1211 Flat Rock St · Greensboro, GA 30642

$260,000

2 bd · 2.0 ba · 1,277 sqft · SingleFamily public records · 95 Days on market

Built 2007 1,742 sqft lot $204/sqft · 19% below area Est $321k · 19% under ↓ 19% since listing

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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 MLS

Del Webb Kenwood Villa Floor plan that backs up to a wooded area for privacy. 2 Bedrooms and 2 Baths. Eat in kitchen with pantry/SS Appliances/Tile Backsplash/Bay window/Breakfast bar with Quartz top. Great Room/Dining Room combo. Two car attached garage with attic storage. The Villas have the lawn care, irrigation system /watering, Exterior maintenance, including painting, Roof repair/replace gutters, exterior insurance, termite bond. Enjoy the active adult lifestyle in Del Webb with a 21,000 sq.ft. Clubhouse,Indoor & Outdoor Pools, State of the art Workout Room, Billiard Room, 4 lighted clay Tennis Courts, Pickle-ball Courts, Dog Park,Bocci Ball, Crochet & Craft Room, Putting Green, Basketball, Lake Side Pavilion, Walking Trails, Boat/RV Storage, Car/Boat Vacuum, Boat Ramp and Shared Docks. 24 Hour gated security. Enjoy the low maintenance lifestyle at Lake Oconee today! New Interior Paint And Carpets Have Been Cleaned.

Key facts

• 1,742 sq ft lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $237k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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 $2k of loan paydown is wiped out by about $8k 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 $73k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($237k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 33% 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 $236,600 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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: 1.54% ✓
• Cap rate: 13.33%
• Cash-on-cash: 25.13%
• DSCR: 2.12
• GRM: 5.4

CMA / ARV

• ARV (median comp): $321,432
• List price: $260,000
• Delta: -19.11%
• 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
1270 Summer Hollow Rd	0.19mi	2/2.0	1,282 (+0%)	7mo	$314,650	$245	85
1031 Flat Rock St	0.16mi	2/2.0	1,325 (+4%)	2mo	$335,000	$253	85
1041 Summer Station St	0.11mi	2/2.0	1,309 (+2%)	8mo	$322,500	$246	84
1041 Flat Rock St	0.16mi	2/2.0	1,342 (+5%)	2mo	$326,500	$243	83
1091 Summer Station St	0.15mi	2/2.0	1,282 (+0%)	17mo	$312,500	$244	78
1090 Summer Station St	0.15mi	2/2.0	1,344 (+5%)	9mo	$314,900	$234	77
1200 Flat Rock St	0.03mi	2/2.0	1,382 (+8%)	14mo	$310,000	$224	73
1211 Summer Hollow Rd	0.13mi	2/2.0	1,342 (+5%)	14mo	$310,000	$231	73
1001 Summer Station St	0.08mi	2/2.0	1,397 (+9%)	12mo	$315,000	$225	70
1201 Summer Hollow Rd	0.12mi	2/2.0	1,438 (+13%)	9mo	$296,000	$206	66
1031 Eight Knot Ct	0.39mi	2/2.0	1,422 (+11%)	14mo	$390,000	$274	52
1218 Cypress Way	0.71mi	2/2.0	1,445 (+13%)	11mo	$418,448	$290	36

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: 18.6%
• Equity multiple: 1.75×
• Total profit: $54,927
• Equity at exit: $38,767

10-year hold

• IRR: 27.0%
• Equity multiple: 3.37×
• Total profit: $172,700
• Equity at exit: $22,480

Cash invested: $72,800 (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: 5.4×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$164 /mo · $1,964/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,525

Break-even live

Break-even rent $2,070

Max offer price $260,000

Occupancy floor 57%

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: $65,000
• Closing costs: $7,800
• 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	0.64mi

Listing history 28 events

1. 2026-06-19
   days on market $260,000 Active 95 DOM
2. 2026-06-18
   days on market $260,000 Active 94 DOM
3. 2026-06-17
   days on market $260,000 Active 93 DOM
4. 2026-06-16
   days on market $260,000 Active 92 DOM
5. 2026-06-15
   days on market $260,000 Active 91 DOM
6. 2026-06-14
   days on market $260,000 Active 89 DOM
7. 2026-06-13
   days on market $260,000 Active 88 DOM
8. 2026-06-10
   days on market $260,000 Active 86 DOM
9. 2026-06-09
   days on market $260,000 Active 85 DOM
10. 2026-06-08
    days on market $260,000 Active 84 DOM
11. 2026-06-07
    days on market $260,000 Active 83 DOM
12. 2026-06-03
    days on market $260,000 Active 79 DOM
13. 2026-06-02
    days on market $260,000 Active 78 DOM
14. 2026-06-01
    days on market $260,000 Active 77 DOM
15. 2026-05-31
    days on market $260,000 Active 76 DOM
16. 2026-05-30
    days on market $260,000 Active 75 DOM
17. 2026-05-16
    status Back On Market 943-char remark

