1024 Cypress Way · Greensboro, GA 30642

$385,013

2 bd · 2.0 ba · 1,492 sqft · SingleFamily · 105 Days on market

Built 2026 Good condition 2-car garage $258/sqft · 8% below area Est $418k · 8% under

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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 +20.4/30.0
• ARV discount +11.1/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Contact Sales for Details

Key facts

• 2 garage spots
• Built 2026
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $385k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $499 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $385k).
• Recommended offer: $350k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 1.1% 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); Greene County High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 420 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 8% at this address vs 32% district-wide (-24 pts) — the specific schools serving this property underperform the Greene County average; the district grade overstates school quality for this exact location.
• Market conditions: 744 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 295 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
• At $4,000/mo this rent would consume 54% of the median local household income ($89k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 105 days — a 9% lower offer ($350k) is reasonable based on typical stale-listing flexibility.

Recommended offer $350,361 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% 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. 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: 1.04% ✓
• Cap rate: 7.85%
• Cash-on-cash: 5.56%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

• ARV (median comp): $418,306
• List price: $385,013
• Delta: -7.96%
• 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
1158 Cypress Way	0.14mi	2/2.0	1,492 (0%)	1mo	$365,000	$245	93
1045 Cypress Way	0.04mi	2/2.0	1,550 (+4%)	4mo	$403,018	$260	89
1178 Cypress Way	0.30mi	2/2.0	1,550 (+4%)	4mo	$399,987	$258	76
1218 Cypress Way	0.19mi	2/2.0	1,445 (-3%)	14mo	$418,448	$290	74
1290 Starboard Way	0.33mi	3/2.0 (+1)	1,444 (-3%)	12mo	$440,000	$305	64
1280 Starboard Way	0.32mi	2/2.0	1,278 (-14%)	1mo	$317,000	$248	61
1100 Southern Pine Rd	0.62mi	2/2.0	1,570 (+5%)	12mo	$417,000	$266	53
1020 Chickasaw Chief Pl	0.60mi	2/2.0	1,674 (+12%)	0mo	$355,000	$212	51
1280 Starboard Way	0.32mi	2/2.0	1,278 (-14%)	12mo	$380,000	$297	51
1000 Eight Knot Ct	0.69mi	2/2.0	1,596 (+7%)	11mo	$417,000	$261	47
1031 Eight Knot Ct	0.69mi	2/2.0	1,422 (-5%)	17mo	$390,000	$274	46
1051 Southern Pine Rd	0.65mi	2/2.0	1,596 (+7%)	21mo	$385,000	$241	41

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-30,530
• Equity at exit: $57,407

10-year hold

• IRR: 1.9%
• Equity multiple: 1.14×
• Total profit: $14,606
• Equity at exit: $33,289

Cash invested: $107,804 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 21 active · 9 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $404,900 ($267/sqft)
• Median days on market: 85 d
• This list price: 43% of active listings are priced below it
• ARV vs active asking: +5.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30642

• Active inventory: 744
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,019
• Tax est. 1.5%: −$481 /mo · $5,775/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $499

Break-even live

Break-even rent $3,368

Max offer price $385,013

Occupancy floor 83%

Sensitivity live

Price	-10% $765	-5% $632	+0% $499	+5% $366	+10% $233
Rent	-10% $183	-5% $341	+0% $499	+5% $657	+10% $815
Rate	-1.0pp $693	-0.5pp $597	base $499	+0.5pp $399	+1.0pp $298

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: $96,253
• Closing costs: $11,550
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0d	1	0.52mi
1021 Leeward Run Trl Greensboro, GA	2.0	2.0	1868	$4,000	$2.14	109d	1	0.52mi

Property features AI

Finance

• Financial info: Listing status: ActiveList price: $401,013

Exterior

• Parking: 2 total parking spaces2-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

