1071 Southern Pine Rd · Greensboro, GA 30642

$409,900

2 bd · 2.0 ba · 1,596 sqft · SingleFamily public records · 15 Days on market

Built 2018 6,970 sqft lot $257/sqft · at area comps Est $420k · at est. $380/mo HOA · 10% of rent ↓ 4% since listing

---

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 +17.6/30.0
• ARV discount +8.5/15.0
• DSCR +5.5/10.0
• 1% rule +4.8/10.0
• 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

If you’ve been watching Del Webb at Lake Oconee, this is one that actually makes sense. This is the Taft floorplan — one of the most popular layouts in the community, and not by accident. It’s known for being easy to live in. The right amount of space, no wasted square footage, and a layout that just works day to day. You’ve got 2 bedrooms, 2 bathrooms, a dedicated office, and a sunroom, all laid out across 1,596 square feet in a clean, functional way. Everything flows the way you want it to. The sunroom is a big advantage here. It gives you that second living space that a lot of buyers end up wishing they had after the fact, and it brings in great natural light overlooking the backyard. The office adds flexibility — whether that’s working from home, hobbies, or having a separate space when you need it. Overall, this is a very low-maintenance, easy-living setup that fits exactly what most buyers are looking for when they make the move to Del Webb. Where this one really stands out is when you line it up against what else is currently available. For a Taft with this layout and condition, this is one of the more approachable opportunities in the neighborhood right now. And then there’s the community itself — private marina, indoor and outdoor pools, fitness center, pickleball, tennis, and a full calendar of events. This is just as much about lifestyle as it is the home. If you’ve been trying to find the right entry point into Del Webb without stretching, this is one worth taking a serious look at.

Key facts

• Landscaped backyard
• Private marina
• Walk-in tub

Tags

• SUNROOM
• DEDICATED OFFICE
• LANDSCAPED BACKYARD
• WALK-IN TUB
• WHOLE-HOME WATER SOFTENER
• PRIVATE MARINA

Property features AI

Finance

• Other: Located in Del Webb at Lake Oconee
• HOA & community: Homeowners association with annual fee (approximately $4,560 / $380 monthly equivalent); Community amenities: clubhouse, pool, fitness center, gated entry, lake, tennis courts

Exterior

• Parking: Attached garage; RV access/parking
• Security: Security service
• Utilities: Public water; Public sewer; Underground utilities
• Home design: Single-family residence; One-story home
• Construction: Wood siding; Tile roof; Slab foundation; Built area above grade approximately 1,596 square feet
• Exterior features: Front porch; Community pool; Community clubhouse; Community fitness center; Gated community; Community lake; Community tennis courts

Interior

• Kitchen: Convection oven; Cooktop; Dishwasher; Microwave; Oven; Range; Refrigerator
• Bedrooms: 2 main-level bedrooms
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Convection oven; Cooktop; Dishwasher; Garbage disposal; Microwave; Oven; Range; Refrigerator; Washer; 5 total rooms
• Laundry & utility: Dedicated laundry room; Washer included

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $410k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (2.4% below list).
• Recommended offer: $400k (2.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $12k 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 15 days — a 2% lower offer ($404k) is reasonable based on typical stale-listing flexibility.
• 8 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 34% 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 $400,000 (2.4% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.98% ✗
• Cap rate: 7.24%
• Cash-on-cash: 3.38%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $419,533
• List price: $409,900
• Delta: -2.30%
• 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
1100 Southern Pine Rd	0.05mi	2/2.0	1,570 (-2%)	9mo	$417,000	$266	88
1000 Eight Knot Ct	0.13mi	2/2.0	1,596 (0%)	8mo	$417,000	$261	87
1061 Little Shoals Rd	0.16mi	2/2.0	1,770 (+11%)	3mo	$425,000	$240	71
1021 Branch Creek Way	0.10mi	2/2.0	1,776 (+11%)	11mo	$389,000	$219	68
1060 Askew Station Bnd	0.63mi	2/2.0	1,642 (+3%)	2mo	$420,000	$256	64
1070 Spring Station Rd	0.22mi	3/2.0 (+1)	1,700 (+6%)	12mo	$420,000	$247	64
1040 Creekwood Pl	0.48mi	2/2.0	1,704 (+7%)	3mo	$395,000	$232	64
1201 Summer Hollow Rd	0.46mi	2/2.0	1,438 (-10%)	9mo	$296,000	$206	55
1341 Crooked Creek Rd	0.61mi	2/2.0	1,702 (+7%)	7mo	$410,000	$241	55
1000 Askew Station Bnd	0.55mi	2/2.0	1,768 (+11%)	3mo	$394,000	$223	54
1218 Cypress Way	0.46mi	2/2.0	1,445 (-10%)	11mo	$418,448	$290	54
1290 Starboard Way	0.50mi	3/2.0 (+1)	1,444 (-10%)	9mo	$440,000	$305	48

