1000 Chickasaw Chief Pl · Greensboro, GA 30642

$415,000

2 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 168 Days on market

Built 2019 6,969 sqft lot $276/sqft · 27% below area Est $567k · 27% under · waterfront

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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
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +4.6/10.0
• 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

Welcome to this meticulous Taft floor plan with amazing upgrades in Del Webb at Lake Oconee! This beautifully maintained 2019, single-owner 2BR/2BA + flex room home shines with LVP floors throughout, a sunroom/ screened porch, and a fully fenced backyard with beautiful flowers! Perfectly positioned on a private corner lot, the open layout flows into a chef-inspired kitchen with quartz countertops, upgraded cabinetry, oversized island, walk-in pantry, and premium appliances. The owner's suite is a true retreat with a spacious en-suite shower and walk in closet. French doors lead to a versatile flex space ideal for a home office, guest room, gym, or hobby room. Enjoy peaceful sunrises from the backyard and beautiful sunsets at the front-best of both worlds. An extra-large garage (larger than others in the community) offers exceptional space for tools, storage, or lake gear. The fenced yard provides privacy for entertaining or pets. Just minutes from shopping and dining, with resort-style Del Webb amenities including a lakefront pavilion with boat slips, indoor & outdoor pools, tennis, pickle ball, dog park, bocce, wooded trails, lawn care, and a full calendar of social events-all included in the HOA. Only 75 miles from Atlanta, this is more than a home, it's a *Lifestyle!* Give a call today to schedule your private tour. You will not be disappointed!

Key facts

• 6,969 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $415k.

Deal economics

• At list price, monthly cash flow is $669 ($8k/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 (3.6% below list).
• Recommended offer: $365k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 $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 168 days — a 12% lower offer ($365k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $291k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $365,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 168 days. Have you received any prior offers? Is the seller open to a 12% 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 0.96% ✗
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 8.6

CMA / ARV

• ARV (median comp): $567,235
• List price: $415,000
• Delta: -26.84%
• 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
1178 Cypress Way	0.31mi	2/2.0	1,550 (+3%)	1mo	$399,987	$258	80
1000 Eight Knot Ct	0.14mi	2/2.0	1,596 (+6%)	8mo	$417,000	$261	76
1045 Cypress Way	0.55mi	2/2.0	1,550 (+3%)	1mo	$403,018	$260	69
1201 Summer Hollow Rd	0.51mi	2/2.0	1,438 (-4%)	9mo	$296,000	$206	62
1041 Flat Rock St	0.55mi	2/2.0	1,342 (-11%)	2mo	$326,500	$243	55
1031 Flat Rock St	0.55mi	2/2.0	1,325 (-12%)	2mo	$335,000	$253	53
1060 Askew Station Bnd	0.67mi	2/2.0	1,642 (+9%)	2mo	$420,000	$256	52
1040 Creekwood Pl	0.52mi	2/2.0	1,704 (+13%)	3mo	$395,000	$232	51
1111 Summer Station St	0.53mi	2/2.0	1,282 (-15%)	0mo	$305,000	$238	50
1041 Summer Station St	0.48mi	2/2.0	1,309 (-13%)	8mo	$322,500	$246	49
1270 Summer Hollow Rd	0.58mi	2/2.0	1,282 (-15%)	7mo	$314,650	$245	42
1341 Crooked Creek Rd	0.67mi	2/2.0	1,702 (+13%)	7mo	$410,000	$241	41

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: -5.8%
• Equity multiple: 0.79×
• Total profit: $-24,836
• Equity at exit: $61,878

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $32,510
• Equity at exit: $35,882

Cash invested: $116,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,176
• Tax from tax record: −$142 /mo · $1,706/yr
• Insurance: −$173
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $669

Break-even live

Break-even rent $3,154

Max offer price $415,000

Occupancy floor 78%

Sensitivity live

Price	-10% $904	-5% $786	+0% $669	+5% $551	+10% $434
Rent	-10% $353	-5% $511	+0% $669	+5% $827	+10% $985
Rate	-1.0pp $878	-0.5pp $774	base $669	+0.5pp $561	+1.0pp $452

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: $103,750
• Closing costs: $12,450
• 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	0.21mi