    Show marketing remark (943 chars)

    Del Webb Kenwood Villa Floor plan that backs up to a wooded area for privacy. 2 Bedrooms and 2 Baths. Eat in kitchen with pantry/SS Appliances/Tile Backsplash/Bay window/Breakfast bar with Quartz top. Great Room/Dining Room combo. Two car attached garage with attic storage. The Villas have the lawn care, irrigation system /watering, Exterior maintenance, including painting, Roof repair/replace gutters, exterior insurance, termite bond. Enjoy the active adult lifestyle in Del Webb with a 21,000 sq.ft. Clubhouse,Indoor & Outdoor Pools, State of the art Workout Room, Billiard Room, 4 lighted clay Tennis Courts, Pickle-ball Courts, Dog Park,Bocci Ball, Crochet & Craft Room, Putting Green, Basketball, Lake Side Pavilion, Walking Trails, Boat/RV Storage, Car/Boat Vacuum, Boat Ramp and Shared Docks. 24 Hour gated security. Enjoy the low maintenance lifestyle at Lake Oconee today! New Interior Paint And Carpets Have Been Cleaned.

18. 2026-03-27
    status Active 989-char remark

    Show marketing remark (989 chars)

    DEL WEBB KENWOOD VILLA FLOOR PLAN THAT BACKS UP TO A WOODED AREA FOR PRIVACY. 2 BEDROOMS AND 2 BATHS. EAT IN KITCHEN WITH PANTRY/SS APPLIANCES/TILE BACKSPLASH/BAY WINDOW/ BREAKFAST BAR WITH QUARTZ TOP. GREAT ROOM/DINING ROOM COMBO. TWO CAR ATTACHED GARAGE WITH ATTIC STORAGE. THE VILLAS HAVE THE LAWN CARE, IRRIGATION SYSTEM /WATERING, EXTERIOR MAINTENANCE, INCLUDING PAINTING, ROOF REPAIR/REPLACE GUTTERS, EXTERIOR INSURANCE, TERMITE BOND. ENJOY THE ACTIVE ADULT LIFESTYLE IN DEL WEBB WITH A 21,000 SQ. FT. CLUBHOUSE, INDOOR & OUTDOOR POOLS, STATE OF THE ART WORKOUT ROOM, BILLIARD ROOM, 4 LIGHTED CLAY TENNIS COURTS, PICKLE-BALL COURTS, DOG PARK, BOCCI BALL, CROCHET & CRAFT ROOM, PUTTING GREEN, BASKETBALL, LAKE SIDE PAVILION, WALKING TRAILS, BOAT/RV STORAGE, CAR/BOAT VACUUM, BOAT RAMP AND SHARED DOCKS. 24 HOUR GATED SECURITY. ENJOY THE LOW MAINTENANCE LIFESTYLE AT LAKE OCONEE TODAY! NEW INTERIOR PAINT AND CARPETS HAVE BEEN CLEANED. HOA SHOULD BE REPLACING ROOF IN 2026.

19. 2026-03-27
    price $260,000 989-char remark

    Show marketing remark (989 chars)

    DEL WEBB KENWOOD VILLA FLOOR PLAN THAT BACKS UP TO A WOODED AREA FOR PRIVACY. 2 BEDROOMS AND 2 BATHS. EAT IN KITCHEN WITH PANTRY/SS APPLIANCES/TILE BACKSPLASH/BAY WINDOW/ BREAKFAST BAR WITH QUARTZ TOP. GREAT ROOM/DINING ROOM COMBO. TWO CAR ATTACHED GARAGE WITH ATTIC STORAGE. THE VILLAS HAVE THE LAWN CARE, IRRIGATION SYSTEM /WATERING, EXTERIOR MAINTENANCE, INCLUDING PAINTING, ROOF REPAIR/REPLACE GUTTERS, EXTERIOR INSURANCE, TERMITE BOND. ENJOY THE ACTIVE ADULT LIFESTYLE IN DEL WEBB WITH A 21,000 SQ. FT. CLUBHOUSE, INDOOR & OUTDOOR POOLS, STATE OF THE ART WORKOUT ROOM, BILLIARD ROOM, 4 LIGHTED CLAY TENNIS COURTS, PICKLE-BALL COURTS, DOG PARK, BOCCI BALL, CROCHET & CRAFT ROOM, PUTTING GREEN, BASKETBALL, LAKE SIDE PAVILION, WALKING TRAILS, BOAT/RV STORAGE, CAR/BOAT VACUUM, BOAT RAMP AND SHARED DOCKS. 24 HOUR GATED SECURITY. ENJOY THE LOW MAINTENANCE LIFESTYLE AT LAKE OCONEE TODAY! NEW INTERIOR PAINT AND CARPETS HAVE BEEN CLEANED. HOA SHOULD BE REPLACING ROOF IN 2026.