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: -11.0%
• Equity multiple: 0.60×
• Total profit: $-45,776
• Equity at exit: $61,117

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-13,103
• Equity at exit: $35,441

Cash invested: $114,772 (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: 8.5×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$136 /mo · $1,638/yr
• Insurance: −$171
• HOA: −$380
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $323

Break-even live

Break-even rent $3,591

Max offer price $409,900

Occupancy floor 87%

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1021 Leeward Run Trl Greensboro, GA	2.0	2.0	1868	$4,000	$2.14	13d	1	0.28mi

HOA detail

• Monthly dues: $380 · $4,560/yr
• Likely covers: poolgym

Listing history 30 events

1. 2026-06-19
   days on market $409,900 Active 15 DOM
2. 2026-06-18
   days on market $409,900 Active 14 DOM
3. 2026-06-17
   days on market $409,900 Active 13 DOM
4. 2026-06-16
   days on market $409,900 Active 12 DOM
5. 2026-06-15
   days on market $409,900 Active 11 DOM
6. 2026-06-14
   days on market $409,900 Active 9 DOM
7. 2026-06-13
   days on market $409,900 Active 8 DOM
8. 2026-06-10
   days on market $409,900 Active 6 DOM
9. 2026-06-09
   days on market $409,900 Active 5 DOM
10. 2026-06-08
    days on market $409,900 Active 4 DOM
11. 2026-06-07
    days on marketlisting id $409,900 Active 3 DOM
12. 2026-06-03
    days on market $409,900 Active 78 DOM
13. 2026-06-02
    days on market $409,900 Active 77 DOM
14. 2026-06-01
    days on market $409,900 Active 76 DOM
15. 2026-05-31
    days on market $409,900 Active 75 DOM
16. 2026-05-30
    days on market $409,900 Active 74 DOM
17. 2026-04-16
    price $409,900 1573-char remark

    Show marketing remark (1527 chars)

    If you've been watching Del Webb at Lake Oconee, this is one that actually makes sense. This is the Taft floorplan - one of the most popular layouts in the community, and not by accident. It's known for being easy to live in. The right amount of space, no wasted square footage, and a layout that just works day to day. You've got 2 bedrooms, 2 bathrooms, a dedicated office, and a sunroom, all laid out across 1,596 square feet in a clean, functional way. Everything flows the way you want it to. The sunroom is a big advantage here. It gives you that second living space that a lot of buyers end up wishing they had after the fact, and it brings in great natural light overlooking the backyard. The office adds flexibility - whether that's working from home, hobbies, or having a separate space when you need it. Overall, this is a very low-maintenance, easy-living setup that fits exactly what most buyers are looking for when they make the move to Del Webb. Where this one really stands out is when you line it up against what else is currently available. For a Taft with this layout and condition, this is one of the more approachable opportunities in the neighborhood right now. And then there's the community itself - private marina, indoor and outdoor pools, fitness center, pickleball, tennis, and a full calendar of events. This is just as much about lifestyle as it is the home. If you've been trying to find the right entry point into Del Webb without stretching, this is one worth taking a serious look at.

18. 2026-04-16
    price $409,900 1527-char remark

    Show marketing remark (1527 chars)

    If you've been watching Del Webb at Lake Oconee, this is one that actually makes sense. This is the Taft floorplan - one of the most popular layouts in the community, and not by accident. It's known for being easy to live in. The right amount of space, no wasted square footage, and a layout that just works day to day. You've got 2 bedrooms, 2 bathrooms, a dedicated office, and a sunroom, all laid out across 1,596 square feet in a clean, functional way. Everything flows the way you want it to. The sunroom is a big advantage here. It gives you that second living space that a lot of buyers end up wishing they had after the fact, and it brings in great natural light overlooking the backyard. The office adds flexibility - whether that's working from home, hobbies, or having a separate space when you need it. Overall, this is a very low-maintenance, easy-living setup that fits exactly what most buyers are looking for when they make the move to Del Webb. Where this one really stands out is when you line it up against what else is currently available. For a Taft with this layout and condition, this is one of the more approachable opportunities in the neighborhood right now. And then there's the community itself - private marina, indoor and outdoor pools, fitness center, pickleball, tennis, and a full calendar of events. This is just as much about lifestyle as it is the home. If you've been trying to find the right entry point into Del Webb without stretching, this is one worth taking a serious look at.

