1430 Buckhead Dr Unit 302 · Greensboro, GA 30642

$1,995,000

4 bd · 3.5 ba · 5,093 sqft · SingleFamily · 17 Days on market

Built 1988 Good condition 0.96 ac lot Garage $392/sqft · 32% below area Est $2.95M · 32% under · waterfront $104/mo HOA · 5% of rent

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Why this score? — see what drove the F 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).

• ARV discount +15.0/15.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +0.8/10.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

The best days start with quiet moments looking out over the lake and private, manicured grounds as the blue birds sing and hummingbirds tussle for a spot at the feeder. Locals say that the people who 1st built their homes on Lake Oconee chose the best sites, and this one is a true testament of that fact. Over 10' of water depth at the low maintenance dock, by the stone seawall that looks across to the multi-multi-million-dollar homes built in Reynolds Homestead Property. This ranch with bedroom up and terrace level down has 2 open porches and THREE sunroom areas. 4 bedrooms, 2 flex rooms, 3 full and one-half bath. It just feels loved. You need to see it in person.

Key facts

• Open porches
• Stone seawall
• Lake view

Tags

• LAKE VIEW
• PRIVATE MANICURED GROUNDS
• LOW MAINTENANCE DOCK
• STONE SEAWALL
• OPEN PORCHES
• SUNROOM AREAS

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $2.00M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-12k ($-147k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (88.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (89.6% below list).
• Recommended offer: $207k (89.6% below list) — sets the bar for 1% rule.
• Cap rate -1.1% vs local median 1.1% in Greensboro — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 744 active listings in the ZIP; solid renter incomes; 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 $14k of loan paydown is wiped out by about $60k 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 ($1.97M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $206,660 (89.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.10% ✗
• Cap rate: -1.08%
• Cash-on-cash: -26.33%
• DSCR: -0.17
• GRM: 80.4

CMA / ARV

• ARV (median comp): $2,950,000
• List price: $1,995,000
• Delta: -32.37%
• Verdict: UNDERPRICED
• Comps: 3 within 6.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2701 Parrotts Pointe Rd	1.30mi	4/3.5	5,027 (-1%)	6mo	$1,200,000	$239	58
2661 Parrotts Pointe Rd	1.21mi	4/5.0	5,315 (+4%)	2mo	$2,601,776	$490	50
1091 Hawthorne Hts	1.14mi	5/6.0 (+1)	5,077 (-0%)	12mo	$5,200,000	$1,024	39
1041 Amasa Ln	1.48mi	5/6.0 (+1)	5,300 (+4%)	14mo	$2,100,000	$396	31
1020 Hawthorne Hts	0.97mi	4/4.5	5,651 (+11%)	15mo	$3,625,000	$641	31
1031 Fish Trap Shls	0.86mi	5/5.5 (+1)	5,550 (+9%)	13mo	$4,000,000	$721	26
7061 Browns Ford Rd	0.97mi	5/5.5 (+1)	5,453 (+7%)	22mo	$4,546,500	$834	22

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: -76.5%
• Equity multiple: -0.98×
• Total profit: $-1,103,923
• Equity at exit: $297,461

10-year hold

• IRR: —
• Equity multiple: -2.52×
• Total profit: $-1,966,222
• Equity at exit: $172,491

Cash invested: $558,600 (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 →

Active competition Active MLS

• For sale now: 3 active
• Median asking: $2,895,000 ($561/sqft)
• Median days on market: 34 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +3.2% 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: 744
• Price-to-rent: 80.4×

Monthly cashflow live

• Estimated rent: $2,067 medium
• Mortgage (P&I): −$10,462
• Tax est. 1.5%: −$2,494 /mo · $29,925/yr
• Insurance: −$831
• HOA: −$104
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $-12,258

Break-even live

Break-even rent $17,584

Max offer price $221,193

Occupancy floor —

Sensitivity live

Price	-10% $-10,880	-5% $-11,569	+0% $-12,258	+5% $-12,948	+10% $-13,637
Rent	-10% $-12,422	-5% $-12,340	+0% $-12,258	+5% $-12,177	+10% $-12,095
Rate	-1.0pp $-11,254	-0.5pp $-11,751	base $-12,258	+0.5pp $-12,775	+1.0pp $-13,301

