1200 Summer Hollow Rd · Greensboro, GA 30642

$327,900

2 bd · 2.0 ba · 1,344 sqft · SingleFamily public records

Built 2011 1,742 sqft lot Est $314k · at est. $605/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 +22.1/30.0
• 1% rule +7.2/10.0
• DSCR +7.1/10.0
• 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

Welcome to the highly sought-after "Villa Section" of the gated community at Del Webb Lake Oconee. This beautifully maintained Muirfield floorplan offers the perfect blend of comfort, style, and low-maintenance living. With 2 bedrooms and 2 full baths, this open concept home flows from the moment you step through the door. Upgrades include crown molding throughout, tiled master bath shower, and a water softening system. The kitchen features granite countertops, stainless steel appliances, pantry, under mount lighting, reverse osmosis system and tile flooring. Just off the kitchen, the extended screened in porch with tiled flooring is a true standout feature offering serene views of the private backyard perfect for relaxing with family and friends. A flex room at the front of the home offers the perfect space for a home office, or a multi-purpose area, depending on your needs. This villa has been meticulously maintained, was recently painted throughout and is move-in ready. Additional highlights include a two-car garage with additional storage space in the attic. Villa fees cover exterior maintenance including roof replacement/repair, exterior gutter cleaning, irrigation system and the associated water costs, exterior insurance, and a termite bond with regular inspections. Residents of Del Webb Lake Oconee enjoy an active adult lifestyle with exceptional amenities including lake access, boat storage, a pavillion for entertaining or simply to relax overlooking the lake, a full fitness center, indoor and outdoor swimming pools, tennis, pickleball, walking trails, and a vibrant social calendar. If you’ve been searching for low-maintenance living without sacrificing style or community, 1200 Summer Hollow Road is ready to welcome you home.

Key facts

• 1,742 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Subdivision: Del Webb Lake Oconee
• Financial info: Initiation fee applies
• HOA & community: Has association; Association amenities include clubhouse, fitness center, pool, tennis courts, playground, sidewalks, street lights, private roads, maintenance of grounds and structures, pest control, insurance, reserve fund, water, and facilities; Senior community; Community features also include lake access and boat/camper/van parking

Exterior

• Parking: Attached garage with garage door opener; Off-street parking and parking pad; More than one parking space per unit; Open parking available; Kitchen-level parking
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Sewer connected; Water available
• Home design: Single-family house; One story; Resale property
• Construction: Built in 2011; Wood siding construction; Composition roof; Slab foundation
• Exterior features: Porch with screened area; Level, private lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating (electric, heat pump); Central air; Heat pump; Ceiling fans
• Interior features: Double vanity in bathroom; Separate shower; Split bedroom plan; Tile bath; Walk-in closet(s); Foyer; Great room; Office
• Laundry & utility: Washer and dryer included; Laundry in hall in a laundry closet; Electric water heater; Water softener

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $328k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $328k).
• Cap rate 8.2% 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; 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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, 33% 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 $327,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 8.22%
• Cash-on-cash: 6.88%
• DSCR: 1.31
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $314,496
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1041 Flat Rock St	0.07mi	2/2.0	1,342 (-0%)	2mo	$326,500	$243	95
1031 Flat Rock St	0.07mi	2/2.0	1,325 (-1%)	2mo	$335,000	$253	93
1090 Summer Station St	0.11mi	2/2.0	1,344 (0%)	9mo	$314,900	$234	87
1211 Summer Hollow Rd	0.03mi	2/2.0	1,342 (-0%)	14mo	$310,000	$231	86
1270 Summer Hollow Rd	0.06mi	2/2.0	1,282 (-5%)	7mo	$314,650	$245	83
1041 Summer Station St	0.13mi	2/2.0	1,309 (-3%)	8mo	$322,500	$246	83
1201 Summer Hollow Rd	0.03mi	2/2.0	1,438 (+7%)	9mo	$296,000	$206	80
1001 Summer Station St	0.14mi	2/2.0	1,397 (+4%)	12mo	$315,000	$225	77
1200 Flat Rock St	0.14mi	2/2.0	1,382 (+3%)	14mo	$310,000	$224	77
1150 Summer Hollow Rd	0.04mi	2/2.0	1,473 (+10%)	16mo	$317,500	$216	69
1230 Flat Rock St	0.17mi	2/2.0	1,540 (+15%)	14mo	$336,000	$218	56
1031 Eight Knot Ct	0.51mi	2/2.0	1,422 (+6%)	14mo	$390,000	$274	55

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-19,344
• Equity at exit: $48,891

10-year hold

• IRR: 4.1%
• Equity multiple: 1.30×
• Total profit: $27,461
• Equity at exit: $28,351

