420 W Richland Ave · Greensboro, GA 30642

$259,900

2 bd · 1.5 ba · 1,025 sqft · SingleFamily public records · 45 Days on market

Built 1982 0.82 ac lot $254/sqft · 41% above area Est $238k · 9% over

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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).

• Cash flow +10.4/30.0
• ARV discount +3.3/15.0
• Livability +3.2/5.0
• DSCR +3.0/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE HOUSING OPPORTUNITY, THIS IS IT! FEEL AS IF YOU'VE ESCAPED TO THE COUNTRY, WHILE STILL HAVING THE CONVENIENCE OF WALK-ABLE SHOPPING, DINING AND DOWNTOWN GREENSBORO AMENITIES. LOCATED ON A QUIET STREET, YOU ALSO STILL ARE ONLY MINUTES FROM I-20 AND LAKE OCONEE. BEAUTIFUL APPOINTMENTS THROUGHOUT INCLUDE RECLAIMED WOOD FLOORS, QUARTZ COUNTER TOPS, CUSTOM TILE, CUSTOM CABINETRY, CUSTOM LIGHTING THROUGHOUT, BARN DOORS, STAINLESS STEEL APPLIANCES AND CROWN MOLDING. NEW ROOF, NEW HVAC, NEW PLUMBING, SPRAY FOAM INSULATION AND NEW WINDOWS MAKE THIS HOME A SCORE! THIS FOUR SIDED BRICK RANCH ALSO BOASTS A SPACIOUS FRONT PORCH, PRIVATE BACK YARD, BEAUTIFUL TREES AND LANDSCAPING AND PLENTIFUL ENTERTAINING SPACE. THIS IS ONE THAT YOU DON'T WANT TO MISS!

Key facts

• 0.82 acre lot
• Built 1982
• Listed 45 days

Property features AI

Finance

• Other: Home warranty included
• HOA & community: No HOA

Exterior

• Parking: No designated parking
• Utilities: Public water; Septic tank sewer; Cable available; Electricity available; High-speed internet available
• Home design: Single-family residence; House; One story
• Construction: Built in 1982; Brick construction; Metal roof; Crawl space foundation
• Exterior features: Metal roof; Brick exterior; Lot approximately 0.82 acres; Lot features: Other

Interior

• Kitchen: Convection oven; Dishwasher; Microwave
• Bedrooms: 4 bedrooms on the main level
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Split bedroom plan; Tile baths; Walk-in closet(s); Updated/remodeled
• Laundry & utility: Laundry closet; Family room; Laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $236k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (31.2% below list).
• Recommended offer: $179k (31.2% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: 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) — 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 12% at this address vs 32% district-wide (-20 pts) — the specific schools serving this property underperform the Greene County average; the district grade overstates school quality for this exact location.
• 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 $2k of loan paydown is wiped out by about $8k 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 45 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $65k; list at $260k implies a 300% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $178,865 (31.2% 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. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
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: 0.69% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (median comp): $237,758
• List price: $259,900
• Delta: 9.31%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
414 W Richland Ave	0.09mi	3/1.0 (+1)	1,025 (0%)	23mo	$85,000	$83	70

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: -20.1%
• Equity multiple: 0.30×
• Total profit: $-50,925
• Equity at exit: $38,752

10-year hold

• IRR: -13.2%
• Equity multiple: 0.23×
• Total profit: $-56,035
• Equity at exit: $22,471

Cash invested: $72,772 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,789 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$78 /mo · $938/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-136

Break-even live

Break-even rent $1,961

Max offer price $235,809

Occupancy floor —

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Listing history 39 events

1. 2026-06-19
   days on market $259,900 Active 45 DOM
2. 2026-06-18
   days on market $259,900 Active 44 DOM
3. 2026-06-17
   days on market $259,900 Active 43 DOM
4. 2026-06-16
   days on market $259,900 Active 42 DOM
5. 2026-06-15
   days on market $259,900 Active 41 DOM
6. 2026-06-14
   days on market $259,900 Active 39 DOM
7. 2026-06-13
   days on market $259,900 Active 38 DOM
8. 2026-06-10
   days on market $259,900 Active 36 DOM
9. 2026-06-09
   days on market $259,900 Active 35 DOM
10. 2026-06-08
    days on market $259,900 Active 34 DOM
11. 2026-06-07
    days on market $259,900 Active 33 DOM
12. 2026-06-03
    days on market $259,900 Active 29 DOM
13. 2026-06-02
    days on market $259,900 Active 28 DOM
14. 2026-06-01
    days on market $259,900 Active 27 DOM
15. 2026-05-31
    days on market $259,900 Active 26 DOM
16. 2026-05-30
    days on market $259,900 Active 25 DOM
17. 2026-05-05
    listed $259,900 New 763-char remark

    Show marketing remark (761 chars)

