0.06mi	2/2.0	1,445 (-3%)	11mo	$418,448	$290	83
1290 Starboard Way	0.26mi	3/2.0 (+1)	1,444 (-3%)	9mo	$440,000	$305	70
1100 Southern Pine Rd	0.48mi	2/2.0	1,570 (+5%)	9mo	$417,000	$266	62
1280 Starboard Way	0.24mi	2/2.0	1,278 (-14%)	9mo	$380,000	$297	57
1000 Eight Knot Ct	0.55mi	2/2.0	1,596 (+7%)	8mo	$417,000	$261	56
1031 Eight Knot Ct	0.56mi	2/2.0	1,422 (-5%)	14mo	$390,000	$274	55
1010 Chickasaw Chief Pl	0.45mi	2/2.0	1,568 (+5%)	23mo	$390,000	$249	51
1051 Southern Pine Rd	0.51mi	2/2.0	1,596 (+7%)	18mo	$385,000	$241	50
1230 Flat Rock St	0.74mi	2/2.0	1,540 (+3%)	14mo	$336,000	$218	49
1010 Cottonwood Trc	0.59mi	2/2.0	1,596 (+7%)	20mo	$370,630	$232	44
1261 Branch Creek Way	0.69mi	2/2.0	1,580 (+6%)	20mo	$430,000	$272	42
1070 Spring Station Rd	0.70mi	3/2.0 (+1)	1,700 (+14%)	12mo	$420,000	$247	29

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-82,456
• Equity at exit: $64,329

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-87,138
• Equity at exit: $37,303

Cash invested: $120,803 (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: 8.1×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,263
• Tax est. 1.5%: −$539 /mo · $6,472/yr
• Insurance: −$180
• HOA: −$380
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $-202

Break-even live

Break-even rent $4,255

Max offer price $402,270

Occupancy floor —

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: $107,860
• Closing costs: $12,943
• 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	13d	1	0.35mi

HOA detail

• Monthly dues: $380 · $4,560/yr
• Likely covers: waterpoolgymsecurity

Listing history 32 events

1. 2026-06-19
   days on market $389,250 Active 50 DOM
2. 2026-06-18
   days on market $389,250 Active 49 DOM
3. 2026-06-17
   days on market $389,250 Active 48 DOM
4. 2026-06-16
   days on market $389,250 Active 47 DOM
5. 2026-06-15
   days on market $389,250 Active 46 DOM
6. 2026-06-14
   days on market $389,250 Active 44 DOM
7. 2026-06-13
   days on market $389,250 Active 43 DOM
8. 2026-06-10
   days on market $389,250 Active 41 DOM
9. 2026-06-09
   days on market $389,250 Active 40 DOM
10. 2026-06-08
    days on market $389,250 Active 39 DOM
11. 2026-06-07
    days on market $389,250 Active 38 DOM
12. 2026-06-03
    days on market $389,250 Active 34 DOM
13. 2026-06-02
    days on market $389,250 Active 33 DOM
14. 2026-06-01
    days on market $389,250 Active 32 DOM
15. 2026-05-31
    days on market $389,250 Active 31 DOM
16. 2026-05-30
    days on market $389,250 Active 30 DOM
17. 2026-04-30
    listed $399,312 New 841-char remark
18. 2026-04-30
    listed $399,312 Active 847-char remark
19. 2026-04-28
    historical
20. 2026-04-28
    historical
21. 2026-04-08
    price $399,312
22. 2026-04-03
    price $399,312
23. 2026-04-01
    price $399,312
24. 2026-04-01
    price $399,312
25. 2026-03-25
    price $402,330
26. 2026-03-25
    price $402,330
27. 2026-03-25
    price $389,818
28. 2026-03-25
    price $389,818
29. 2026-01-25
    listed $402,330 Active
30. 2026-01-25
    listed $402,330 New
31. 2026-01-23
    listed $402,330 Active
32. 2026-01-15
    listed $402,330 Active

ⓘ 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: −$24,167
• − Property taxes: −$6,472
• − Insurance: −$2,157
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$4,560
• − Depreciation: −$12,551
• Taxable loss: −$9,587
• Est. tax savings @ 24.0%: +$2,301
• After-tax cash flow: $-118/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

Good 80/100 Cosmetic rehab

This home is in excellent condition with a good condition score of 80. It has a modern kitchen, well-maintained bathrooms, and a clean exterior. The home is move-in ready and has the potential for further value increases through minor cosmetic upgrades and smart home features.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers.
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.
• Resale Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's appeal to potential buyers.
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers. ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑
• Resale Upgrading the kitchen appliances — Upgrading to more modern or energy-efficient appliances can increase the home's appeal to potential buyers. ↑
• Rental Adding a smart thermostat — A smart thermostat can help reduce energy costs and attract renters who value energy efficiency. ↑

ⓘ 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: 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

-3.3% since first listed

20 events — show timeline

• 2026-06-12 Listed $389,250 LCBR
• 2026-05-23 Price Changed $389,250 Zillow
• 2026-05-20 Price Changed $389,250 FMLS
• 2026-05-20 Price Changed $389,250 LCBR
• 2026-04-30 Listed $399,312 GAMLS
• 2026-04-30 Listed $399,312 FMLS
• 2026-04-28 Listing Removed — GAMLS
• 2026-04-28 Listing Removed — FMLS
• 2026-04-08 Price Changed $399,312 GAMLS
• 2026-04-03 Price Changed $399,312 Zillow
• 2026-04-01 Price Changed $399,312 FMLS
• 2026-04-01 Price Changed $399,312 LCBR
• 2026-03-25 Price Changed $402,330 LCBR
• 2026-03-25 Price Changed $402,330 FMLS
• 2026-03-25 Price Changed $389,818 FMLS
• 2026-03-25 Price Changed $389,818 LCBR
• 2026-01-25 Listed $402,330 GAMLS
• 2026-01-25 Listed $402,330 FMLS
• 2026-01-23 Listed $402,330 LCBR
• 2026-01-15 Listed $402,330 Zillow