1021 Seaworthy Rd · Greensboro, GA 30642

$449,000

2 bd · 2.0 ba · 2,412 sqft · SingleFamily public records · 42 Days on market

Built 2013 8,276 sqft lot Est $516k · 13% under $380/mo HOA · 10% of rent ↓ 5% since listing

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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 +14.2/30.0
• ARV discount +13.4/15.0
• DSCR +4.3/10.0
• 1% rule +3.9/10.0
• 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

Beautifully appointed and designed for both every day living and easy entertaining with an enclosed sunroom, an oversized all seasons room and a stone exterior patio overlooking lovely landscaping for a back yard view. This two bedroom, two full bath Surrey Crest floor plan home all on one level also offers a flex room with french doors for office space, a large gathering room with fireplace and a fabulous all seasons room with vault ceiling, natural stone flooring and a stacked stone fireplace! Spacious owners suite with walk in closet, dual vanity bath with soaking garden tub and linen closet. The dine-in kitchen overlooking the gathering room offers granite counters, a generous sized island and a breakfast bar. Off the foyer the guest bedroom with full bath is a perfectly spacious size with beautiful windows to the front lawn. An extended two car garage, laundry room with wash tub, pull down attic storage and 9 foot ceilings throughout complete this exceptional home. This Del Webb 55 and better community, ideally located in the heart of Lake Oconee offers care free lock and leave living and all the amenities you can imagine including indoor and outdoor pools, clubhouse, fitness center, tennis, pickleball, a lake side pavilion and more! Come and start enjoying your lake life at Del Webb!

Key facts

• Gathering room
• Enclosed sunroom
• Vault ceiling

Tags

• ENCLOSED SUNROOM
• OVERSIZED ALL SEASONS ROOM
• STONE EXTERIOR PATIO
• FLEX ROOM
• GATHERING ROOM
• VAULT CEILING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $76 ($913/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (10.9% below list).
• Recommended offer: $400k (10.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 0.9% 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: 501 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 42 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $26k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 35% 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 $400,000 (10.9% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 11% 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. 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: 0.89% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $516,168
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 Seaworthy Rd	0.00mi	2/2.0	2,412 (0%)	1mo	$443,000	$184	99
1001 Water Front Rd	0.19mi	3/2.5 (+1)	2,435 (+1%)	4mo	$591,000	$243	79
1391 Crooked Creek Rd	0.23mi	3/3.0 (+1)	2,409 (-0%)	6mo	$462,500	$192	75
1151 Crooked Creek Rd	0.29mi	3/2.0 (+1)	2,348 (-3%)	6mo	$502,500	$214	72
1080 Delcove Way	0.15mi	3/2.0 (+1)	2,084 (-14%)	4mo	$417,000	$200	62
1001 Island Inlet Cv	0.47mi	3/2.5 (+1)	2,480 (+3%)	9mo	$729,000	$294	59
1041 Lone Oak Rd	0.24mi	3/2.0 (+1)	2,096 (-13%)	7mo	$499,000	$238	56
1011 Delconee Pl	0.31mi	3/2.5 (+1)	2,743 (+14%)	0mo	$490,000	$179	55
1241 Crooked Creek Rd	0.32mi	3/2.0 (+1)	2,096 (-13%)	5mo	$495,000	$236	54
1091 Crooked Creek Rd	0.23mi	3/2.0 (+1)	2,100 (-13%)	10mo	$470,000	$224	54
1031 Delconee Pl	0.28mi	3/2.5 (+1)	2,743 (+14%)	6mo	$550,000	$201	52
1031 Starboard Way	0.67mi	3/2.0 (+1)	2,308 (-4%)	8mo	$480,000	$208	50

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-67,865
• Equity at exit: $66,947

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-52,661
• Equity at exit: $38,821

Cash invested: $125,720 (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: 501
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,355
• Tax from tax record: −$162 /mo · $1,947/yr
• Insurance: −$187
• HOA: −$380
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $76

Break-even live

Break-even rent $3,904

Max offer price $449,000

Occupancy floor 93%

Sensitivity live

Price	-10% $330	-5% $203	+0% $76	+5% $-51	+10% $-178
Rent	-10% $-240	-5% $-82	+0% $76	+5% $234	+10% $392
Rate	-1.0pp $302	-0.5pp $190	base $76	+0.5pp $-40	+1.0pp $-159

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: $112,250
• Closing costs: $13,470
• 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	15d	1	0.80mi

