1024 Cypress Way · Greensboro, GA 30642

$399,013

2 bd · 2.0 ba · 1,492 sqft · SingleFamily · 33 Days on market

Built 2026 Good condition Est $397k · at est.

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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 +18.8/30.0
• ARV discount +7.3/15.0
• DSCR +5.9/10.0
• 1% rule +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Contact Sales for Details

Key facts

• 2 garage spots
• Built 2026
• Listed 32 days

Property features AI

Finance

• Financial info: Listing status: Active; List price: $401,013

Exterior

• Parking: 2 total parking spaces; 2-car garage
• Home design: Single-family home (spec build)
• Exterior features: Living area approximately 1,492

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Spec new construction, Plan: Contour

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $399k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $403 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Recommended offer: $387k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 33 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.

Recommended offer $387,042 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.00% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $396,872
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1218 Cypress Way	0.19mi	2/2.0	1,445 (-3%)	11mo	$418,448	$290	77
1290 Starboard Way	0.33mi	3/2.0 (+1)	1,444 (-3%)	9mo	$440,000	$305	67
1100 Southern Pine Rd	0.62mi	2/2.0	1,570 (+5%)	9mo	$417,000	$266	55
1280 Starboard Way	0.32mi	2/2.0	1,278 (-14%)	9mo	$380,000	$297	53
1000 Eight Knot Ct	0.69mi	2/2.0	1,596 (+7%)	8mo	$417,000	$261	50
1031 Eight Knot Ct	0.69mi	2/2.0	1,422 (-5%)	14mo	$390,000	$274	49
1010 Chickasaw Chief Pl	0.59mi	2/2.0	1,568 (+5%)	23mo	$390,000	$249	45
1051 Southern Pine Rd	0.65mi	2/2.0	1,596 (+7%)	18mo	$385,000	$241	43
1010 Cottonwood Trc	0.72mi	2/2.0	1,596 (+7%)	20mo	$370,630	$232	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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-38,961
• Equity at exit: $59,494

10-year hold

• IRR: -0.1%
• Equity multiple: 0.99×
• Total profit: $-671
• Equity at exit: $34,499

Cash invested: $111,724 (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: 8.3×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $403

Break-even live

Break-even rent $3,490

Max offer price $399,013

Occupancy floor 85%

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: $99,753
• Closing costs: $11,970
• 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	0.52mi

Listing history 16 events

1. 2026-06-19
   days on market $399,013 Active 33 DOM
2. 2026-06-18
   days on market $399,013 Active 32 DOM
3. 2026-06-17
   days on market $399,013 Active 31 DOM
4. 2026-06-16
   days on market $399,013 Active 30 DOM
5. 2026-06-15
   days on market $399,013 Active 29 DOM
6. 2026-06-14
   days on market $399,013 Active 27 DOM
7. 2026-06-13
   days on market $399,013 Active 26 DOM
8. 2026-06-10
   days on market $399,013 Active 24 DOM
9. 2026-06-09
   days on market $399,013 Active 23 DOM
10. 2026-06-08
    days on market $399,013 Active 22 DOM
11. 2026-06-07
    days on market $399,013 Active 21 DOM
12. 2026-06-03
    days on market $399,013 Active 17 DOM
13. 2026-06-02
    days on market $399,013 Active 16 DOM
14. 2026-06-01
    days on market $399,013 Active 15 DOM
15. 2026-05-31
    days on market $399,013 Active 14 DOM
16. 2026-05-30
    days on market $399,013 Active 13 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$22,351
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$11,608
• Taxable loss: −$1,619
• Est. tax savings @ 24.0%: +$389
• After-tax cash flow: $5,219/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 · 1 photo

Good 80/100 Cosmetic rehab

This single-family home is in excellent condition with a good condition score of 80. It is move-in ready with minimal cosmetic updates needed to enhance its resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Resale Updating the kitchen backsplash — A fresh backsplash can add value and appeal to potential buyers.
• Both Installing smart home devices — Smart home devices can increase convenience and appeal to both buyers and renters.
• Resale Upgrading the flooring in bathrooms — Upgraded flooring can make bathrooms more appealing to potential buyers.
• Both Adding smart lighting fixtures — Smart lighting can enhance the home's ambiance and appeal to both buyers and renters.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers and renters.
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Updating the kitchen backsplash — A fresh backsplash can add value and appeal to potential buyers. ↑
• Both Installing smart home devices — Smart home devices can increase convenience and appeal to both buyers and renters. ↑
• Resale Upgrading the flooring in bathrooms — Upgraded flooring can make bathrooms more appealing to potential buyers. ↑
• Both Adding smart lighting fixtures — Smart lighting can enhance the home's ambiance and appeal to both buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers and renters. ↑
• Both Adding a smart thermostat — A smart thermostat can improve energy efficiency and comfort, attracting more potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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