Hallmark Plan · Greensboro, GA 30642

$370,990

2 bd · 2.0 ba · 1,581 sqft · SingleFamily · 744 Days on market

Excellent condition

---

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 +15.8/30.0
• ARV discount +7.5/15.0
• DSCR +4.9/10.0
• Condition / age +4.8/5.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Hallmark new home plan offers an efficient single-story layout with great flow from room to room. The centrally located kitchen lets you enjoy casual breakfasts in the café or sunlit covered lanai. Enjoy flex space that can serve as a den or home office. The unique layout provides for comfortable everyday living.

Key facts

• Sunlit covered lanai
• 2 garage spots
• Listed 743 days

Tags

• EFFICIENT SINGLE-STORY LAYOUT
• CENTRALLY LOCATED KITCHEN
• SUNLIT COVERED LANAI

🏗️ New construction. The $370,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $429,314.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $371k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $371k).
• Recommended offer: $326k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 744 days — a 12% lower offer ($326k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 30% 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 $326,471 (12.0% below list)

Questions for the listing agent

1. It's been on market 744 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. 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?
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: 0.93% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.93%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $429,314
• List price: $370,990
• Delta: -13.59%
• 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
1100 Southern Pine Rd	0.17mi	2/2.0	1,570 (-1%)	9mo	$417,000	$266	84
1000 Eight Knot Ct	0.19mi	2/2.0	1,596 (+1%)	8mo	$417,000	$261	83
1021 Branch Creek Way	0.10mi	2/2.0	1,776 (+12%)	11mo	$389,000	$219	66
1060 Askew Station Bnd	0.56mi	2/2.0	1,642 (+4%)	2mo	$420,000	$256	66
1061 Little Shoals Rd	0.28mi	2/2.0	1,770 (+12%)	3mo	$425,000	$240	64
1040 Creekwood Pl	0.44mi	2/2.0	1,704 (+8%)	3mo	$395,000	$232	64
1201 Summer Hollow Rd	0.36mi	2/2.0	1,438 (-9%)	9mo	$296,000	$206	61
1341 Crooked Creek Rd	0.51mi	2/2.0	1,702 (+8%)	7mo	$410,000	$241	58
1000 Askew Station Bnd	0.49mi	2/2.0	1,768 (+12%)	3mo	$394,000	$223	55
1218 Cypress Way	0.58mi	2/2.0	1,445 (-9%)	11mo	$418,448	$290	49
1090 Summer Station St	0.40mi	2/2.0	1,344 (-15%)	9mo	$314,900	$234	49
1290 Starboard Way	0.63mi	3/2.0 (+1)	1,444 (-9%)	9mo	$440,000	$305	44

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: -13.2%
• Equity multiple: 0.52×
• Total profit: $-57,208
• Equity at exit: $64,012

10-year hold

• IRR: -4.2%
• Equity multiple: 0.72×
• Total profit: $-33,733
• Equity at exit: $37,119

Cash invested: $120,208 (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: 7.7×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,251
• Tax est. 1.5%: −$537 /mo · $6,440/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $193

Break-even live

Break-even rent $3,756

Max offer price $429,314

Occupancy floor 90%

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: $107,328
• Closing costs: $12,879
• 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	0.40mi

Listing history 23 events

1. 2026-06-19
   days on market $370,990 Active 744 DOM
2. 2026-06-18
   days on market $370,990 Active 743 DOM
3. 2026-06-17
   days on market $370,990 Active 742 DOM
4. 2026-06-16
   days on market $370,990 Active 741 DOM
5. 2026-06-15
   days on market $370,990 Active 740 DOM
6. 2026-06-14
   days on market $370,990 Active 738 DOM
7. 2026-06-13
   days on market $370,990 Active 737 DOM
8. 2026-06-10
   days on market $370,990 Active 735 DOM
9. 2026-06-09
   days on market $370,990 Active 734 DOM
10. 2026-06-08
    days on market $370,990 Active 733 DOM
11. 2026-06-07
    days on market $370,990 Active 732 DOM
12. 2026-06-03
    days on market $370,990 Active 728 DOM
13. 2026-06-02
    days on market $370,990 Active 727 DOM
14. 2026-06-01
    days on market $370,990 Active 726 DOM
15. 2026-05-31
    days on market $370,990 Active 725 DOM
16. 2026-05-30
    days on market $370,990 Active 724 DOM
17. 2026-01-13
    price $370,990 325-char remark

