1111 Summer Station St · Greensboro, GA 30642

$315,000

2 bd · 2.0 ba · 1,282 sqft · SingleFamily public records · 19 Days on market

Built 2010 1,742 sqft lot $246/sqft · at area comps Est $324k · at est. $608/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 +23.7/30.0
• ARV discount +8.8/15.0
• 1% rule +7.7/10.0
• DSCR +7.6/10.0
• 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

Nestled inside the highly desirable Del Webb community at Lake Oconee, this charming Kenwood Villa offers the perfect blend of comfort, convenience, and carefree living. With 2 bedrooms, 2 full baths, and a beautiful sunroom, this open concept home flows from the moment you step through the door. This villa has been meticulously maintained and is move-in ready. Come enjoy low maintenance living in this darling home located on a private corner lot. Schedule your private showing today!

Key facts

• Sunroom
• Del webb community
• Private corner lot

Tags

• DEL WEBB COMMUNITY
• PRIVATE CORNER LOT
• SUNROOM
• OPEN CONCEPT HOME

Property features AI

Finance

• Other: Subdivision: Del Webb At Lake Oconee; Senior community
• Financial info: Initiation fee: 2100
• HOA & community: Has association; Annual association fee includes structure and grounds maintenance, private roads, security, and tennis; Community features: clubhouse, fitness center, gated entry, lake access, boat/camper/van parking, playground, pool, retirement community amenities, shared dock, sidewalks, street lights, tennis courts

Exterior

• Parking: Attached parking (2 spaces)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available; High-speed internet available
• Home design: Single-family house; One level; Resale property
• Construction: Built in 2010; Press board construction; Composition roof; Slab foundation
• Exterior features: Sprinkler system; Porch; Corner lot

Interior

• Kitchen: Pantry; Solid surface counters; Dishwasher; Disposal; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central electric air conditioning
• Interior features: Walk-in closet(s); Sun room; Mud room
• Laundry & utility: Washer and dryer included; Laundry area in mud room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $310k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.6% 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; 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 $2k of loan paydown is wiped out by about $9k 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 19 days — a 2% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago 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 $310,275 (1.5% 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. 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.
5. 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.
6. 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: 1.27% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 6.6

CMA / ARV

• ARV (median comp): $324,307
• List price: $315,000
• Delta: -2.87%
• 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
1031 Flat Rock St	0.08mi	2/2.0	1,325 (+3%)	2mo	$335,000	$253	89
1270 Summer Hollow Rd	0.11mi	2/2.0	1,282 (0%)	7mo	$314,650	$245	89
1041 Flat Rock St	0.08mi	2/2.0	1,342 (+5%)	2mo	$326,500	$243	87
1041 Summer Station St	0.06mi	2/2.0	1,309 (+2%)	8mo	$322,500	$246	87
1091 Summer Station St	0.02mi	2/2.0	1,282 (0%)	17mo	$312,500	$244	85
1090 Summer Station St	0.03mi	2/2.0	1,344 (+5%)	9mo	$314,900	$234	83
1211 Summer Hollow Rd	0.11mi	2/2.0	1,342 (+5%)	14mo	$310,000	$231	75
1001 Summer Station St	0.09mi	2/2.0	1,397 (+9%)	12mo	$315,000	$225	71
1200 Flat Rock St	0.14mi	2/2.0	1,382 (+8%)	14mo	$310,000	$224	69
1201 Summer Hollow Rd	0.12mi	2/2.0	1,438 (+12%)	9mo	$296,000	$206	67
1150 Summer Hollow Rd	0.16mi	2/2.0	1,473 (+15%)	16mo	$317,500	$216	54
1031 Eight Knot Ct	0.55mi	2/2.0	1,422 (+11%)	14mo	$390,000	$274	45

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-12,402
• Equity at exit: $46,968

10-year hold

• IRR: 6.0%
• Equity multiple: 1.45×
• Total profit: $39,776
• Equity at exit: $27,235

Cash invested: $88,200 (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: $4,000 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$167 /mo · $2,001/yr
• Insurance: −$131
• HOA: −$608
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $602

Break-even live

Break-even rent $3,238

Max offer price $315,000

Occupancy floor 80%

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: $78,750
• Closing costs: $9,450
• 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	0.75mi

HOA detail

• Monthly dues: $608 · $7,296/yr

Listing history 11 events

1. 2026-06-02
   status $315,000 Under Contract 19 DOM
2. 2026-06-01
   days on market $315,000 Active 19 DOM

   Show marketing remark (488 chars)

   Nestled inside the highly desirable Del Webb community at Lake Oconee, this charming Kenwood Villa offers the perfect blend of comfort, convenience, and carefree living. With 2 bedrooms, 2 full baths, and a beautiful sunroom, this open concept home flows from the moment you step through the door. This villa has been meticulously maintained and is move-in ready. Come enjoy low maintenance living in this darling home located on a private corner lot. Schedule your private showing today!