Cash invested: $91,812 (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: 6.8×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,720
• Tax from tax record: −$173 /mo · $2,074/yr
• Insurance: −$137
• HOA: −$605
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $526

Break-even live

Break-even rent $3,334

Max offer price $327,900

Occupancy floor 82%

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: $81,975
• Closing costs: $9,837
• 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	0.77mi

HOA detail

• Monthly dues: $605 · $7,260/yr
• Likely covers: waterexterior maint.poolgymsecurity

Listing history 9 events

1. 2026-06-07
   remarks 699-char remark
2. 2026-06-07
   statusdays on marketlisting id $327,900 Pending
3. 2026-06-03
   days on market $327,900 Active 16 DOM
4. 2026-06-02
   days on market $327,900 Active 15 DOM
5. 2026-06-01
   statusdays on market $327,900 Active 14 DOM
6. 2026-05-31
   days on market $327,900 New 13 DOM
7. 2026-05-30
   days on market $327,900 New 12 DOM
8. 2026-05-18
   listed $327,900 Active 1779-char remark

   Show marketing remark (1779 chars)

   Welcome to the highly sought-after "Villa Section" of the gated community at Del Webb Lake Oconee. This beautifully maintained Muirfield floorplan offers the perfect blend of comfort, style, and low-maintenance living. With 2 bedrooms and 2 full baths, this open concept home flows from the moment you step through the door. Upgrades include crown molding throughout, tiled master bath shower, and a water softening system. The kitchen features granite countertops, stainless steel appliances, pantry, under mount lighting, reverse osmosis system and tile flooring. Just off the kitchen, the extended screened in porch with tiled flooring is a true standout feature offering serene views of the private backyard perfect for relaxing with family and friends. A flex room at the front of the home offers the perfect space for a home office, or a multi-purpose area, depending on your needs. This villa has been meticulously maintained, was recently painted throughout and is move-in ready. Additional highlights include a two-car garage with additional storage space in the attic. Villa fees cover exterior maintenance including roof replacement/repair, exterior gutter cleaning, irrigation system and the associated water costs, exterior insurance, and a termite bond with regular inspections. Residents of Del Webb Lake Oconee enjoy an active adult lifestyle with exceptional amenities including lake access, boat storage, a pavillion for entertaining or simply to relax overlooking the lake, a full fitness center, indoor and outdoor swimming pools, tennis, pickleball, walking trails, and a vibrant social calendar. If you’ve been searching for low-maintenance living without sacrificing style or community, 1200 Summer Hollow Road is ready to welcome you home.

9. 2026-05-18
   listed $327,900 New

   Show marketing remark (1779 chars)

   Welcome to the highly sought-after "Villa Section" of the gated community at Del Webb Lake Oconee. This beautifully maintained Muirfield floorplan offers the perfect blend of comfort, style, and low-maintenance living. With 2 bedrooms and 2 full baths, this open concept home flows from the moment you step through the door. Upgrades include crown molding throughout, tiled master bath shower, and a water softening system. The kitchen features granite countertops, stainless steel appliances, pantry, under mount lighting, reverse osmosis system and tile flooring. Just off the kitchen, the extended screened in porch with tiled flooring is a true standout feature offering serene views of the private backyard perfect for relaxing with family and friends. A flex room at the front of the home offers the perfect space for a home office, or a multi-purpose area, depending on your needs. This villa has been meticulously maintained, was recently painted throughout and is move-in ready. Additional highlights include a two-car garage with additional storage space in the attic. Villa fees cover exterior maintenance including roof replacement/repair, exterior gutter cleaning, irrigation system and the associated water costs, exterior insurance, and a termite bond with regular inspections. Residents of Del Webb Lake Oconee enjoy an active adult lifestyle with exceptional amenities including lake access, boat storage, a pavillion for entertaining or simply to relax overlooking the lake, a full fitness center, indoor and outdoor swimming pools, tennis, pickleball, walking trails, and a vibrant social calendar. If you’ve been searching for low-maintenance living without sacrificing style or community, 1200 Summer Hollow Road is ready to welcome you home.

ⓘ 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: $2,074 · $173/mo
• Projected year-2 tax: $3,017 · $251/mo
• Expected delta: +$943/yr (+$79/mo · 45.5%)

ⓘ 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 33% 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: −$18,367
• − Property taxes: −$2,074
• − Insurance: −$1,640
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$7,260
• − Depreciation: −$9,539
• Taxable income: $1,441
• Est. tax owed @ 24.0%: −$346
• After-tax cash flow: $5,967/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

+0.0% since first listed

2 events — show timeline

• 2026-05-18 Listed $327,900 GAMLS
• 2026-05-18 Listed $327,900 LCBR

Property tax history

+2.7%/yr

Latest (2025): $2,074 · -3.2% YoY. Source: county tax records.