1040 Chapel Cir · Greensboro, GA 30642

$89,990

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 32 Days on market

Built 1957 0.29 ac lot Est $175k · 49% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Greensboro Investor Special, great for a flip or a rental! Located in a quiet, established pocket of Greene County within close proximity to downtown Greensboro, this opportunity boasts strong upside in an area seeing consistent demand. Similar renovated homes nearby feature updated finishes, flexible open layouts, and modernized interiors, showing clear buyer expectations for the neighborhood. Positioned near local shops, restaurants, and with convenient access to I-20 and Athens, this location provides both small-town charm and commuter accessibility. Sitting on a manageable lot with room for outdoor improvement, this property can be repositioned to mirror nearby renovated homes with feat

Key facts

• Updated kitchens
• Open-concept living
• 0.29 acre lot

Tags

• CLOSE PROXIMITY TO DOWNTOWN
• CONVENIENT ACCESS TO I-20
• UPDATED KITCHENS
• STAINLESS STEEL APPLIANCES
• OPEN-CONCEPT LIVING
• REFRESHED LANDSCAPING

Property features AI

Finance

• Other: Lot size approximately 0.29 acres
• Financial info: Listing available for cash or other terms
• HOA & community: No HOA; No community features listed

Exterior

• Parking: Space for 2 vehicles; No special parking features listed
• Utilities: Public water; Septic tank sewer; Electricity available on property
• Home design: Single-family residence (house); Residential property; Fixer condition; Built in 1957
• Construction: Aluminum siding; Composition roof; 1000 square feet building area
• Exterior features: Other exterior features; Lot has no listed special features

Interior

• Kitchen: No appliances listed
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet flooring
• Bathrooms: One full bathroom on the main level
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features; One-level living
• Laundry & utility: Laundry described as 'Other'

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $923 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.6% 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; 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 $622 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $87,290 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.08% ✓
• Cap rate: 18.60%
• Cash-on-cash: 43.95%
• DSCR: 2.96
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $175,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1011 Horton Dr	0.18mi	3/2.0	1,077 (+8%)	10mo	$189,000	$175	66
108 Pinecrest Dr	0.51mi	3/1.0	1,075 (+8%)	10mo	$180,000	$167	56
1160 Siloam Rd	0.69mi	3/1.0	899 (-10%)	3mo	$170,000	$189	49

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: 40.9%
• Equity multiple: 2.75×
• Total profit: $44,177
• Equity at exit: $13,418

10-year hold

• IRR: 47.1%
• Equity multiple: 5.53×
• Total profit: $114,094
• Equity at exit: $7,781

Cash invested: $25,197 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,871 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $923

Break-even live

Break-even rent $703

Max offer price $89,990

Occupancy floor 46%

Sensitivity live

Price	-10% $974	-5% $948	+0% $923	+5% $897	+10% $872
Rent	-10% $775	-5% $849	+0% $923	+5% $997	+10% $1,071
Rate	-1.0pp $968	-0.5pp $946	base $923	+0.5pp $899	+1.0pp $876

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: $22,498
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $89,990 Active 32 DOM
2. 2026-06-18
   days on market $89,990 Active 31 DOM
3. 2026-06-17
   days on market $89,990 Active 30 DOM
4. 2026-06-16
   days on market $89,990 Active 29 DOM
5. 2026-06-15
   statusdays on market $89,990 Active 28 DOM
6. 2026-06-14
   days on market $89,990 Price Change 26 DOM
7. 2026-06-13
   pricestatusdays on market $89,990 Price Change 25 DOM
8. 2026-06-10
   days on market $99,990 Active 23 DOM
9. 2026-06-09
   days on market $99,990 Active 22 DOM
10. 2026-06-08
    days on market $99,990 Active 21 DOM
11. 2026-06-07
    days on market $99,990 Active 20 DOM
12. 2026-06-03
    days on market $99,990 Active 16 DOM
13. 2026-06-02
    days on market $99,990 Active 15 DOM
14. 2026-06-01
    statusdays on market $99,990 Active 14 DOM
15. 2026-05-31
    days on market $99,990 New 13 DOM
16. 2026-05-30
    days on market $99,990 New 12 DOM
17. 2026-05-18
    listed $99,990 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: $548 · $46/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$279/yr (+$23/mo · 51.0%)

ⓘ 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 ≥108°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: $22,449
• − Mortgage interest: −$5,041
• − Property taxes: −$548
• − Insurance: −$450
• − Repairs & maintenance: −$1,796
• − Management: −$1,796
• − Depreciation: −$2,618
• Taxable income: $10,200
• Est. tax owed @ 24.0%: −$2,448
• After-tax cash flow: $8,625/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

1 event — show timeline

• 2026-05-18 Listed $99,990 GAMLS

Property tax history

+7.9%/yr

Latest (2025): $548 · +11.7% YoY. Source: county tax records.