20. 2026-03-16
    listed Active Under Contract 989-char remark

    Show marketing remark (989 chars)

    DEL WEBB KENWOOD VILLA FLOOR PLAN THAT BACKS UP TO A WOODED AREA FOR PRIVACY. 2 BEDROOMS AND 2 BATHS. EAT IN KITCHEN WITH PANTRY/SS APPLIANCES/TILE BACKSPLASH/BAY WINDOW/ BREAKFAST BAR WITH QUARTZ TOP. GREAT ROOM/DINING ROOM COMBO. TWO CAR ATTACHED GARAGE WITH ATTIC STORAGE. THE VILLAS HAVE THE LAWN CARE, IRRIGATION SYSTEM /WATERING, EXTERIOR MAINTENANCE, INCLUDING PAINTING, ROOF REPAIR/REPLACE GUTTERS, EXTERIOR INSURANCE, TERMITE BOND. ENJOY THE ACTIVE ADULT LIFESTYLE IN DEL WEBB WITH A 21,000 SQ. FT. CLUBHOUSE, INDOOR & OUTDOOR POOLS, STATE OF THE ART WORKOUT ROOM, BILLIARD ROOM, 4 LIGHTED CLAY TENNIS COURTS, PICKLE-BALL COURTS, DOG PARK, BOCCI BALL, CROCHET & CRAFT ROOM, PUTTING GREEN, BASKETBALL, LAKE SIDE PAVILION, WALKING TRAILS, BOAT/RV STORAGE, CAR/BOAT VACUUM, BOAT RAMP AND SHARED DOCKS. 24 HOUR GATED SECURITY. ENJOY THE LOW MAINTENANCE LIFESTYLE AT LAKE OCONEE TODAY! NEW INTERIOR PAINT AND CARPETS HAVE BEEN CLEANED. HOA SHOULD BE REPLACING ROOF IN 2026.

21. 2026-03-15
    status Under Contract 943-char remark

    Show marketing remark (943 chars)

    Del Webb Kenwood Villa Floor plan that backs up to a wooded area for privacy. 2 Bedrooms and 2 Baths. Eat in kitchen with pantry/SS Appliances/Tile Backsplash/Bay window/Breakfast bar with Quartz top. Great Room/Dining Room combo. Two car attached garage with attic storage. The Villas have the lawn care, irrigation system /watering, Exterior maintenance, including painting, Roof repair/replace gutters, exterior insurance, termite bond. Enjoy the active adult lifestyle in Del Webb with a 21,000 sq.ft. Clubhouse,Indoor & Outdoor Pools, State of the art Workout Room, Billiard Room, 4 lighted clay Tennis Courts, Pickle-ball Courts, Dog Park,Bocci Ball, Crochet & Craft Room, Putting Green, Basketball, Lake Side Pavilion, Walking Trails, Boat/RV Storage, Car/Boat Vacuum, Boat Ramp and Shared Docks. 24 Hour gated security. Enjoy the low maintenance lifestyle at Lake Oconee today! New Interior Paint And Carpets Have Been Cleaned.

