Compass Plan · Greensboro, GA 30642

$358,990

2 bd · 2.0 ba · 1,403 sqft · SingleFamily · 716 Days on market

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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 +16.9/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• 1% rule +4.6/10.0
• 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

The Compass new home floor plan allows for an easy, flow-through layout from the foyer to the kitchen, keeping friends connected. Beautiful cabinetry and a large center island compliment the kitchen, while the café space nearby makes dining a breeze. A flex room could be used as a den or third bedroom.

Key facts

• Large center island
• Flex room as den
• 2 garage spots

Tags

• LARGE CENTER ISLAND
• FLEX ROOM AS DEN

🏗️ New construction. The $358,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $417,056.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $278 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $359k).
• Recommended offer: $316k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.1% 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 $13k 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 716 days — a 12% lower offer ($316k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $315,911 (12.0% below list)

Questions for the listing agent

1. It's been on market 716 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.96% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

• ARV (median comp): $417,056
• List price: $358,990
• Delta: -13.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1001 Summer Station St	0.32mi	2/2.0	1,397 (-0%)	12mo	$315,000	$225	74
1041 Flat Rock St	0.40mi	2/2.0	1,342 (-4%)	2mo	$326,500	$243	72
1201 Summer Hollow Rd	0.36mi	2/2.0	1,438 (+2%)	9mo	$296,000	$206	72
1031 Flat Rock St	0.41mi	2/2.0	1,325 (-6%)	2mo	$335,000	$253	70
1090 Summer Station St	0.40mi	2/2.0	1,344 (-4%)	9mo	$314,900	$234	67
1041 Summer Station St	0.36mi	2/2.0	1,309 (-7%)	8mo	$322,500	$246	66
1100 Southern Pine Rd	0.17mi	2/2.0	1,570 (+12%)	9mo	$417,000	$266	65
1000 Eight Knot Ct	0.19mi	2/2.0	1,596 (+14%)	8mo	$417,000	$261	61
1270 Summer Hollow Rd	0.43mi	2/2.0	1,282 (-9%)	7mo	$314,650	$245	60
1218 Cypress Way	0.58mi	2/2.0	1,445 (+3%)	11mo	$418,448	$290	58
1290 Starboard Way	0.63mi	3/2.0 (+1)	1,444 (+3%)	9mo	$440,000	$305	53
1280 Starboard Way	0.62mi	2/2.0	1,278 (-9%)	9mo	$380,000	$297	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: -11.8%
• Equity multiple: 0.57×
• Total profit: $-49,826
• Equity at exit: $62,184

10-year hold

• IRR: -2.6%
• Equity multiple: 0.83×
• Total profit: $-20,358
• Equity at exit: $36,059

Cash invested: $116,776 (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: 7.5×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,187
• Tax est. 1.5%: −$521 /mo · $6,256/yr
• Insurance: −$174
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $278

Break-even live

Break-even rent $3,648

Max offer price $417,056

Occupancy floor 88%

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: $104,264
• Closing costs: $12,512
• 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	0.40mi

Listing history 23 events

1. 2026-06-19
   days on market $358,990 Active 716 DOM
2. 2026-06-18
   days on market $358,990 Active 715 DOM
3. 2026-06-17
   days on market $358,990 Active 714 DOM
4. 2026-06-16
   days on market $358,990 Active 713 DOM
5. 2026-06-15
   days on market $358,990 Active 712 DOM
6. 2026-06-14
   days on market $358,990 Active 710 DOM
7. 2026-06-13
   days on market $358,990 Active 709 DOM
8. 2026-06-10
   days on market $358,990 Active 707 DOM
9. 2026-06-09
   days on market $358,990 Active 706 DOM
10. 2026-06-08
    days on market $358,990 Active 705 DOM
11. 2026-06-07
    days on market $358,990 Active 704 DOM
12. 2026-06-03
    days on market $358,990 Active 700 DOM
13. 2026-06-02
    days on market $358,990 Active 699 DOM
14. 2026-06-01
    days on market $358,990 Active 698 DOM
15. 2026-05-31
    days on market $358,990 Active 697 DOM
16. 2026-05-30
    days on market $358,990 Active 696 DOM
17. 2026-01-13
    price $358,990 310-char remark

    Show marketing remark (310 chars)

    The Compass new home floor plan allows for an easy, flow-through layout from the foyer to the kitchen, keeping friends connected. Beautiful cabinetry and a large center island compliment the kitchen, while the café space nearby makes dining a breeze. A flex room could be used as a den or third bedroom.

18. 2025-06-20
    status Active 310-char remark

    Show marketing remark (310 chars)

    The Compass new home floor plan allows for an easy, flow-through layout from the foyer to the kitchen, keeping friends connected. Beautiful cabinetry and a large center island compliment the kitchen, while the café space nearby makes dining a breeze. A flex room could be used as a den or third bedroom.

19. 2025-05-23
    historical 310-char remark

    Show marketing remark (310 chars)

    The Compass new home floor plan allows for an easy, flow-through layout from the foyer to the kitchen, keeping friends connected. Beautiful cabinetry and a large center island compliment the kitchen, while the café space nearby makes dining a breeze. A flex room could be used as a den or third bedroom.

20. 2025-01-07
    price $356,990 310-char remark

    Show marketing remark (310 chars)

    The Compass new home floor plan allows for an easy, flow-through layout from the foyer to the kitchen, keeping friends connected. Beautiful cabinetry and a large center island compliment the kitchen, while the café space nearby makes dining a breeze. A flex room could be used as a den or third bedroom.

21. 2024-09-24
    price $353,990 310-char remark

    Show marketing remark (310 chars)

    The Compass new home floor plan allows for an easy, flow-through layout from the foyer to the kitchen, keeping friends connected. Beautiful cabinetry and a large center island compliment the kitchen, while the café space nearby makes dining a breeze. A flex room could be used as a den or third bedroom.

22. 2024-08-26
    price $348,990 310-char remark

    Show marketing remark (310 chars)

    The Compass new home floor plan allows for an easy, flow-through layout from the foyer to the kitchen, keeping friends connected. Beautiful cabinetry and a large center island compliment the kitchen, while the café space nearby makes dining a breeze. A flex room could be used as a den or third bedroom.

23. 2024-06-05
    listed $338,990 Active 310-char remark

    Show marketing remark (310 chars)

    The Compass new home floor plan allows for an easy, flow-through layout from the foyer to the kitchen, keeping friends connected. Beautiful cabinetry and a large center island compliment the kitchen, while the café space nearby makes dining a breeze. A flex room could be used as a den or third bedroom.

ⓘ 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: $48,000
• − Mortgage interest: −$23,362
• − Property taxes: −$6,256
• − Insurance: −$2,085
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$12,133
• Taxable loss: −$3,515
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $4,178/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

+5.9% since first listed

7 events — show timeline

• 2026-01-13 Price Changed $358,990 Zillow
• 2025-06-20 Relisted — Zillow
• 2025-05-23 Delisted — Zillow
• 2025-01-07 Price Changed $356,990 Zillow
• 2024-09-24 Price Changed $353,990 Zillow
• 2024-08-26 Price Changed $348,990 Zillow
• 2024-06-05 Listed $338,990 Zillow