Mystique Plan · Greensboro, GA 30642

$439,990

2 bd · 2.0 ba · 1,809 sqft · SingleFamily · 886 Days on market

Excellent condition

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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 +11.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• 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 Mystique new home design has ample space in the Owner's Suite featuring a large bath and walk-in closet. Your guests will love the secondary bedroom with its own full bath. Enjoy the versatility of a flex room just off the foyer that can serve as an extra bedroom, study or office. Don't miss a beat in the kitchen, open to the café and gathering room.

Key facts

• Versatile flex room
• Large walk-in closet
• 2 garage spots

Tags

• LARGE WALK-IN CLOSET
• VERSATILE FLEX ROOM

🏗️ New construction. The $439,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $455,708.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $440k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $431k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $377k (14.2% below list).
• Recommended offer: $377k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 1.7% 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: 840 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 295 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• At $3,773/mo this rent would consume 51% 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 $14k 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 886 days — a 12% lower offer ($387k) 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 $377,312 (14.2% 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 886 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 0.83% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 10.1

CMA / ARV

• ARV (median comp): $455,708
• List price: $439,990
• Delta: -3.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1081 Spring Station Rd	0.14mi	2/2.0	1,693 (-6%)	0mo	$438,000	$259	83
1020 Chickasaw Chief Pl	0.18mi	2/2.0	1,674 (-8%)	2mo	$355,000	$212	78
1061 Little Shoals Rd	0.28mi	2/2.0	1,770 (-2%)	8mo	$425,000	$240	77
1011 Leeward Run Trl	0.37mi	2/2.0	1,859 (+3%)	8mo	$484,900	$261	71
1000 Askew Station Bnd	0.49mi	2/2.0	1,768 (-2%)	8mo	$394,000	$223	67
1040 Creekwood Pl	0.44mi	2/2.0	1,704 (-6%)	8mo	$395,000	$232	64
1000 Lone Oak Rd	0.55mi	2/2.0	1,933 (+7%)	6mo	$450,000	$233	58
1060 Askew Station Bnd	0.56mi	2/2.0	1,642 (-9%)	7mo	$420,000	$256	53
1372 Canoe Dr	0.65mi	2/2.0	1,900 (+5%)	10mo	$543,093	$286	53
1060 Lone Oak Rd	0.61mi	2/2.0	1,961 (+8%)	6mo	$3,000	$2	52
1178 Cypress Way	0.48mi	2/2.0	1,550 (-14%)	5mo	$399,987	$258	49
1045 Cypress Way	0.73mi	2/2.0	1,550 (-14%)	5mo	$403,018	$260	38

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: -18.9%
• Equity multiple: 0.34×
• Total profit: $-84,521
• Equity at exit: $67,947

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-87,189
• Equity at exit: $39,401

Cash invested: $127,598 (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: 33 active · 12 under contract
• Months of supply: 15.2 mo (7%/mo absorbed)
• Median asking: $449,900 ($248/sqft)
• Median days on market: 115 d
• This list price: 42% of active listings are priced below it
• ARV vs active asking: +1.6% 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: 840
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,773 medium
• Mortgage (P&I): −$2,390
• Tax est. 1.5%: −$570 /mo · $6,836/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$792
• Net cashflow: $-169

Break-even live

Break-even rent $3,986

Max offer price $431,321

Occupancy floor 99%

Sensitivity live

Price	-10% $146	-5% $-11	+0% $-169	+5% $-326	+10% $-483
Rent	-10% $-467	-5% $-318	+0% $-169	+5% $-19	+10% $130
Rate	-1.0pp $61	-0.5pp $-53	base $-169	+0.5pp $-287	+1.0pp $-407

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: $113,927
• Closing costs: $13,671
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 Leeward Run Trl Greensboro, GA	2.0	2.0	2000	$4,000	$2.00	0d	1	0.40mi
1021 Leeward Run Trl Greensboro, GA	2.0	2.0	1868	$4,000	$2.14	154d	1	0.40mi
1081 Starboard Dr Greensboro, GA	3.0	3.5	2355	$2,595	$1.10	43d	1	1.24mi
1091 Fairway Ridge Rd Greensboro, GA	3.0	2.5	2258	$3,200	$1.42	36d	1	1.41mi

