1020 Mcinteer Cir · Greensboro, GA 30642

$439,000

3 bd · 2.5 ba · 2,526 sqft · SingleFamily public records · 84 Days on market

Built 2015 9,147 sqft lot $174/sqft · 24% below area Est $492k · 11% under $56/mo HOA · 1% 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 +18.4/30.0
• ARV discount +12.3/15.0
• DSCR +5.8/10.0
• 1% rule +4.1/10.0
• 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 MLS

Located walking distance to a top-rated public charter school, this inviting home is located in the picture perfect neighborhood of Traditions with a community pool and beautiful surroundings. The home features 3 bedrooms, 2.5 baths, a bright breakfast room, and a versatile flex space currently used as a playroom but easily suited for a formal dining area or office. The oversized primary suite provides plenty of room to relax. The kitchen includes granite countertops and all appliances are included in the sale. Enjoy outdoor living on the welcoming front porch or private fenced in back patio area, with a professionally landscaped backyard with a cozy fire pit under the pines. A 2-car garage includes a separate workspace, perfect for hobbies or extra storage. Many residents enjoy the convenience of walking to school, adding to the strong sense of community. Sitting in the heart of Lake Oconee, access to lake life isn't far away. This is living made easy! Take a tour!

Key facts

• Community pool
• Separate workspace
• 9,147 sq ft lot

Tags

• WALKING DISTANCE TO SCHOOL
• COMMUNITY POOL
• PRIVATE FENCED IN BACK PATIO
• SEPARATE WORKSPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $406 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (8.9% below list).
• Recommended offer: $400k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 $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 84 days — a 6% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $230k; list at $439k implies a 91% 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $400,000 (8.9% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 9% 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: 0.91% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (median comp): $491,533
• List price: $439,000
• Delta: -10.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1000 Mcinteer Cir	0.03mi	3/2.5	2,292 (-9%)	8mo	$454,000	$198	77
1570 Legend Dr	0.25mi	3/2.5	2,274 (-10%)	5mo	$482,228	$212	67
1270 Legend Dr	0.36mi	4/3.0 (+1)	2,612 (+3%)	4mo	$485,000	$186	67
1060 Legend Dr	0.25mi	4/3.5 (+1)	2,680 (+6%)	9mo	$525,000	$196	62
1001 Island Inlet Cv	0.62mi	3/2.5	2,480 (-2%)	9mo	$729,000	$294	61
1081 Lake Terrace Bnd	0.37mi	3/2.5	2,180 (-14%)	3mo	$589,900	$271	57
1151 Legend Dr	0.30mi	3/3.5	2,866 (+14%)	4mo	$485,000	$169	56
1350 Legend Dr	0.34mi	4/3.0 (+1)	2,819 (+12%)	3mo	$480,000	$170	56
1060 Southwood Way	0.54mi	3/2.0	2,308 (-9%)	5mo	$513,000	$222	54
1050 Rockwood Way	0.40mi	3/2.5	2,179 (-14%)	6mo	$538,900	$247	54
1071 Rockwood Way	0.36mi	3/3.5	2,893 (+14%)	9mo	$638,000	$221	48
1031 Starboard Way	0.68mi	3/2.0	2,308 (-9%)	8mo	$480,000	$208	45

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: -10.1%
• Equity multiple: 0.63×
• Total profit: $-45,399
• Equity at exit: $65,456

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-6,701
• Equity at exit: $37,957

Cash invested: $122,920 (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: 9.1×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,302
• Tax from tax record: −$213 /mo · $2,557/yr
• Insurance: −$183
• HOA: −$56
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $406

Break-even live

Break-even rent $3,486

Max offer price $439,000

Occupancy floor 85%

Sensitivity live

Price	-10% $654	-5% $530	+0% $406	+5% $282	+10% $157
Rent	-10% $90	-5% $248	+0% $406	+5% $564	+10% $722
Rate	-1.0pp $627	-0.5pp $518	base $406	+0.5pp $292	+1.0pp $176

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: $109,750
• Closing costs: $13,170
• 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	0.51mi

HOA detail

• Monthly dues: $56 · $672/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-19
   days on market $439,000 Active 84 DOM
2. 2026-06-18
   days on market $439,000 Active 83 DOM
3. 2026-06-17
   days on market $439,000 Active 82 DOM
4. 2026-06-16
   days on market $439,000 Active 81 DOM
5. 2026-06-15
   days on market $439,000 Active 80 DOM
6. 2026-06-14
   days on market $439,000 Active 78 DOM
7. 2026-06-13
   days on market $439,000 Active 77 DOM
8. 2026-06-10
   days on market $439,000 Active 75 DOM
9. 2026-06-09
   days on market $439,000 Active 74 DOM
10. 2026-06-08
    days on market $439,000 Active 73 DOM
11. 2026-06-07
    days on market $439,000 Active 72 DOM
12. 2026-06-03
    days on market $439,000 Active 68 DOM
13. 2026-06-02
    days on market $439,000 Active 67 DOM
14. 2026-06-01
    days on market $439,000 Active 66 DOM
15. 2026-05-31
    days on market $439,000 Active 65 DOM
16. 2026-05-30
    days on market $439,000 Active 64 DOM
17. 2026-05-06
    price $439,000 980-char remark