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: $498,750
• Closing costs: $59,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Property in Deerfield subdivisionCovenants and restrictions apply
• HOA & community: Community association with feesAssociation fee includes management and other services

Exterior

• Parking: Attached garage4 parking spaces total3 slips (boat slips)
• Utilities: Public water and shared wellSeptic tankPropane
• Home design: Single-family residenceHouse structureBuilt in 1988Resale property
• Construction: Composition roofOther construction materials
• Exterior features: BalconyDeckPatioPorchFenced yardLevel lotLakefront frontage with private lake access and seawall (Lake Oconee)

Interior

• Kitchen: DishwasherDouble ovenRefrigeratorWater softenerBreakfast bar
• Bedrooms: 4 bedrooms total2 bedrooms on the main level1 bedroom on the lower level
• Flooring: HardwoodCarpet
• Bathrooms: 3 full bathrooms1 half bathroom2 bathrooms on the main level1 full bathroom on the lower level
• Heating & cooling: Central heating and coolingElectric systemsHeat pumpOther heating/cooling systems
• Interior features: Two levelsAppraiser-determined living areaFull basementDen and sun roomDining and living room combinedBreakfast barGas-started masonry fireplace in the family room
• Laundry & utility: Laundry area (other features)

HOA detail $104/mo · $1,248/yr

• Likely covers: waterlandscaping

Listing history 10 events

1. 2026-06-10
   days on market $1,995,000 Active 17 DOM
2. 2026-06-09
   days on market $1,995,000 Active 16 DOM
3. 2026-06-08
   days on market $1,995,000 Active 15 DOM
4. 2026-06-07
   statusdays on market $1,995,000 Active 14 DOM
5. 2026-06-03
   days on market $1,995,000 New 10 DOM
6. 2026-06-02
   days on market $1,995,000 New 9 DOM
7. 2026-06-01
   days on market $1,995,000 New 8 DOM
8. 2026-05-31
   days on market $1,995,000 New 7 DOM
9. 2026-05-30
   days on market $1,995,000 New 6 DOM
10. 2026-05-23
    listed $1,995,000 New

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $24,799
• − Mortgage interest: −$111,751
• − Property taxes: −$29,925
• − Insurance: −$9,975
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − HOA: −$1,248
• − Depreciation: −$58,036
• Taxable loss: −$190,104
• Est. tax savings @ 24.0%: +$45,625
• After-tax cash flow: $-101,476/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 · 30 photos

Good 80/100 Cosmetic rehab Est. rehab $25,465–$76,395 screening

This well-maintained home with a lake view and modern updates is ready for a new owner.

Value-add opportunities

• Resale update kitchen appliances — modernize kitchen ↑
• Both install smart home features — attracts buyers and renters ↑
• Resale paint interior walls — enhances curb appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

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

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Property in Deerfield subdivisionCovenants and restrictions apply
• HOA & community: Community association with feesAssociation fee includes management and other services

Exterior

• Parking: Attached garage4 parking spaces total3 slips (boat slips)
• Utilities: Public water and shared wellSeptic tankPropane
• Home design: Single-family residenceHouse structureBuilt in 1988Resale property
• Construction: Composition roofOther construction materials
• Exterior features: BalconyDeckPatioPorchFenced yardLevel lotLakefront frontage with private lake access and seawall (Lake Oconee)

Interior

• Kitchen: DishwasherDouble ovenRefrigeratorWater softenerBreakfast bar
• Bedrooms: 4 bedrooms total2 bedrooms on the main level1 bedroom on the lower level
• Flooring: HardwoodCarpet
• Bathrooms: 3 full bathrooms1 half bathroom2 bathrooms on the main level1 full bathroom on the lower level
• Heating & cooling: Central heating and coolingElectric systemsHeat pumpOther heating/cooling systems
• Interior features: Two levelsAppraiser-determined living areaFull basementDen and sun roomDining and living room combinedBreakfast barGas-started masonry fireplace in the family room
• Laundry & utility: Laundry area (other features)