1430 Buckhead Dr Unit 302

Greensboro, GA 30642

$1,995,000F

4 bd · 3.5 ba · 5,093 sqft · Built 1988 · SingleFamily · Active · 17 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,067/mo
• Mortgage (P&I): −$10,462
• Tax + insurance: −$3,325
• HOA: −$104
• Vac / Maint / Mgmt: −$434
• Net cashflow: $-12,258/mo
• Annual: $-147,101/yr
• Cap rate: -1.08%
• Cash-on-cash: -26.33%
• DSCR: -0.17
• 1% rule: 0.10%
• Cash to close: $558,600

Investor read

• This is a 4-bed/3.5-bath single-family listed at $2.00M. Condition is rated good.
• 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).
• It's been on market 17 days — a 2% lower offer ($1.97M) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $207k (89.6% below list) — sets the bar for 1% rule.
• 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.
• 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: 750 active listings in the ZIP; solid renter incomes; 295 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• Greene County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• 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.
• 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.

Questions for listing agent

• 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?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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?
• This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
• What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
• Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?