3412 Town Creek Cir · Greensboro, GA 30642

$149,900

2 bd · 2.0 ba · 1,120 sqft · Condo public records · 38 Days on market

Built 2006 $134/sqft · 9% above area Est $138k · 9% over $275/mo HOA · 15% of rent

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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 +24.3/30.0
• DSCR +7.8/10.0
• 1% rule +7.6/10.0
• ARV discount +3.6/15.0
• 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 Greensboro and welcome to Town Creek - where affordability, comfort and quality meet. Living at Town Creek offers convenience: proximity to I-20 and new retail offerings just south of the interstate as well as downtown Greensboro just to the north. This 2 bed/2 bath top floor unit itself offers tranquility - no footsteps above you, only one common wall and tree-lined views from your balcony and bedrooms. Whether you're a local working professional or someone seeking a retirement spot or even part-time resident who enjoys occasional stays near all that the Lake Oconee region has to offer, this unit gives you quality-grade construction, appliance and amenities to ensure that your days, weeks, weekends, months and/or years here don't cheat you on comfort. HVAC: 7 yrs | Water Heater: 4 yrs

Key facts

• Tree lined views
• Proximity to i-20
• New retail offerings

Tags

• TOP FLOOR UNIT
• TREE LINED VIEWS
• ONE COMMON WALL
• PROXIMITY TO I-20
• NEW RETAIL OFFERINGS
• DOWNTOWN GREENSBORO

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $302 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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; 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 $1k of loan paydown is wiped out by about $4k 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 38 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago; this cycle's ask has dropped $1.35M (90%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $145,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.26% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 6.6

CMA / ARV

• ARV (median comp): $138,083
• List price: $149,900
• Delta: 8.56%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-4,926
• Equity at exit: $22,351

10-year hold

• IRR: 6.7%
• Equity multiple: 1.50×
• Total profit: $20,983
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,887 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$65 /mo · $778/yr
• Insurance: −$62
• HOA: −$275
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $302

Break-even live

Break-even rent $1,504

Max offer price $149,900

Occupancy floor 79%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-05-14
   historical Active Under Contract 821-char remark

   Show marketing remark (817 chars)

   Welcome to Greensboro and welcome to Town Creek - where affordability, comfort and quality meet. Living at Town Creek offers convenience: proximity to I-20 and new retail offerings just south of the interstate as well as downtown Greensboro just to the north. This 2 bed/2 bath top floor unit itself offers tranquility - no footsteps above you, only one common wall and tree-lined views from your balcony and bedrooms. Whether you're a local working professional or someone seeking a retirement spot or even part-time resident who enjoys occasional stays near all that the Lake Oconee region has to offer, this unit gives you quality-grade construction, appliance and amenities to ensure that your days, weeks, weekends, months and/or years here don't cheat you on comfort. HVAC: 7 yrs Water Heater: 4 yrs

2. 2026-05-14
   historical Active Under Contract 817-char remark

   Show marketing remark (817 chars)

   Welcome to Greensboro and welcome to Town Creek - where affordability, comfort and quality meet. Living at Town Creek offers convenience: proximity to I-20 and new retail offerings just south of the interstate as well as downtown Greensboro just to the north. This 2 bed/2 bath top floor unit itself offers tranquility - no footsteps above you, only one common wall and tree-lined views from your balcony and bedrooms. Whether you're a local working professional or someone seeking a retirement spot or even part-time resident who enjoys occasional stays near all that the Lake Oconee region has to offer, this unit gives you quality-grade construction, appliance and amenities to ensure that your days, weeks, weekends, months and/or years here don't cheat you on comfort. HVAC: 7 yrs Water Heater: 4 yrs

3. 2026-04-13
   price $149,900 817-char remark

   Show marketing remark (817 chars)

   Welcome to Greensboro and welcome to Town Creek - where affordability, comfort and quality meet. Living at Town Creek offers convenience: proximity to I-20 and new retail offerings just south of the interstate as well as downtown Greensboro just to the north. This 2 bed/2 bath top floor unit itself offers tranquility - no footsteps above you, only one common wall and tree-lined views from your balcony and bedrooms. Whether you're a local working professional or someone seeking a retirement spot or even part-time resident who enjoys occasional stays near all that the Lake Oconee region has to offer, this unit gives you quality-grade construction, appliance and amenities to ensure that your days, weeks, weekends, months and/or years here don't cheat you on comfort. HVAC: 7 yrs Water Heater: 4 yrs