    Show marketing remark (980 chars)

    Located walking distance to a top-rated public charter school, this inviting home is located in the picture perfect neighborhood of Traditions with a community pool and beautiful surroundings. The home features 3 bedrooms, 2.5 baths, a bright breakfast room, and a versatile flex space currently used as a playroom but easily suited for a formal dining area or office. The oversized primary suite provides plenty of room to relax. The kitchen includes granite countertops and all appliances are included in the sale. Enjoy outdoor living on the welcoming front porch or private fenced in back patio area, with a professionally landscaped backyard with a cozy fire pit under the pines. A 2-car garage includes a separate workspace, perfect for hobbies or extra storage. Many residents enjoy the convenience of walking to school, adding to the strong sense of community. Sitting in the heart of Lake Oconee, access to lake life isn't far away. This is living made easy! Take a tour!

18. 2026-05-06
    price $439,000 980-char remark

    Show marketing remark (980 chars)

    Located walking distance to a top-rated public charter school, this inviting home is located in the picture perfect neighborhood of Traditions with a community pool and beautiful surroundings. The home features 3 bedrooms, 2.5 baths, a bright breakfast room, and a versatile flex space currently used as a playroom but easily suited for a formal dining area or office. The oversized primary suite provides plenty of room to relax. The kitchen includes granite countertops and all appliances are included in the sale. Enjoy outdoor living on the welcoming front porch or private fenced in back patio area, with a professionally landscaped backyard with a cozy fire pit under the pines. A 2-car garage includes a separate workspace, perfect for hobbies or extra storage. Many residents enjoy the convenience of walking to school, adding to the strong sense of community. Sitting in the heart of Lake Oconee, access to lake life isn't far away. This is living made easy! Take a tour!

19. 2026-03-26
    listed $460,000 Active 980-char remark

    Show marketing remark (980 chars)

    Located walking distance to a top-rated public charter school, this inviting home is located in the picture perfect neighborhood of Traditions with a community pool and beautiful surroundings. The home features 3 bedrooms, 2.5 baths, a bright breakfast room, and a versatile flex space currently used as a playroom but easily suited for a formal dining area or office. The oversized primary suite provides plenty of room to relax. The kitchen includes granite countertops and all appliances are included in the sale. Enjoy outdoor living on the welcoming front porch or private fenced in back patio area, with a professionally landscaped backyard with a cozy fire pit under the pines. A 2-car garage includes a separate workspace, perfect for hobbies or extra storage. Many residents enjoy the convenience of walking to school, adding to the strong sense of community. Sitting in the heart of Lake Oconee, access to lake life isn't far away. This is living made easy! Take a tour!

20. 2026-02-12
    listed $460,000 New 980-char remark

    Show marketing remark (980 chars)

    Located walking distance to a top-rated public charter school, this inviting home is located in the picture perfect neighborhood of Traditions with a community pool and beautiful surroundings. The home features 3 bedrooms, 2.5 baths, a bright breakfast room, and a versatile flex space currently used as a playroom but easily suited for a formal dining area or office. The oversized primary suite provides plenty of room to relax. The kitchen includes granite countertops and all appliances are included in the sale. Enjoy outdoor living on the welcoming front porch or private fenced in back patio area, with a professionally landscaped backyard with a cozy fire pit under the pines. A 2-car garage includes a separate workspace, perfect for hobbies or extra storage. Many residents enjoy the convenience of walking to school, adding to the strong sense of community. Sitting in the heart of Lake Oconee, access to lake life isn't far away. This is living made easy! Take a tour!

21. 2016-06-24
    soldstatus $229,900
22. 2016-06-24
    soldstatus $229,900
23. 2016-03-21
    listed $239,900

ⓘ 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: $2,557 · $213/mo
• Projected year-2 tax: $4,039 · $337/mo
• Expected delta: +$1,482/yr (+$124/mo · 58.0%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$24,591
• − Property taxes: −$2,557
• − Insurance: −$2,195
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$672
• − Depreciation: −$12,771
• Taxable loss: −$2,466
• Est. tax savings @ 24.0%: +$592
• After-tax cash flow: $5,462/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

+83.0% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $439,000 LCBR
• 2026-05-06 Price Changed $439,000 GAMLS
• 2026-03-26 Listed $460,000 LCBR
• 2026-02-12 Listed $460,000 GAMLS
• 2016-06-24 Sold (MLS) $229,900 LCBR
• 2016-06-24 Sold (MLS) $229,900 GAMLS
• 2016-03-21 Listed $239,900 LCBR

Property tax history

+2.5%/yr

Latest (2025): $2,557 · +1.6% YoY. Source: county tax records.