Hallmark Plan · Greensboro, GA 30642

$371,990

2 bd · 2.0 ba · 1,581 sqft · SingleFamily · 794 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 +15.6/30.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Condition / age +4.8/5.0
• 1% rule +4.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +0.8/10.0
• 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 793 days

Tags

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

🏗️ New construction. The $371,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $431,300.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $372k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $179 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $372k).
• Recommended offer: $327k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 0.7% 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: 643 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 295 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• At $4,000/mo this rent would consume 54% of the median local household income ($89k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 794 days — a 12% lower offer ($327k) 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 $327,351 (12.0% below list)

Questions for the listing agent

1. It's been on market 794 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: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 9.0

CMA / ARV

• ARV (median comp): $431,300
• List price: $371,990
• Delta: -13.75%
• 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%)	10mo	$417,000	$266	82
1000 Eight Knot Ct	0.19mi	2/2.0	1,596 (+1%)	10mo	$417,000	$261	82
1178 Cypress Way	0.48mi	2/2.0	1,550 (-2%)	2mo	$399,987	$258	72
1060 Askew Station Bnd	0.56mi	2/2.0	1,642 (+4%)	4mo	$420,000	$256	64
1061 Little Shoals Rd	0.28mi	2/2.0	1,770 (+12%)	5mo	$425,000	$240	63
1040 Creekwood Pl	0.44mi	2/2.0	1,704 (+8%)	5mo	$395,000	$232	63
1200 Summer Hollow Rd	0.37mi	2/2.0	1,390 (-12%)	0mo	$324,000	$233	62
1045 Cypress Way	0.73mi	2/2.0	1,550 (-2%)	2mo	$403,018	$260	61
1201 Summer Hollow Rd	0.36mi	2/2.0	1,438 (-9%)	10mo	$296,000	$206	60
1341 Crooked Creek Rd	0.51mi	2/2.0	1,702 (+8%)	8mo	$410,000	$241	57
1000 Askew Station Bnd	0.49mi	2/2.0	1,768 (+12%)	5mo	$394,000	$223	54
1090 Summer Station St	0.40mi	2/2.0	1,344 (-15%)	10mo	$314,900	$234	48

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: -13.4%
• Equity multiple: 0.52×
• Total profit: $-58,404
• Equity at exit: $64,308

10-year hold

• IRR: -4.5%
• Equity multiple: 0.70×
• Total profit: $-35,900
• Equity at exit: $37,291

Cash invested: $120,764 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 28 active · 7 under contract
• Months of supply: 11.2 mo (9%/mo absorbed)
• Median asking: $407,400 ($257/sqft)
• Median days on market: 66 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: +6.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30642

• Active inventory: 643
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,262
• Tax est. 1.5%: −$539 /mo · $6,470/yr
• Insurance: −$180
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $179

Break-even live

Break-even rent $3,773

Max offer price $431,300

Occupancy floor 91%

Sensitivity live

Price	-10% $477	-5% $328	+0% $179	+5% $30	+10% $-119
Rent	-10% $-137	-5% $21	+0% $179	+5% $337	+10% $495
Rate	-1.0pp $397	-0.5pp $289	base $179	+0.5pp $68	+1.0pp $-46

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: $107,825
• Closing costs: $12,939
• Club membership (one-time): —
• 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	62d	1	0.40mi

Listing history 50 events

1. 2026-08-08
   days on market $371,990 Active 794 DOM
2. 2026-08-07
   days on market $371,990 Active 793 DOM
3. 2026-08-06
   days on market $371,990 Active 792 DOM
4. 2026-08-05
   days on market $371,990 Active 791 DOM
5. 2026-08-04
   days on market $371,990 Active 790 DOM
6. 2026-08-03
   days on market $371,990 Active 789 DOM
7. 2026-07-31
   days on market $371,990 Active 786 DOM
8. 2026-07-29
   days on market $371,990 Active 784 DOM
9. 2026-07-27
   days on market $371,990 Active 782 DOM
10. 2026-07-25
    days on market $371,990 Active 780 DOM
11. 2026-07-24
    days on market $371,990 Active 779 DOM
12. 2026-07-23
    days on market $371,990 Active 778 DOM
13. 2026-07-22
    days on market $371,990 Active 777 DOM
14. 2026-07-21
    days on market $371,990 Active 776 DOM
15. 2026-07-18
    pricedays on market $371,990 Active 773 DOM
16. 2026-07-16
    days on market $370,990 Active 771 DOM
17. 2026-07-16
    days on market $370,990 Active 770 DOM
18. 2026-07-14
    days on market $370,990 Active 769 DOM
19. 2026-07-13
    days on market $370,990 Active 768 DOM
20. 2026-07-12
    days on market $370,990 Active 767 DOM
21. 2026-07-11
    days on market $370,990 Active 766 DOM
22. 2026-07-10
    days on market $370,990 Active 765 DOM
23. 2026-07-09
    days on market $370,990 Active 764 DOM
24. 2026-07-08
    days on market $370,990 Active 763 DOM
25. 2026-07-07
    days on market $370,990 Active 762 DOM
26. 2026-07-06
    days on market $370,990 Active 761 DOM
27. 2026-07-05
    days on market $370,990 Active 760 DOM
28. 2026-07-04
    days on market $370,990 Active 759 DOM
29. 2026-07-03
    days on market $370,990 Active 758 DOM
30. 2026-07-02
    days on market $370,990 Active 757 DOM
31. 2026-07-01
    days on market $370,990 Active 756 DOM
32. 2026-06-30
    days on market $370,990 Active 755 DOM
33. 2026-06-29
    days on market $370,990 Active 754 DOM
34. 2026-06-28
    days on market $370,990 Active 753 DOM
35. 2026-06-28
    days on market $370,990 Active 752 DOM
36. 2026-06-27
    days on market $370,990 Active 751 DOM
37. 2026-06-25
    days on market $370,990 Active 749 DOM
38. 2026-06-23
    days on market $370,990 Active 747 DOM
39. 2026-06-21
    days on market $370,990 Active 746 DOM
40. 2026-06-19
    days on market $370,990 Active 744 DOM
41. 2026-06-18
    days on market $370,990 Active 743 DOM
42. 2026-06-17
    days on market $370,990 Active 742 DOM
43. 2026-06-16
    days on market $370,990 Active 741 DOM
44. 2026-06-15
    days on market $370,990 Active 740 DOM
45. 2026-06-14
    days on market $370,990 Active 738 DOM
46. 2026-06-13
    days on market $370,990 Active 737 DOM
47. 2026-06-10
    days on market $370,990 Active 735 DOM
48. 2026-06-09
    days on market $370,990 Active 734 DOM
49. 2026-06-08
    days on market $370,990 Active 733 DOM
50. 2026-06-07
    days on market $370,990 Active 732 DOM

ⓘ 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: −$24,160
• − Property taxes: −$6,470
• − Insurance: −$2,157
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$12,547
• Taxable loss: −$5,012
• Est. tax savings @ 24.0%: +$1,203
• After-tax cash flow: $3,356/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. ↑

F Composite school gradezoned avg 8/100

Zoned Schools

Middle Anita White Carson Middle School F GA #424/470 Nat'l #13,186/14,009 High Greene County High School F GA #394/424 Nat'l #16,861/17,239

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

C Composite livability gradescore 64/100

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

• County: Greene · 17,835 people
• Population (ZIP): 14,884
• Household income: $89,394
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 2% of renters

---

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