1300 Starboard Way · Greensboro, GA 30642

$400,000

2 bd · 2.0 ba · 1,348 sqft · SingleFamily public records · 17 Days on market

Built 2022 0.35 ac lot $297/sqft · at area comps Est $415k · at est. $362/mo HOA · 9% of rent ↓ 6% 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 +17.8/30.0
• ARV discount +9.2/15.0
• DSCR +5.6/10.0
• 1% rule +5.0/10.0
• 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

Welcome to Del Webb at Lake Oconee! This highly sought-after 55+ gated community offers resort-style amenities including a clubhouse, lake access, pool, tennis courts, fitness center, pickle-ball, bocce, and a vibrant social scene. This like new 2-bedroom, 2-bath ranch home features an open-concept layout with high ceilings, abundant natural light, recessed lighting, and LVP flooring throughout the main living areas. The spacious kitchen includes custom cabinetry, a large island, quartz countertops, and stainless steel appliances, flowing seamlessly into the dining area and family room. The primary suite features a tiled bath, dual vanities, and a large walk-in closet. Enjoy outdoor living

Key facts

• Gated community
• Fitness center
• Clubhouse

Tags

• GATED COMMUNITY
• CLUBHOUSE
• LAKE ACCESS
• POOL
• TENNIS COURTS
• FITNESS CENTER

Property features AI

Finance

• Other: Community features: clubhouse, fitness center, playground, pool, tennis courts
• HOA & community: Has association; Association fee includes grounds maintenance, security, swimming, tennis and other amenities

Exterior

• Parking: Attached garage
• Security: Gated community
• Utilities: Public water; Public sewer; Electricity available; Cable available
• Home design: Single-family residence; House; One level; Resale property; Waterfront property
• Construction: Built in 2022; Wood siding construction; Composition roof
• Exterior features: Level lot; Seawall (waterfront)

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Bedrooms: 2 bedrooms (both on main level)
• Flooring: Hardwood; Tile
• Bathrooms: 2 full bathrooms (both on main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Double vanity; High ceilings; Separate shower; Tile baths; Walk-in closet(s); Family room; Foyer; Sun room
• Laundry & utility: Laundry closet; Other laundry area

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $394k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.3% 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: Anita White Carson Middle School (math 8% / reading 15%, grade F, #424 of 470 statewide, top 90%, 524 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 12% at this address vs 32% district-wide (-20 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 $12k 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 17 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 33% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $394,000 (1.5% below list)

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. 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?
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: 1.00% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.56%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

• ARV (median comp): $415,273
• List price: $400,000
• Delta: -3.68%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1280 Starboard Way	0.02mi	2/2.0	1,278 (-5%)	9mo	$380,000	$297	82
1290 Starboard Way	0.01mi	3/2.0 (+1)	1,444 (+7%)	9mo	$440,000	$305	75
1218 Cypress Way	0.28mi	2/2.0	1,445 (+7%)	11mo	$418,448	$290	66
1045 Cypress Way	0.31mi	2/2.0	1,550 (+15%)	0mo	$403,018	$260	60
1178 Cypress Way	0.34mi	2/2.0	1,550 (+15%)	1mo	$399,987	$258	59
1031 Eight Knot Ct	0.51mi	2/2.0	1,422 (+6%)	14mo	$390,000	$274	56

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-43,562
• Equity at exit: $59,641

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-10,288
• Equity at exit: $34,585

Cash invested: $112,000 (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: 8.3×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,098
• Tax from tax record: −$202 /mo · $2,418/yr
• Insurance: −$167
• HOA: −$362
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $332

Break-even live

Break-even rent $3,580

Max offer price $400,000

Occupancy floor 87%

Sensitivity live

Price	-10% $559	-5% $445	+0% $332	+5% $219	+10% $106
Rent	-10% $16	-5% $174	+0% $332	+5% $490	+10% $648
Rate	-1.0pp $534	-0.5pp $434	base $332	+0.5pp $229	+1.0pp $123

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: $100,000
• Closing costs: $12,000
• 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	14d	1	0.23mi