4. 2026-04-08
   listed $149,900 New 821-char remark

   Show marketing remark (817 chars)

   Welcome to Greensboro and welcome to Town Creek - where affordability, comfort and quality meet. Living at Town Creek offers convenience: proximity to I-20 and new retail offerings just south of the interstate as well as downtown Greensboro just to the north. This 2 bed/2 bath top floor unit itself offers tranquility - no footsteps above you, only one common wall and tree-lined views from your balcony and bedrooms. Whether you're a local working professional or someone seeking a retirement spot or even part-time resident who enjoys occasional stays near all that the Lake Oconee region has to offer, this unit gives you quality-grade construction, appliance and amenities to ensure that your days, weeks, weekends, months and/or years here don't cheat you on comfort. HVAC: 7 yrs Water Heater: 4 yrs

5. 2026-04-08
   listed $1,499,000 Active 817-char remark

   Show marketing remark (817 chars)

   Welcome to Greensboro and welcome to Town Creek - where affordability, comfort and quality meet. Living at Town Creek offers convenience: proximity to I-20 and new retail offerings just south of the interstate as well as downtown Greensboro just to the north. This 2 bed/2 bath top floor unit itself offers tranquility - no footsteps above you, only one common wall and tree-lined views from your balcony and bedrooms. Whether you're a local working professional or someone seeking a retirement spot or even part-time resident who enjoys occasional stays near all that the Lake Oconee region has to offer, this unit gives you quality-grade construction, appliance and amenities to ensure that your days, weeks, weekends, months and/or years here don't cheat you on comfort. HVAC: 7 yrs Water Heater: 4 yrs

6. 2023-05-19
   soldstatus $140,000
7. 2023-05-17
   soldstatus $140,000 Sold
8. 2023-05-17
   soldstatus $140,000
9. 2023-04-18
   status Under Contract
10. 2023-04-17
    listed $140,000
11. 2023-04-03
    price $140,000
12. 2023-03-12
    status Back On Market
13. 2023-02-28
    status Under Contract
14. 2023-02-09
    status Price Change
15. 2023-02-09
    price $145,000
16. 2023-02-06
    status Under Contract
17. 2023-02-02
    listed $140,000 New
18. 2019-10-28
    soldstatus $73,500
19. 2019-10-17
    soldstatus $73,500
20. 2019-10-17
    soldstatus $73,500
21. 2019-10-07
    listed $79,900

ⓘ 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: $778 · $65/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$602/yr (+$50/mo · 77.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,640
• − Mortgage interest: −$8,397
• − Property taxes: −$778
• − Insurance: −$750
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − HOA: −$3,300
• − Depreciation: −$4,361
• Taxable income: $1,433
• Est. tax owed @ 24.0%: −$344
• After-tax cash flow: $3,281/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

• Census place: Greensboro, GA
• 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

+87.6% since first listed

21 events — show timeline

• 2026-05-14 Contingent — GAMLS
• 2026-05-14 Contingent — FMLS
• 2026-04-13 Price Changed $149,900 FMLS
• 2026-04-08 Listed $1,499,000 FMLS
• 2026-04-08 Listed $149,900 GAMLS
• 2023-05-19 Sold (Public Records) $140,000 Public Records
• 2023-05-17 Sold (MLS) $140,000 LCBR
• 2023-05-17 Sold (MLS) $140,000 GAMLS
• 2023-04-18 Pending — GAMLS
• 2023-04-17 Listed $140,000 LCBR
• 2023-04-03 Price Changed $140,000 GAMLS
• 2023-03-12 Relisted — GAMLS
• 2023-02-28 Pending — GAMLS
• 2023-02-09 Relisted — GAMLS
• 2023-02-09 Price Changed $145,000 GAMLS
• 2023-02-06 Pending — GAMLS
• 2023-02-02 Listed $140,000 GAMLS
• 2019-10-28 Sold (Public Records) $73,500 Public Records
• 2019-10-17 Sold (MLS) $73,500 LCBR
• 2019-10-17 Sold (MLS) $73,500 GAMLS
• 2019-10-07 Listed $79,900 LCBR

Property tax history

+7.4%/yr

Latest (2025): $778 · -2.0% YoY. Source: county tax records.