    AFFORDABLE HOUSING OPPORTUNITY, THIS IS IT! FEEL AS IF YOU'VE ESCAPED TO THE COUNTRY, WHILE STILL HAVING THE CONVENIENCE OF WALK-ABLE SHOPPING, DINING AND DOWNTOWN GREENSBORO AMENITIES. LOCATED ON A QUIET STREET, YOU ALSO STILL ARE ONLY MINUTES FROM I-20 AND LAKE OCONEE. BEAUTIFUL APPOINTMENTS THROUGHOUT INCLUDE RECLAIMED WOOD FLOORS, QUARTZ COUNTER TOPS, CUSTOM TILE, CUSTOM CABINETRY, CUSTOM LIGHTING THROUGHOUT, BARN DOORS, STAINLESS STEEL APPLIANCES AND CROWN MOLDING. NEW ROOF, NEW HVAC, NEW PLUMBING, SPRAY FOAM INSULATION AND NEW WINDOWS MAKE THIS HOME A SCORE! THIS FOUR SIDED BRICK RANCH ALSO BOASTS A SPACIOUS FRONT PORCH, PRIVATE BACK YARD, BEAUTIFUL TREES AND LANDSCAPING AND PLENTIFUL ENTERTAINING SPACE. THIS IS ONE THAT YOU DON'T WANT TO MISS!

18. 2026-05-05
    listed $259,900 Active 761-char remark

    Show marketing remark (761 chars)

    AFFORDABLE HOUSING OPPORTUNITY, THIS IS IT! FEEL AS IF YOU'VE ESCAPED TO THE COUNTRY, WHILE STILL HAVING THE CONVENIENCE OF WALK-ABLE SHOPPING, DINING AND DOWNTOWN GREENSBORO AMENITIES. LOCATED ON A QUIET STREET, YOU ALSO STILL ARE ONLY MINUTES FROM I-20 AND LAKE OCONEE. BEAUTIFUL APPOINTMENTS THROUGHOUT INCLUDE RECLAIMED WOOD FLOORS, QUARTZ COUNTER TOPS, CUSTOM TILE, CUSTOM CABINETRY, CUSTOM LIGHTING THROUGHOUT, BARN DOORS, STAINLESS STEEL APPLIANCES AND CROWN MOLDING. NEW ROOF, NEW HVAC, NEW PLUMBING, SPRAY FOAM INSULATION AND NEW WINDOWS MAKE THIS HOME A SCORE! THIS FOUR SIDED BRICK RANCH ALSO BOASTS A SPACIOUS FRONT PORCH, PRIVATE BACK YARD, BEAUTIFUL TREES AND LANDSCAPING AND PLENTIFUL ENTERTAINING SPACE. THIS IS ONE THAT YOU DON'T WANT TO MISS!

19. 2026-04-29
    historical
20. 2026-04-17
    price $259,900
21. 2026-04-17
    price $259,900
22. 2026-03-06
    price $269,900
23. 2026-03-06
    price $269,900
24. 2026-02-27
    price $287,500
25. 2026-02-23
    price $287,500
26. 2026-02-06
    historical
27. 2026-01-27
    price $289,900
28. 2026-01-13
    price $289,900
29. 2026-01-13
    price $289,900
30. 2025-12-23
    price $295,900
31. 2025-12-23
    price $295,900
32. 2025-12-23
    price $295,900
33. 2025-11-06
    listed $299,900 Active
34. 2025-11-03
    listed $299,900 Active
35. 2025-10-30
    listed $299,900 New
36. 2025-04-14
    soldstatus $65,000
37. 2025-04-11
    soldstatus $65,000 Sold
38. 2025-02-03
    listed $99,900 New
39. 2007-04-26
    soldstatus $35,000

ⓘ 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: $938 · $78/mo
• Projected year-2 tax: $2,391 · $199/mo
• Expected delta: +$1,453/yr (+$121/mo · 154.9%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 17 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: $21,464
• − Mortgage interest: −$14,558
• − Property taxes: −$938
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,717
• − Management: −$1,717
• − Depreciation: −$7,561
• Taxable loss: −$6,327
• Est. tax savings @ 24.0%: +$1,519
• After-tax cash flow: $-118/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

+642.6% since first listed

23 events — show timeline

• 2026-05-05 Listed $259,900 LCBR
• 2026-05-05 Listed $259,900 GAMLS
• 2026-04-29 Listing Removed — GAMLS
• 2026-04-17 Price Changed $259,900 LCBR
• 2026-04-17 Price Changed $259,900 GAMLS
• 2026-03-06 Price Changed $269,900 LCBR
• 2026-03-06 Price Changed $269,900 GAMLS
• 2026-02-27 Price Changed $287,500 LCBR
• 2026-02-23 Price Changed $287,500 GAMLS
• 2026-02-06 Listing Removed — Hive MLS
• 2026-01-27 Price Changed $289,900 LCBR
• 2026-01-13 Price Changed $289,900 Hive MLS
• 2026-01-13 Price Changed $289,900 GAMLS
• 2025-12-23 Price Changed $295,900 Hive MLS
• 2025-12-23 Price Changed $295,900 LCBR
• 2025-12-23 Price Changed $295,900 GAMLS
• 2025-11-06 Listed $299,900 Hive MLS
• 2025-11-03 Listed $299,900 LCBR
• 2025-10-30 Listed $299,900 GAMLS
• 2025-04-14 Sold (Public Records) $65,000 Public Records
• 2025-04-11 Sold (MLS) $65,000 GAMLS
• 2025-02-03 Listed $99,900 GAMLS
• 2007-04-26 Sold (Public Records) $35,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $938 · +8.0% YoY. Source: county tax records.