Listing history 50 events

1. 2026-11-08
   days on market $439,990 Active 886 DOM
2. 2026-11-07
   days on market $439,990 Active 885 DOM
3. 2026-11-06
   days on market $439,990 Active 884 DOM
4. 2026-11-05
   days on market $439,990 Active 883 DOM
5. 2026-11-04
   days on market $439,990 Active 882 DOM
6. 2026-11-02
   days on market $439,990 Active 880 DOM
7. 2026-11-01
   days on market $439,990 Active 879 DOM
8. 2026-10-31
   days on market $439,990 Active 878 DOM
9. 2026-10-30
   days on market $439,990 Active 877 DOM
10. 2026-10-29
    days on market $439,990 Active 876 DOM
11. 2026-10-28
    days on market $439,990 Active 875 DOM
12. 2026-10-27
    days on market $439,990 Active 874 DOM
13. 2026-10-26
    days on market $439,990 Active 873 DOM
14. 2026-10-25
    days on market $439,990 Active 872 DOM
15. 2026-10-24
    days on market $439,990 Active 871 DOM
16. 2026-10-23
    days on market $439,990 Active 870 DOM
17. 2026-10-22
    days on market $439,990 Active 869 DOM
18. 2026-10-21
    days on market $439,990 Active 868 DOM
19. 2026-10-20
    days on market $439,990 Active 867 DOM
20. 2026-10-19
    days on market $439,990 Active 866 DOM
21. 2026-10-18
    days on market $439,990 Active 865 DOM
22. 2026-10-17
    days on market $439,990 Active 864 DOM
23. 2026-10-16
    days on market $439,990 Active 863 DOM
24. 2026-10-15
    days on market $439,990 Active 862 DOM
25. 2026-10-14
    days on market $439,990 Active 861 DOM
26. 2026-10-13
    days on market $439,990 Active 860 DOM
27. 2026-10-12
    days on market $439,990 Active 859 DOM
28. 2026-10-11
    days on market $439,990 Active 858 DOM
29. 2026-10-10
    days on market $439,990 Active 857 DOM
30. 2026-10-09
    days on market $439,990 Active 856 DOM
31. 2026-10-08
    days on market $439,990 Active 855 DOM
32. 2026-10-07
    days on market $439,990 Active 854 DOM
33. 2026-10-06
    days on market $439,990 Active 853 DOM
34. 2026-10-05
    days on market $439,990 Active 852 DOM
35. 2026-10-04
    days on market $439,990 Active 851 DOM
36. 2026-10-04
    days on market $439,990 Active 850 DOM
37. 2026-10-02
    days on market $439,990 Active 849 DOM
38. 2026-10-01
    days on market $439,990 Active 848 DOM
39. 2026-09-30
    days on market $439,990 Active 847 DOM
40. 2026-09-29
    days on market $439,990 Active 846 DOM
41. 2026-09-28
    days on market $439,990 Active 845 DOM
42. 2026-09-27
    days on market $439,990 Active 844 DOM
43. 2026-09-26
    days on market $439,990 Active 843 DOM
44. 2026-09-25
    days on market $439,990 Active 842 DOM
45. 2026-09-24
    days on market $439,990 Active 841 DOM
46. 2026-09-24
    days on market $439,990 Active 840 DOM
47. 2026-09-22
    days on market $439,990 Active 839 DOM
48. 2026-09-21
    days on market $439,990 Active 838 DOM
49. 2026-09-20
    days on market $439,990 Active 837 DOM
50. 2026-09-18
    days on market $439,990 Active 835 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: $45,277
• − Mortgage interest: −$25,527
• − Property taxes: −$6,836
• − Insurance: −$2,279
• − Repairs & maintenance: −$3,622
• − Management: −$3,622
• − Depreciation: −$13,257
• Taxable loss: −$9,865
• Est. tax savings @ 24.0%: +$2,368
• After-tax cash flow: $345/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 home is in excellent condition with modern amenities and a well-maintained exterior. It is move-in ready and would benefit from landscaping and smart home integration to further enhance its value.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both smart home integration — increases home's marketability and convenience ↑

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%
• 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

Price history

+3.1% since first listed

8 events — show timeline

• 2026-01-14 Price Changed $436,990 Zillow
• 2026-01-13 Price Changed $43,990 Zillow
• 2025-01-07 Price Changed $433,990 Zillow
• 2024-09-04 Price Changed $430,990 Zillow
• 2024-07-29 Price Changed $427,990 Zillow
• 2024-07-25 Price Changed $332,990 Zillow
• 2024-06-23 Price Changed $435,990 Zillow
• 2024-06-05 Listed $423,990 Zillow