22. 2026-03-13
    status Back On Market 943-char remark

    Show marketing remark (989 chars)

    DEL WEBB KENWOOD VILLA FLOOR PLAN THAT BACKS UP TO A WOODED AREA FOR PRIVACY. 2 BEDROOMS AND 2 BATHS. EAT IN KITCHEN WITH PANTRY/SS APPLIANCES/TILE BACKSPLASH/BAY WINDOW/ BREAKFAST BAR WITH QUARTZ TOP. GREAT ROOM/DINING ROOM COMBO. TWO CAR ATTACHED GARAGE WITH ATTIC STORAGE. THE VILLAS HAVE THE LAWN CARE, IRRIGATION SYSTEM /WATERING, EXTERIOR MAINTENANCE, INCLUDING PAINTING, ROOF REPAIR/REPLACE GUTTERS, EXTERIOR INSURANCE, TERMITE BOND. ENJOY THE ACTIVE ADULT LIFESTYLE IN DEL WEBB WITH A 21,000 SQ. FT. CLUBHOUSE, INDOOR & OUTDOOR POOLS, STATE OF THE ART WORKOUT ROOM, BILLIARD ROOM, 4 LIGHTED CLAY TENNIS COURTS, PICKLE-BALL COURTS, DOG PARK, BOCCI BALL, CROCHET & CRAFT ROOM, PUTTING GREEN, BASKETBALL, LAKE SIDE PAVILION, WALKING TRAILS, BOAT/RV STORAGE, CAR/BOAT VACUUM, BOAT RAMP AND SHARED DOCKS. 24 HOUR GATED SECURITY. ENJOY THE LOW MAINTENANCE LIFESTYLE AT LAKE OCONEE TODAY! NEW INTERIOR PAINT AND CARPETS HAVE BEEN CLEANED. HOA SHOULD BE REPLACING ROOF IN 2026.

23. 2026-03-13
    listed $299,900 989-char remark

    Show marketing remark (989 chars)

    DEL WEBB KENWOOD VILLA FLOOR PLAN THAT BACKS UP TO A WOODED AREA FOR PRIVACY. 2 BEDROOMS AND 2 BATHS. EAT IN KITCHEN WITH PANTRY/SS APPLIANCES/TILE BACKSPLASH/BAY WINDOW/ BREAKFAST BAR WITH QUARTZ TOP. GREAT ROOM/DINING ROOM COMBO. TWO CAR ATTACHED GARAGE WITH ATTIC STORAGE. THE VILLAS HAVE THE LAWN CARE, IRRIGATION SYSTEM /WATERING, EXTERIOR MAINTENANCE, INCLUDING PAINTING, ROOF REPAIR/REPLACE GUTTERS, EXTERIOR INSURANCE, TERMITE BOND. ENJOY THE ACTIVE ADULT LIFESTYLE IN DEL WEBB WITH A 21,000 SQ. FT. CLUBHOUSE, INDOOR & OUTDOOR POOLS, STATE OF THE ART WORKOUT ROOM, BILLIARD ROOM, 4 LIGHTED CLAY TENNIS COURTS, PICKLE-BALL COURTS, DOG PARK, BOCCI BALL, CROCHET & CRAFT ROOM, PUTTING GREEN, BASKETBALL, LAKE SIDE PAVILION, WALKING TRAILS, BOAT/RV STORAGE, CAR/BOAT VACUUM, BOAT RAMP AND SHARED DOCKS. 24 HOUR GATED SECURITY. ENJOY THE LOW MAINTENANCE LIFESTYLE AT LAKE OCONEE TODAY! NEW INTERIOR PAINT AND CARPETS HAVE BEEN CLEANED. HOA SHOULD BE REPLACING ROOF IN 2026.

24. 2026-03-11
    historical 943-char remark

    Show marketing remark (943 chars)

    Del Webb Kenwood Villa Floor plan that backs up to a wooded area for privacy. 2 Bedrooms and 2 Baths. Eat in kitchen with pantry/SS Appliances/Tile Backsplash/Bay window/Breakfast bar with Quartz top. Great Room/Dining Room combo. Two car attached garage with attic storage. The Villas have the lawn care, irrigation system /watering, Exterior maintenance, including painting, Roof repair/replace gutters, exterior insurance, termite bond. Enjoy the active adult lifestyle in Del Webb with a 21,000 sq.ft. Clubhouse,Indoor & Outdoor Pools, State of the art Workout Room, Billiard Room, 4 lighted clay Tennis Courts, Pickle-ball Courts, Dog Park,Bocci Ball, Crochet & Craft Room, Putting Green, Basketball, Lake Side Pavilion, Walking Trails, Boat/RV Storage, Car/Boat Vacuum, Boat Ramp and Shared Docks. 24 Hour gated security. Enjoy the low maintenance lifestyle at Lake Oconee today! New Interior Paint And Carpets Have Been Cleaned.