3. 2026-05-31
   days on market $315,000 Active 18 DOM
4. 2026-05-30
   days on market $315,000 Active 17 DOM
5. 2026-05-13
   listed $315,000 Active 488-char remark

   Show marketing remark (488 chars)

   Nestled inside the highly desirable Del Webb community at Lake Oconee, this charming Kenwood Villa offers the perfect blend of comfort, convenience, and carefree living. With 2 bedrooms, 2 full baths, and a beautiful sunroom, this open concept home flows from the moment you step through the door. This villa has been meticulously maintained and is move-in ready. Come enjoy low maintenance living in this darling home located on a private corner lot. Schedule your private showing today!

6. 2026-05-13
   listed $315,000 New 488-char remark

   Show marketing remark (488 chars)

   Nestled inside the highly desirable Del Webb community at Lake Oconee, this charming Kenwood Villa offers the perfect blend of comfort, convenience, and carefree living. With 2 bedrooms, 2 full baths, and a beautiful sunroom, this open concept home flows from the moment you step through the door. This villa has been meticulously maintained and is move-in ready. Come enjoy low maintenance living in this darling home located on a private corner lot. Schedule your private showing today!

7. 2016-08-29
   soldstatus $205,000
8. 2016-08-25
   soldstatus $205,000

   Show marketing remark (807 chars)

   Charming Kenwood Villa on a spacious corner lot with a larger yard! A covered patio was added to the home which creates a lovely back sitting area. This home also has a Sun Room with a tiled floor that opens to the back patio. Refrigerator, Ceiling Fans, & Window Treatments are included. Villas are the perfect "Lock & Leave" housing option: Irrigation system & irrigation water, Roof Maintenance, Exterior Maintenance, Gutter Cleaning, Termite Protection are all a part of the monthly dues. Fees also include complete lawn care, manned security, club house use, full time social director so there are always fun activities available, Boat Docks, Indoor & Outdoor Pools, Game Courts. This is more than a home-it is a safe, easy, & fun lifestyle. Don't miss this jewel.

9. 2016-08-25
   soldstatus $205,000

   Show marketing remark (807 chars)

   Charming Kenwood Villa on a spacious corner lot with a larger yard! A covered patio was added to the home which creates a lovely back sitting area. This home also has a Sun Room with a tiled floor that opens to the back patio. Refrigerator, Ceiling Fans, & Window Treatments are included. Villas are the perfect "Lock & Leave" housing option: Irrigation system & irrigation water, Roof Maintenance, Exterior Maintenance, Gutter Cleaning, Termite Protection are all a part of the monthly dues. Fees also include complete lawn care, manned security, club house use, full time social director so there are always fun activities available, Boat Docks, Indoor & Outdoor Pools, Game Courts. This is more than a home-it is a safe, easy, & fun lifestyle. Don't miss this jewel.

10. 2016-07-30
    listed $207,900

    Show marketing remark (807 chars)

    Charming Kenwood Villa on a spacious corner lot with a larger yard! A covered patio was added to the home which creates a lovely back sitting area. This home also has a Sun Room with a tiled floor that opens to the back patio. Refrigerator, Ceiling Fans, & Window Treatments are included. Villas are the perfect "Lock & Leave" housing option: Irrigation system & irrigation water, Roof Maintenance, Exterior Maintenance, Gutter Cleaning, Termite Protection are all a part of the monthly dues. Fees also include complete lawn care, manned security, club house use, full time social director so there are always fun activities available, Boat Docks, Indoor & Outdoor Pools, Game Courts. This is more than a home-it is a safe, easy, & fun lifestyle. Don't miss this jewel.

11. 2016-07-05
    listed $207,900

ⓘ 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: $2,001 · $167/mo
• Projected year-2 tax: $2,898 · $242/mo
• Expected delta: +$897/yr (+$75/mo · 44.8%)

ⓘ 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: −$17,645
• − Property taxes: −$2,001
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$7,296
• − Depreciation: −$9,164
• Taxable income: $2,639
• Est. tax owed @ 24.0%: −$633
• After-tax cash flow: $6,592/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

+46.7% since first listed

12 events — show timeline

• 2026-06-15 Sold (MLS) $305,000 GAMLS
• 2026-06-15 Sold (MLS) $305,000 LCBR
• 2026-06-11 Pending — LCBR
• 2026-06-01 Contingent — LCBR
• 2026-06-01 Pending — GAMLS
• 2026-05-13 Listed $315,000 LCBR
• 2026-05-13 Listed $315,000 GAMLS
• 2016-08-29 Sold (Public Records) $205,000 Public Records
• 2016-08-25 Sold (MLS) $205,000 GAMLS
• 2016-08-25 Sold (MLS) $205,000 LCBR
• 2016-07-30 Listed $207,900 LCBR
• 2016-07-05 Listed $207,900 GAMLS

Property tax history

+2.8%/yr

Latest (2025): $2,001 · -3.0% YoY. Source: county tax records.