HOA detail

• Monthly dues: $380 · $4,560/yr
• Likely covers: landscapingpoolgym

Listing history 9 events

1. 2026-05-15
   status Pending 1312-char remark

   Show marketing remark (1312 chars)

   Beautifully appointed and designed for both every day living and easy entertaining with an enclosed sunroom, an oversized all seasons room and a stone exterior patio overlooking lovely landscaping for a back yard view. This two bedroom, two full bath Surrey Crest floor plan home all on one level also offers a flex room with french doors for office space, a large gathering room with fireplace and a fabulous all seasons room with vault ceiling, natural stone flooring and a stacked stone fireplace! Spacious owners suite with walk in closet, dual vanity bath with soaking garden tub and linen closet. The dine-in kitchen overlooking the gathering room offers granite counters, a generous sized island and a breakfast bar. Off the foyer the guest bedroom with full bath is a perfectly spacious size with beautiful windows to the front lawn. An extended two car garage, laundry room with wash tub, pull down attic storage and 9 foot ceilings throughout complete this exceptional home. This Del Webb 55 and better community, ideally located in the heart of Lake Oconee offers care free lock and leave living and all the amenities you can imagine including indoor and outdoor pools, clubhouse, fitness center, tennis, pickleball, a lake side pavilion and more! Come and start enjoying your lake life at Del Webb!

2. 2026-04-16
   status Under Contract

   Show marketing remark (1312 chars)

   Beautifully appointed and designed for both every day living and easy entertaining with an enclosed sunroom, an oversized all seasons room and a stone exterior patio overlooking lovely landscaping for a back yard view. This two bedroom, two full bath Surrey Crest floor plan home all on one level also offers a flex room with french doors for office space, a large gathering room with fireplace and a fabulous all seasons room with vault ceiling, natural stone flooring and a stacked stone fireplace! Spacious owners suite with walk in closet, dual vanity bath with soaking garden tub and linen closet. The dine-in kitchen overlooking the gathering room offers granite counters, a generous sized island and a breakfast bar. Off the foyer the guest bedroom with full bath is a perfectly spacious size with beautiful windows to the front lawn. An extended two car garage, laundry room with wash tub, pull down attic storage and 9 foot ceilings throughout complete this exceptional home. This Del Webb 55 and better community, ideally located in the heart of Lake Oconee offers care free lock and leave living and all the amenities you can imagine including indoor and outdoor pools, clubhouse, fitness center, tennis, pickleball, a lake side pavilion and more! Come and start enjoying your lake life at Del Webb!

3. 2026-04-16
   historical Active Under Contract 1312-char remark

   Show marketing remark (1312 chars)

   Beautifully appointed and designed for both every day living and easy entertaining with an enclosed sunroom, an oversized all seasons room and a stone exterior patio overlooking lovely landscaping for a back yard view. This two bedroom, two full bath Surrey Crest floor plan home all on one level also offers a flex room with french doors for office space, a large gathering room with fireplace and a fabulous all seasons room with vault ceiling, natural stone flooring and a stacked stone fireplace! Spacious owners suite with walk in closet, dual vanity bath with soaking garden tub and linen closet. The dine-in kitchen overlooking the gathering room offers granite counters, a generous sized island and a breakfast bar. Off the foyer the guest bedroom with full bath is a perfectly spacious size with beautiful windows to the front lawn. An extended two car garage, laundry room with wash tub, pull down attic storage and 9 foot ceilings throughout complete this exceptional home. This Del Webb 55 and better community, ideally located in the heart of Lake Oconee offers care free lock and leave living and all the amenities you can imagine including indoor and outdoor pools, clubhouse, fitness center, tennis, pickleball, a lake side pavilion and more! Come and start enjoying your lake life at Del Webb!

4. 2026-04-04
   price $449,000

   Show marketing remark (1312 chars)

   Beautifully appointed and designed for both every day living and easy entertaining with an enclosed sunroom, an oversized all seasons room and a stone exterior patio overlooking lovely landscaping for a back yard view. This two bedroom, two full bath Surrey Crest floor plan home all on one level also offers a flex room with french doors for office space, a large gathering room with fireplace and a fabulous all seasons room with vault ceiling, natural stone flooring and a stacked stone fireplace! Spacious owners suite with walk in closet, dual vanity bath with soaking garden tub and linen closet. The dine-in kitchen overlooking the gathering room offers granite counters, a generous sized island and a breakfast bar. Off the foyer the guest bedroom with full bath is a perfectly spacious size with beautiful windows to the front lawn. An extended two car garage, laundry room with wash tub, pull down attic storage and 9 foot ceilings throughout complete this exceptional home. This Del Webb 55 and better community, ideally located in the heart of Lake Oconee offers care free lock and leave living and all the amenities you can imagine including indoor and outdoor pools, clubhouse, fitness center, tennis, pickleball, a lake side pavilion and more! Come and start enjoying your lake life at Del Webb!