25. 2025-07-31
    price $299,900

    Show marketing remark (943 chars)

    Del Webb Kenwood Villa Floor plan that backs up to a wooded area for privacy. 2 Bedrooms and 2 Baths. Eat in kitchen with pantry/SS Appliances/Tile Backsplash/Bay window/Breakfast bar with Quartz top. Great Room/Dining Room combo. Two car attached garage with attic storage. The Villas have the lawn care, irrigation system /watering, Exterior maintenance, including painting, Roof repair/replace gutters, exterior insurance, termite bond. Enjoy the active adult lifestyle in Del Webb with a 21,000 sq.ft. Clubhouse,Indoor & Outdoor Pools, State of the art Workout Room, Billiard Room, 4 lighted clay Tennis Courts, Pickle-ball Courts, Dog Park,Bocci Ball, Crochet & Craft Room, Putting Green, Basketball, Lake Side Pavilion, Walking Trails, Boat/RV Storage, Car/Boat Vacuum, Boat Ramp and Shared Docks. 24 Hour gated security. Enjoy the low maintenance lifestyle at Lake Oconee today! New Interior Paint And Carpets Have Been Cleaned.

26. 2025-07-31
    price $299,900 943-char remark

    Show marketing remark (943 chars)

    Del Webb Kenwood Villa Floor plan that backs up to a wooded area for privacy. 2 Bedrooms and 2 Baths. Eat in kitchen with pantry/SS Appliances/Tile Backsplash/Bay window/Breakfast bar with Quartz top. Great Room/Dining Room combo. Two car attached garage with attic storage. The Villas have the lawn care, irrigation system /watering, Exterior maintenance, including painting, Roof repair/replace gutters, exterior insurance, termite bond. Enjoy the active adult lifestyle in Del Webb with a 21,000 sq.ft. Clubhouse,Indoor & Outdoor Pools, State of the art Workout Room, Billiard Room, 4 lighted clay Tennis Courts, Pickle-ball Courts, Dog Park,Bocci Ball, Crochet & Craft Room, Putting Green, Basketball, Lake Side Pavilion, Walking Trails, Boat/RV Storage, Car/Boat Vacuum, Boat Ramp and Shared Docks. 24 Hour gated security. Enjoy the low maintenance lifestyle at Lake Oconee today! New Interior Paint And Carpets Have Been Cleaned.

27. 2025-03-12
    listed $319,900 Active
28. 2025-03-11
    listed $319,900 New 943-char remark

    Show marketing remark (943 chars)

    Del Webb Kenwood Villa Floor plan that backs up to a wooded area for privacy. 2 Bedrooms and 2 Baths. Eat in kitchen with pantry/SS Appliances/Tile Backsplash/Bay window/Breakfast bar with Quartz top. Great Room/Dining Room combo. Two car attached garage with attic storage. The Villas have the lawn care, irrigation system /watering, Exterior maintenance, including painting, Roof repair/replace gutters, exterior insurance, termite bond. Enjoy the active adult lifestyle in Del Webb with a 21,000 sq.ft. Clubhouse,Indoor & Outdoor Pools, State of the art Workout Room, Billiard Room, 4 lighted clay Tennis Courts, Pickle-ball Courts, Dog Park,Bocci Ball, Crochet & Craft Room, Putting Green, Basketball, Lake Side Pavilion, Walking Trails, Boat/RV Storage, Car/Boat Vacuum, Boat Ramp and Shared Docks. 24 Hour gated security. Enjoy the low maintenance lifestyle at Lake Oconee today! New Interior Paint And Carpets Have Been Cleaned.

ⓘ 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: $1,964 · $164/mo
• Projected year-2 tax: $2,392 · $199/mo
• Expected delta: +$428/yr (+$36/mo · 21.8%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 33% 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: −$14,564
• − Property taxes: −$1,964
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − Depreciation: −$7,564
• Taxable income: $14,928
• Est. tax owed @ 24.0%: −$3,583
• After-tax cash flow: $14,711/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

-18.7% since first listed

12 events — show timeline

• 2026-05-16 Relisted — GAMLS
• 2026-03-27 Relisted — LCBR
• 2026-03-27 Price Changed $260,000 LCBR
• 2026-03-16 Listed — LCBR
• 2026-03-15 Pending — GAMLS
• 2026-03-13 Relisted — GAMLS
• 2026-03-13 Listed $299,900 LCBR
• 2026-03-11 Listing Removed — GAMLS
• 2025-07-31 Price Changed $299,900 LCBR
• 2025-07-31 Price Changed $299,900 GAMLS
• 2025-03-12 Listed $319,900 LCBR
• 2025-03-11 Listed $319,900 GAMLS

Property tax history

+3.4%/yr

Latest (2025): $1,964 · -3.0% YoY. Source: county tax records.