1011 Creekwood Pl · Greensboro, GA 30642

$399,900

2 bd · 2.0 ba · 1,887 sqft · SingleFamily public records · 111 Days on market

Built 2010 8,712 sqft lot $212/sqft · 14% below area Est $465k · 14% under $32/mo HOA · 1% of rent ↓ 4% since listing

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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 +23.2/30.0
• ARV discount +13.8/15.0
• DSCR +7.4/10.0
• 1% rule +5.0/10.0
• 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 MLS

SINGLE-LEVEL DEL WEBB LAKE OCONEE HOME - "just the right size" and in immaculate condition, this easy-access home is located in the heart of this gated community with access to all the wonderful amenities. Great lot with private back yard and appealing covered patio. Inside features an open floor plan with hardwood flooring, a custom kitchen with a breakfast bar/area, and stainless-steel appliances. Living room with fireplace, study, luxurious master bedroom suite with tray ceiling, and an additional bedroom/bathroom. Affordable and comfortable Del Webb home waiting for its new owners!

Key facts

• Gated community
• Custom kitchen
• Open floor plan

Tags

• GATED COMMUNITY
• PRIVATE BACK YARD
• COVERED PATIO
• OPEN FLOOR PLAN
• CUSTOM KITCHEN
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $364k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 111 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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, 35% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 111 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.00% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.74%
• DSCR: 1.34
• GRM: 8.3

CMA / ARV

• ARV (median comp): $464,601
• List price: $399,900
• Delta: -13.93%
• 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
1000 Askew Station Bnd	0.13mi	2/2.0	1,768 (-6%)	3mo	$394,000	$223	81
1000 Lone Oak Rd	0.30mi	2/2.0	1,933 (+2%)	1mo	$450,000	$233	81
1040 Creekwood Pl	0.04mi	2/2.0	1,704 (-10%)	3mo	$395,000	$232	79
1060 Lone Oak Rd	0.36mi	2/2.0	1,961 (+4%)	2mo	$3,000	$2	75
1080 Delcove Way	0.11mi	3/2.0 (+1)	2,084 (+10%)	4mo	$417,000	$200	69
1060 Askew Station Bnd	0.19mi	2/2.0	1,642 (-13%)	2mo	$420,000	$256	68
1061 Little Shoals Rd	0.48mi	2/2.0	1,770 (-6%)	3mo	$425,000	$240	64
1341 Crooked Creek Rd	0.37mi	2/2.0	1,702 (-10%)	7mo	$410,000	$241	61
1372 Canoe Dr	0.73mi	2/2.0	1,900 (+1%)	5mo	$543,093	$286	60
1011 Leeward Run Trl	0.74mi	2/2.0	1,859 (-2%)	4mo	$484,900	$261	60
1041 Lone Oak Rd	0.33mi	3/2.0 (+1)	2,096 (+11%)	7mo	$499,000	$238	55
1241 Crooked Creek Rd	0.41mi	3/2.0 (+1)	2,096 (+11%)	5mo	$495,000	$236	53

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-18,948
• Equity at exit: $59,626

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $42,156
• Equity at exit: $34,576

Cash invested: $111,972 (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): −$2,097
• Tax from tax record: −$142 /mo · $1,705/yr
• Insurance: −$167
• HOA: −$32
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $722

Break-even live

Break-even rent $3,086

Max offer price $399,900

Occupancy floor 77%

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: $99,975
• Closing costs: $11,997
• 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	0.74mi

HOA detail

• Monthly dues: $32 · $384/yr
• Likely covers: security

Listing history 22 events

1. 2026-06-19
   days on market $399,900 Active 111 DOM
2. 2026-06-18
   days on market $399,900 Active 110 DOM
3. 2026-06-17
   days on market $399,900 Active 109 DOM
4. 2026-06-16
   days on market $399,900 Active 108 DOM
5. 2026-06-15
   days on market $399,900 Active 107 DOM
6. 2026-06-14
   days on market $399,900 Active 105 DOM
7. 2026-06-13
   days on market $399,900 Active 104 DOM
8. 2026-06-10
   days on market $399,900 Active 102 DOM
9. 2026-06-09
   days on market $399,900 Active 101 DOM
10. 2026-06-08
    days on market $399,900 Active 100 DOM
11. 2026-06-07
    days on market $399,900 Active 99 DOM
12. 2026-06-03
    days on market $399,900 Active 95 DOM
13. 2026-06-02
    days on market $399,900 Active 94 DOM
14. 2026-06-01
    days on market $399,900 Active 93 DOM
15. 2026-05-31
    days on market $399,900 Active 92 DOM
16. 2026-05-30
    days on market $399,900 Active 91 DOM
17. 2026-04-07
    price $399,900 602-char remark

    Show marketing remark (602 chars)

    SINGLE-LEVEL DEL WEBB LAKE OCONEE HOME - "just the right size" and in immaculate condition, this easy-access home is located in the heart of this gated community with access to all the wonderful amenities. Great lot with private back yard and appealing covered patio. Inside features an open floor plan with hardwood flooring, a custom kitchen with a breakfast bar/area, and stainless-steel appliances. Living room with fireplace, study, luxurious master bedroom suite with tray ceiling, and an additional bedroom/bathroom. Affordable and comfortable Del Webb home waiting for its new owners!