HOA detail

• Monthly dues: $362 · $4,344/yr
• Likely covers: poolgymsecurity

Listing history 35 events

1. 2026-06-19
   days on market $400,000 Active 17 DOM
2. 2026-06-18
   days on market $400,000 Active 16 DOM
3. 2026-06-17
   days on market $400,000 Active 15 DOM
4. 2026-06-16
   statusdays on market $400,000 Active 14 DOM
5. 2026-06-15
   days on market $400,000 New 13 DOM
6. 2026-06-14
   days on market $400,000 New 11 DOM
7. 2026-06-13
   days on market $400,000 New 10 DOM
8. 2026-06-10
   days on market $400,000 New 8 DOM
9. 2026-06-09
   days on market $400,000 New 7 DOM
10. 2026-06-08
    days on market $400,000 New 6 DOM
11. 2026-06-07
    days on market $400,000 New 5 DOM
12. 2026-06-03
    statusdays on marketlisting id $400,000 New 1 DOM
13. 2026-06-01
    days on market $400,000 Active 120 DOM
14. 2026-05-31
    days on market $400,000 Active 119 DOM
15. 2026-05-30
    days on market $400,000 Active 118 DOM
16. 2026-05-03
    price $400,000 996-char remark
17. 2026-01-31
    listed $410,000 New 996-char remark
18. 2026-01-31
    historical
19. 2025-12-05
    historical
20. 2025-09-08
    historical Active Under Contract
21. 2025-08-11
    price $410,000
22. 2025-07-14
    listed $410,000 New
23. 2025-07-14
    listed $435,000 New
24. 2024-01-24
    soldstatus $410,000 Sold
25. 2024-01-24
    soldstatus $410,000 Closed
26. 2024-01-24
    soldstatus $410,000
27. 2024-01-11
    status Pending
28. 2023-12-02
    status Under Contract
29. 2023-12-02
    historical Active Under Contract
30. 2023-11-04
    price $420,000
31. 2023-11-04
    price $420,000
32. 2023-10-24
    status Back On Market
33. 2023-09-05
    historical Active Under Contract
34. 2023-07-18
    listed $425,000 New
35. 2023-07-18
    listed $425,000 Active

ⓘ 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: $2,418 · $202/mo
• Projected year-2 tax: $3,680 · $307/mo
• Expected delta: +$1,262/yr (+$105/mo · 52.2%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 16 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: −$22,406
• − Property taxes: −$2,418
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$4,344
• − Depreciation: −$11,636
• Taxable loss: −$2,485
• Est. tax savings @ 24.0%: +$596
• After-tax cash flow: $4,582/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

-5.9% since first listed

22 events — show timeline

• 2026-06-01 Listing Removed — GAMLS
• 2026-05-29 Listed $400,000 GAMLS
• 2026-05-03 Price Changed $400,000 GAMLS
• 2026-01-31 Listing Removed — GAMLS
• 2026-01-31 Listed $410,000 GAMLS
• 2025-12-05 Listing Removed — GAMLS
• 2025-09-08 Contingent — GAMLS
• 2025-08-11 Price Changed $410,000 GAMLS
• 2025-07-14 Listed $435,000 GAMLS
• 2025-07-14 Listed $410,000 GAMLS
• 2024-01-24 Sold (Public Records) $410,000 Public Records
• 2024-01-24 Sold (MLS) $410,000 GAMLS
• 2024-01-24 Sold (MLS) $410,000 LCBR
• 2024-01-11 Pending — LCBR
• 2023-12-02 Pending — GAMLS
• 2023-12-02 Contingent — LCBR
• 2023-11-04 Price Changed $420,000 LCBR
• 2023-11-04 Price Changed $420,000 GAMLS
• 2023-10-24 Relisted — GAMLS
• 2023-09-05 Contingent — GAMLS
• 2023-07-18 Listed $425,000 GAMLS
• 2023-07-18 Listed $425,000 LCBR

Property tax history

+42.3%/yr

Latest (2025): $2,418 · -8.0% YoY. Source: county tax records.