Listing history 50 events

1. 2026-08-30
   days on market $385,013 Active 105 DOM
2. 2026-08-29
   days on market $385,013 Active 104 DOM
3. 2026-08-28
   days on market $385,013 Active 103 DOM
4. 2026-08-27
   days on market $385,013 Active 102 DOM
5. 2026-08-25
   days on market $385,013 Active 100 DOM
6. 2026-08-24
   days on market $385,013 Active 99 DOM
7. 2026-08-23
   days on market $385,013 Active 98 DOM
8. 2026-08-22
   days on market $385,013 Active 97 DOM
9. 2026-08-21
   days on market $385,013 Active 96 DOM
10. 2026-08-20
    days on market $385,013 Active 95 DOM
11. 2026-08-19
    days on market $385,013 Active 94 DOM
12. 2026-08-18
    days on market $385,013 Active 93 DOM
13. 2026-08-17
    days on market $385,013 Active 92 DOM
14. 2026-08-16
    days on market $385,013 Active 91 DOM
15. 2026-08-15
    days on market $385,013 Active 90 DOM
16. 2026-08-14
    days on market $385,013 Active 89 DOM
17. 2026-08-13
    days on market $385,013 Active 88 DOM
18. 2026-08-12
    days on market $385,013 Active 87 DOM
19. 2026-08-11
    days on market $385,013 Active 86 DOM
20. 2026-08-10
    days on market $385,013 Active 85 DOM
21. 2026-08-09
    days on market $385,013 Active 84 DOM
22. 2026-08-08
    days on market $385,013 Active 83 DOM
23. 2026-08-07
    days on market $385,013 Active 82 DOM
24. 2026-08-06
    days on market $385,013 Active 81 DOM
25. 2026-08-05
    days on market $385,013 Active 80 DOM
26. 2026-08-04
    days on market $385,013 Active 79 DOM
27. 2026-08-03
    days on market $385,013 Active 78 DOM
28. 2026-07-31
    days on market $385,013 Active 75 DOM
29. 2026-07-29
    days on market $385,013 Active 73 DOM
30. 2026-07-27
    days on market $385,013 Active 71 DOM
31. 2026-07-25
    days on market $385,013 Active 69 DOM
32. 2026-07-24
    days on market $385,013 Active 68 DOM
33. 2026-07-23
    days on market $385,013 Active 67 DOM
34. 2026-07-22
    days on market $385,013 Active 66 DOM
35. 2026-07-21
    days on market $385,013 Active 65 DOM
36. 2026-07-18
    pricedays on market $385,013 Active 62 DOM
37. 2026-07-16
    days on market $384,013 Active 60 DOM
38. 2026-07-16
    days on market $384,013 Active 59 DOM
39. 2026-07-14
    days on market $384,013 Active 58 DOM
40. 2026-07-13
    days on market $384,013 Active 57 DOM
41. 2026-07-12
    days on market $384,013 Active 56 DOM
42. 2026-07-11
    days on market $384,013 Active 55 DOM
43. 2026-07-10
    days on market $384,013 Active 54 DOM
44. 2026-07-09
    days on market $384,013 Active 53 DOM
45. 2026-07-08
    days on market $384,013 Active 52 DOM
46. 2026-07-07
    days on market $384,013 Active 51 DOM
47. 2026-07-06
    days on market $384,013 Active 50 DOM
48. 2026-07-05
    days on market $384,013 Active 49 DOM
49. 2026-07-04
    days on market $384,013 Active 48 DOM
50. 2026-07-03
    days on market $384,013 Active 47 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: −$21,567
• − Property taxes: −$5,775
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$11,200
• Taxable loss: −$147
• Est. tax savings @ 24.0%: +$35
• After-tax cash flow: $6,027/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 Est. rehab $7,460–$22,380 screening

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. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 8/100

Zoned Schools

Middle Anita White Carson Middle School F GA #424/470 Nat'l #13,186/14,009 High Greene County High School F GA #394/424 Nat'l #16,861/17,239

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

C Composite livability gradescore 64/100

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

• County: Greene · 17,835 people
• Population (ZIP): 14,884
• Household income: $89,394
• Rent vs Own: 19.1% rent · 80.9% own
• Severe rent burden: 2% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Financial info: Listing status: ActiveList price: $401,013

Exterior

• Parking: 2 total parking spaces2-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