Listing history 23 events

1. 2026-06-21
   pricestatusdays on market $415,000 Price Change 168 DOM
2. 2026-06-19
   days on market $418,000 Active 166 DOM
3. 2026-06-18
   days on market $418,000 Active 165 DOM
4. 2026-06-17
   days on market $418,000 Active 164 DOM
5. 2026-06-16
   days on market $418,000 Active 163 DOM
6. 2026-06-15
   days on market $418,000 Active 162 DOM
7. 2026-06-14
   days on market $418,000 Active 160 DOM
8. 2026-06-13
   days on market $418,000 Active 159 DOM
9. 2026-06-10
   days on market $418,000 Active 157 DOM
10. 2026-06-09
    days on market $418,000 Active 156 DOM
11. 2026-06-08
    days on market $418,000 Active 155 DOM
12. 2026-06-07
    days on market $418,000 Active 154 DOM
13. 2026-06-03
    days on market $418,000 Active 150 DOM
14. 2026-06-02
    days on market $418,000 Active 149 DOM
15. 2026-06-01
    days on market $418,000 Active 148 DOM
16. 2026-05-31
    days on market $418,000 Active 147 DOM
17. 2026-05-30
    days on market $418,000 Active 146 DOM
18. 2026-04-22
    price $420,000 1374-char remark

    Show marketing remark (1374 chars)

    Welcome to this meticulous Taft floor plan with amazing upgrades in Del Webb at Lake Oconee! This beautifully maintained 2019, single-owner 2BR/2BA + flex room home shines with LVP floors throughout, a sunroom/ screened porch, and a fully fenced backyard with beautiful flowers! Perfectly positioned on a private corner lot, the open layout flows into a chef-inspired kitchen with quartz countertops, upgraded cabinetry, oversized island, walk-in pantry, and premium appliances. The owner's suite is a true retreat with a spacious en-suite shower and walk in closet. French doors lead to a versatile flex space ideal for a home office, guest room, gym, or hobby room. Enjoy peaceful sunrises from the backyard and beautiful sunsets at the front-best of both worlds. An extra-large garage (larger than others in the community) offers exceptional space for tools, storage, or lake gear. The fenced yard provides privacy for entertaining or pets. Just minutes from shopping and dining, with resort-style Del Webb amenities including a lakefront pavilion with boat slips, indoor & outdoor pools, tennis, pickle ball, dog park, bocce, wooded trails, lawn care, and a full calendar of social events-all included in the HOA. Only 75 miles from Atlanta, this is more than a home, it's a *Lifestyle!* Give a call today to schedule your private tour. You will not be disappointed!

19. 2026-03-03
    price $425,000 1374-char remark

    Show marketing remark (1374 chars)

    Welcome to this meticulous Taft floor plan with amazing upgrades in Del Webb at Lake Oconee! This beautifully maintained 2019, single-owner 2BR/2BA + flex room home shines with LVP floors throughout, a sunroom/ screened porch, and a fully fenced backyard with beautiful flowers! Perfectly positioned on a private corner lot, the open layout flows into a chef-inspired kitchen with quartz countertops, upgraded cabinetry, oversized island, walk-in pantry, and premium appliances. The owner's suite is a true retreat with a spacious en-suite shower and walk in closet. French doors lead to a versatile flex space ideal for a home office, guest room, gym, or hobby room. Enjoy peaceful sunrises from the backyard and beautiful sunsets at the front-best of both worlds. An extra-large garage (larger than others in the community) offers exceptional space for tools, storage, or lake gear. The fenced yard provides privacy for entertaining or pets. Just minutes from shopping and dining, with resort-style Del Webb amenities including a lakefront pavilion with boat slips, indoor & outdoor pools, tennis, pickle ball, dog park, bocce, wooded trails, lawn care, and a full calendar of social events-all included in the HOA. Only 75 miles from Atlanta, this is more than a home, it's a *Lifestyle!* Give a call today to schedule your private tour. You will not be disappointed!

20. 2026-01-05
    listed $430,000 New 1374-char remark

    Show marketing remark (1374 chars)

    Welcome to this meticulous Taft floor plan with amazing upgrades in Del Webb at Lake Oconee! This beautifully maintained 2019, single-owner 2BR/2BA + flex room home shines with LVP floors throughout, a sunroom/ screened porch, and a fully fenced backyard with beautiful flowers! Perfectly positioned on a private corner lot, the open layout flows into a chef-inspired kitchen with quartz countertops, upgraded cabinetry, oversized island, walk-in pantry, and premium appliances. The owner's suite is a true retreat with a spacious en-suite shower and walk in closet. French doors lead to a versatile flex space ideal for a home office, guest room, gym, or hobby room. Enjoy peaceful sunrises from the backyard and beautiful sunsets at the front-best of both worlds. An extra-large garage (larger than others in the community) offers exceptional space for tools, storage, or lake gear. The fenced yard provides privacy for entertaining or pets. Just minutes from shopping and dining, with resort-style Del Webb amenities including a lakefront pavilion with boat slips, indoor & outdoor pools, tennis, pickle ball, dog park, bocce, wooded trails, lawn care, and a full calendar of social events-all included in the HOA. Only 75 miles from Atlanta, this is more than a home, it's a *Lifestyle!* Give a call today to schedule your private tour. You will not be disappointed!