19. 2026-03-18
    listed $425,000 Active 1573-char remark

    Show marketing remark (1573 chars)

    If you’ve been watching Del Webb at Lake Oconee, this is one that actually makes sense. This is the Taft floorplan — one of the most popular layouts in the community, and not by accident. It’s known for being easy to live in. The right amount of space, no wasted square footage, and a layout that just works day to day. You’ve got 2 bedrooms, 2 bathrooms, a dedicated office, and a sunroom, all laid out across 1,596 square feet in a clean, functional way. Everything flows the way you want it to. The sunroom is a big advantage here. It gives you that second living space that a lot of buyers end up wishing they had after the fact, and it brings in great natural light overlooking the backyard. The office adds flexibility — whether that’s working from home, hobbies, or having a separate space when you need it. Overall, this is a very low-maintenance, easy-living setup that fits exactly what most buyers are looking for when they make the move to Del Webb. Where this one really stands out is when you line it up against what else is currently available. For a Taft with this layout and condition, this is one of the more approachable opportunities in the neighborhood right now. And then there’s the community itself — private marina, indoor and outdoor pools, fitness center, pickleball, tennis, and a full calendar of events. This is just as much about lifestyle as it is the home. If you’ve been trying to find the right entry point into Del Webb without stretching, this is one worth taking a serious look at.

20. 2026-03-12
    listed $425,000 New 1527-char remark

    Show marketing remark (1527 chars)

    If you've been watching Del Webb at Lake Oconee, this is one that actually makes sense. This is the Taft floorplan - one of the most popular layouts in the community, and not by accident. It's known for being easy to live in. The right amount of space, no wasted square footage, and a layout that just works day to day. You've got 2 bedrooms, 2 bathrooms, a dedicated office, and a sunroom, all laid out across 1,596 square feet in a clean, functional way. Everything flows the way you want it to. The sunroom is a big advantage here. It gives you that second living space that a lot of buyers end up wishing they had after the fact, and it brings in great natural light overlooking the backyard. The office adds flexibility - whether that's working from home, hobbies, or having a separate space when you need it. Overall, this is a very low-maintenance, easy-living setup that fits exactly what most buyers are looking for when they make the move to Del Webb. Where this one really stands out is when you line it up against what else is currently available. For a Taft with this layout and condition, this is one of the more approachable opportunities in the neighborhood right now. And then there's the community itself - private marina, indoor and outdoor pools, fitness center, pickleball, tennis, and a full calendar of events. This is just as much about lifestyle as it is the home. If you've been trying to find the right entry point into Del Webb without stretching, this is one worth taking a serious look at.

21. 2026-01-05
    historical
22. 2025-12-01
    listed $424,900 New
23. 2025-11-28
    historical
24. 2025-09-18
    price $424,900
25. 2025-09-18
    price $424,900
26. 2025-07-16
    listed $429,000 Active
27. 2025-07-15
    historical
28. 2025-07-14
    listed $429,000 New
29. 2025-04-02
    listed $429,000 Active
30. 2025-02-13
    listed $429,000 New

ⓘ 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: $1,638 · $136/mo
• Projected year-2 tax: $3,771 · $314/mo
• Expected delta: +$2,133/yr (+$178/mo · 130.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 34% 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: $48,000
• − Mortgage interest: −$22,961
• − Property taxes: −$1,638
• − Insurance: −$2,050
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$4,560
• − Depreciation: −$11,924
• Taxable loss: −$2,813
• Est. tax savings @ 24.0%: +$675
• After-tax cash flow: $4,553/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

• 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

-4.5% since first listed

15 events — show timeline

• 2026-06-04 Listed $409,900 Hive MLS
• 2026-04-16 Price Changed $409,900 LCBR
• 2026-04-16 Price Changed $409,900 GAMLS
• 2026-03-18 Listed $425,000 LCBR
• 2026-03-12 Listed $425,000 GAMLS
• 2026-01-05 Listing Removed — GAMLS
• 2025-12-01 Listed $424,900 GAMLS
• 2025-11-28 Listing Removed — GAMLS
• 2025-09-18 Price Changed $424,900 LCBR
• 2025-09-18 Price Changed $424,900 GAMLS
• 2025-07-16 Listed $429,000 LCBR
• 2025-07-15 Listing Removed — GAMLS
• 2025-07-14 Listed $429,000 GAMLS
• 2025-04-02 Listed $429,000 LCBR
• 2025-02-13 Listed $429,000 GAMLS

Property tax history

-6.7%/yr

Latest (2025): $1,638 · -2.8% YoY. Source: county tax records.