    Show marketing remark (325 chars)

    The Hallmark new home plan offers an efficient single-story layout with great flow from room to room. The centrally located kitchen lets you enjoy casual breakfasts in the café or sunlit covered lanai. Enjoy flex space that can serve as a den or home office. The unique layout provides for comfortable everyday living.

18. 2025-01-07
    price $368,990 325-char remark

    Show marketing remark (325 chars)

    The Hallmark new home plan offers an efficient single-story layout with great flow from room to room. The centrally located kitchen lets you enjoy casual breakfasts in the café or sunlit covered lanai. Enjoy flex space that can serve as a den or home office. The unique layout provides for comfortable everyday living.

19. 2024-09-24
    price $365,990 325-char remark

    Show marketing remark (325 chars)

    The Hallmark new home plan offers an efficient single-story layout with great flow from room to room. The centrally located kitchen lets you enjoy casual breakfasts in the café or sunlit covered lanai. Enjoy flex space that can serve as a den or home office. The unique layout provides for comfortable everyday living.

20. 2024-09-24
    price $360,990 325-char remark

    Show marketing remark (325 chars)

    The Hallmark new home plan offers an efficient single-story layout with great flow from room to room. The centrally located kitchen lets you enjoy casual breakfasts in the café or sunlit covered lanai. Enjoy flex space that can serve as a den or home office. The unique layout provides for comfortable everyday living.

21. 2024-09-24
    price $365,990 325-char remark

    Show marketing remark (325 chars)

    The Hallmark new home plan offers an efficient single-story layout with great flow from room to room. The centrally located kitchen lets you enjoy casual breakfasts in the café or sunlit covered lanai. Enjoy flex space that can serve as a den or home office. The unique layout provides for comfortable everyday living.

22. 2024-08-26
    price $360,990 325-char remark

    Show marketing remark (325 chars)

    The Hallmark new home plan offers an efficient single-story layout with great flow from room to room. The centrally located kitchen lets you enjoy casual breakfasts in the café or sunlit covered lanai. Enjoy flex space that can serve as a den or home office. The unique layout provides for comfortable everyday living.

23. 2024-06-05
    listed $350,990 Active 325-char remark

    Show marketing remark (325 chars)

    The Hallmark new home plan offers an efficient single-story layout with great flow from room to room. The centrally located kitchen lets you enjoy casual breakfasts in the café or sunlit covered lanai. Enjoy flex space that can serve as a den or home office. The unique layout provides for comfortable everyday living.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 30% 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: −$24,048
• − Property taxes: −$6,440
• − Insurance: −$2,147
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$12,489
• Taxable loss: −$4,804
• Est. tax savings @ 24.0%: +$1,153
• After-tax cash flow: $3,470/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

Excellent 95/100 None rehab

This single-family home is in excellent condition with a modern kitchen, well-maintained bathrooms, and a good exterior. It is move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its curb appeal and value.

Value-add opportunities

• Resale Painting exterior siding — Fresh paint can enhance curb appeal and property value.
• Resale Landscaping improvements — Enhanced landscaping can attract more 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.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting exterior siding — Fresh paint can enhance curb appeal and property value. ↑
• Resale Landscaping improvements — Enhanced landscaping can attract more 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. ↑

ⓘ 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

+5.7% since first listed

7 events — show timeline

• 2026-01-13 Price Changed $370,990 Zillow
• 2025-01-07 Price Changed $368,990 Zillow
• 2024-09-24 Price Changed $365,990 Zillow
• 2024-09-24 Price Changed $360,990 Zillow
• 2024-09-24 Price Changed $365,990 Zillow
• 2024-08-26 Price Changed $360,990 Zillow
• 2024-06-05 Listed $350,990 Zillow