21. 2026-01-04
    historical $430,000 1374-char remark

    Show marketing remark (1374 chars)

    Welcome to this meticulous Taft floor plan with amazing upgrades in Del Webb at Lake Oconee! This beautifully maintained 2019, single-owner 2BR/2BA + flex room home shines with LVP floors throughout, a sunroom/ screened porch, and a fully fenced backyard with beautiful flowers! Perfectly positioned on a private corner lot, the open layout flows into a chef-inspired kitchen with quartz countertops, upgraded cabinetry, oversized island, walk-in pantry, and premium appliances. The owner's suite is a true retreat with a spacious en-suite shower and walk in closet. French doors lead to a versatile flex space ideal for a home office, guest room, gym, or hobby room. Enjoy peaceful sunrises from the backyard and beautiful sunsets at the front-best of both worlds. An extra-large garage (larger than others in the community) offers exceptional space for tools, storage, or lake gear. The fenced yard provides privacy for entertaining or pets. Just minutes from shopping and dining, with resort-style Del Webb amenities including a lakefront pavilion with boat slips, indoor & outdoor pools, tennis, pickle ball, dog park, bocce, wooded trails, lawn care, and a full calendar of social events-all included in the HOA. Only 75 miles from Atlanta, this is more than a home, it's a *Lifestyle!* Give a call today to schedule your private tour. You will not be disappointed!

22. 2019-06-07
    soldstatus $291,400 881-char remark

    Show marketing remark (881 chars)

    Our Popular Taft Street floorplan - 2 Bedroom/2 Bath Cottage in our New Spring Collection of Homes! Features Huge Granite Kitchen Island Perfect for Entertaining, Stainless Whirlpool Appliances, Hardwood Floors & the most amazing view off of the covered lanai - no homes behind you! Two-Car Garage plus Above Garage Storage. Located on a Large Corner Homesite with landscaped backyard views. Enjoy all the conveniences Del Webb has to offer - HOA provided lawn maintenance, Clubhouse with indoor & outdoor pools, tennis, pickleball, yoga, billiards, basketball, crafts, water volleyball, Nautilus fitness center, croquet, bocce, horseshoes, bridge, mahjong, tai chi…. the list goes on! Cruise up to the Lakeside Pavilion in your custom cart - Golf Cart Community. On-site ramp, docks & boat storage! Don't Miss the Boat! Call to preview this home Today!

23. 2019-05-11
    listed $299,990 881-char remark

    Show marketing remark (881 chars)

    Our Popular Taft Street floorplan - 2 Bedroom/2 Bath Cottage in our New Spring Collection of Homes! Features Huge Granite Kitchen Island Perfect for Entertaining, Stainless Whirlpool Appliances, Hardwood Floors & the most amazing view off of the covered lanai - no homes behind you! Two-Car Garage plus Above Garage Storage. Located on a Large Corner Homesite with landscaped backyard views. Enjoy all the conveniences Del Webb has to offer - HOA provided lawn maintenance, Clubhouse with indoor & outdoor pools, tennis, pickleball, yoga, billiards, basketball, crafts, water volleyball, Nautilus fitness center, croquet, bocce, horseshoes, bridge, mahjong, tai chi…. the list goes on! Cruise up to the Lakeside Pavilion in your custom cart - Golf Cart Community. On-site ramp, docks & boat storage! Don't Miss the Boat! Call to preview this home Today!

ⓘ 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: $1,706 · $142/mo
• Projected year-2 tax: $3,818 · $318/mo
• Expected delta: +$2,112/yr (+$176/mo · 123.8%)

ⓘ 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 · 17 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: −$23,246
• − Property taxes: −$1,706
• − Insurance: −$2,075
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$12,073
• Taxable income: $1,220
• Est. tax owed @ 24.0%: −$293
• After-tax cash flow: $7,730/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

+40.0% since first listed

6 events — show timeline

• 2026-04-22 Price Changed $420,000 GAMLS
• 2026-03-03 Price Changed $425,000 GAMLS
• 2026-01-05 Listed $430,000 GAMLS
• 2026-01-04 Coming Soon $430,000 GAMLS
• 2019-06-07 Sold (MLS) $291,400 LCBR
• 2019-05-11 Listed $299,990 LCBR

Property tax history

+27.5%/yr

Latest (2025): $1,706 · -2.8% YoY. Source: county tax records.