18. 2026-04-07
    price $399,900 602-char remark

    Show marketing remark (602 chars)

    SINGLE-LEVEL DEL WEBB LAKE OCONEE HOME - "just the right size" and in immaculate condition, this easy-access home is located in the heart of this gated community with access to all the wonderful amenities. Great lot with private back yard and appealing covered patio. Inside features an open floor plan with hardwood flooring, a custom kitchen with a breakfast bar/area, and stainless-steel appliances. Living room with fireplace, study, luxurious master bedroom suite with tray ceiling, and an additional bedroom/bathroom. Affordable and comfortable Del Webb home waiting for its new owners!

19. 2026-04-07
    price $399,000 602-char remark

    Show marketing remark (602 chars)

    SINGLE-LEVEL DEL WEBB LAKE OCONEE HOME - "just the right size" and in immaculate condition, this easy-access home is located in the heart of this gated community with access to all the wonderful amenities. Great lot with private back yard and appealing covered patio. Inside features an open floor plan with hardwood flooring, a custom kitchen with a breakfast bar/area, and stainless-steel appliances. Living room with fireplace, study, luxurious master bedroom suite with tray ceiling, and an additional bedroom/bathroom. Affordable and comfortable Del Webb home waiting for its new owners!

20. 2026-04-07
    price $399,000 602-char remark

    Show marketing remark (602 chars)

    SINGLE-LEVEL DEL WEBB LAKE OCONEE HOME - "just the right size" and in immaculate condition, this easy-access home is located in the heart of this gated community with access to all the wonderful amenities. Great lot with private back yard and appealing covered patio. Inside features an open floor plan with hardwood flooring, a custom kitchen with a breakfast bar/area, and stainless-steel appliances. Living room with fireplace, study, luxurious master bedroom suite with tray ceiling, and an additional bedroom/bathroom. Affordable and comfortable Del Webb home waiting for its new owners!

21. 2026-02-28
    listed $415,000 New 602-char remark

    Show marketing remark (602 chars)

    SINGLE-LEVEL DEL WEBB LAKE OCONEE HOME - "just the right size" and in immaculate condition, this easy-access home is located in the heart of this gated community with access to all the wonderful amenities. Great lot with private back yard and appealing covered patio. Inside features an open floor plan with hardwood flooring, a custom kitchen with a breakfast bar/area, and stainless-steel appliances. Living room with fireplace, study, luxurious master bedroom suite with tray ceiling, and an additional bedroom/bathroom. Affordable and comfortable Del Webb home waiting for its new owners!

22. 2026-02-28
    listed $415,000 Active 602-char remark

    Show marketing remark (602 chars)

    SINGLE-LEVEL DEL WEBB LAKE OCONEE HOME - "just the right size" and in immaculate condition, this easy-access home is located in the heart of this gated community with access to all the wonderful amenities. Great lot with private back yard and appealing covered patio. Inside features an open floor plan with hardwood flooring, a custom kitchen with a breakfast bar/area, and stainless-steel appliances. Living room with fireplace, study, luxurious master bedroom suite with tray ceiling, and an additional bedroom/bathroom. Affordable and comfortable Del Webb home waiting for its new owners!

ⓘ 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: $1,705 · $142/mo
• Projected year-2 tax: $3,679 · $307/mo
• Expected delta: +$1,974/yr (+$164/mo · 115.7%)

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 35% 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: −$22,401
• − Property taxes: −$1,705
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$384
• − Depreciation: −$11,633
• Taxable income: $2,197
• Est. tax owed @ 24.0%: −$527
• After-tax cash flow: $8,138/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

-3.6% since first listed

6 events — show timeline

• 2026-04-07 Price Changed $399,900 LCBR
• 2026-04-07 Price Changed $399,900 GAMLS
• 2026-04-07 Price Changed $399,000 LCBR
• 2026-04-07 Price Changed $399,000 GAMLS
• 2026-02-28 Listed $415,000 LCBR
• 2026-02-28 Listed $415,000 GAMLS

Property tax history

-2.4%/yr

Latest (2025): $1,705 · -2.8% YoY. Source: county tax records.