5. 2026-04-04
   price $449,000 1312-char remark

   Show marketing remark (1312 chars)

   Beautifully appointed and designed for both every day living and easy entertaining with an enclosed sunroom, an oversized all seasons room and a stone exterior patio overlooking lovely landscaping for a back yard view. This two bedroom, two full bath Surrey Crest floor plan home all on one level also offers a flex room with french doors for office space, a large gathering room with fireplace and a fabulous all seasons room with vault ceiling, natural stone flooring and a stacked stone fireplace! Spacious owners suite with walk in closet, dual vanity bath with soaking garden tub and linen closet. The dine-in kitchen overlooking the gathering room offers granite counters, a generous sized island and a breakfast bar. Off the foyer the guest bedroom with full bath is a perfectly spacious size with beautiful windows to the front lawn. An extended two car garage, laundry room with wash tub, pull down attic storage and 9 foot ceilings throughout complete this exceptional home. This Del Webb 55 and better community, ideally located in the heart of Lake Oconee offers care free lock and leave living and all the amenities you can imagine including indoor and outdoor pools, clubhouse, fitness center, tennis, pickleball, a lake side pavilion and more! Come and start enjoying your lake life at Del Webb!

6. 2026-04-04
   price $449,000

   Show marketing remark (1312 chars)

   Beautifully appointed and designed for both every day living and easy entertaining with an enclosed sunroom, an oversized all seasons room and a stone exterior patio overlooking lovely landscaping for a back yard view. This two bedroom, two full bath Surrey Crest floor plan home all on one level also offers a flex room with french doors for office space, a large gathering room with fireplace and a fabulous all seasons room with vault ceiling, natural stone flooring and a stacked stone fireplace! Spacious owners suite with walk in closet, dual vanity bath with soaking garden tub and linen closet. The dine-in kitchen overlooking the gathering room offers granite counters, a generous sized island and a breakfast bar. Off the foyer the guest bedroom with full bath is a perfectly spacious size with beautiful windows to the front lawn. An extended two car garage, laundry room with wash tub, pull down attic storage and 9 foot ceilings throughout complete this exceptional home. This Del Webb 55 and better community, ideally located in the heart of Lake Oconee offers care free lock and leave living and all the amenities you can imagine including indoor and outdoor pools, clubhouse, fitness center, tennis, pickleball, a lake side pavilion and more! Come and start enjoying your lake life at Del Webb!

7. 2026-03-05
   listed $475,000 Active 1312-char remark

   Show marketing remark (1312 chars)

   Beautifully appointed and designed for both every day living and easy entertaining with an enclosed sunroom, an oversized all seasons room and a stone exterior patio overlooking lovely landscaping for a back yard view. This two bedroom, two full bath Surrey Crest floor plan home all on one level also offers a flex room with french doors for office space, a large gathering room with fireplace and a fabulous all seasons room with vault ceiling, natural stone flooring and a stacked stone fireplace! Spacious owners suite with walk in closet, dual vanity bath with soaking garden tub and linen closet. The dine-in kitchen overlooking the gathering room offers granite counters, a generous sized island and a breakfast bar. Off the foyer the guest bedroom with full bath is a perfectly spacious size with beautiful windows to the front lawn. An extended two car garage, laundry room with wash tub, pull down attic storage and 9 foot ceilings throughout complete this exceptional home. This Del Webb 55 and better community, ideally located in the heart of Lake Oconee offers care free lock and leave living and all the amenities you can imagine including indoor and outdoor pools, clubhouse, fitness center, tennis, pickleball, a lake side pavilion and more! Come and start enjoying your lake life at Del Webb!

8. 2026-03-05
   listed $475,000 Active

   Show marketing remark (1312 chars)

   Beautifully appointed and designed for both every day living and easy entertaining with an enclosed sunroom, an oversized all seasons room and a stone exterior patio overlooking lovely landscaping for a back yard view. This two bedroom, two full bath Surrey Crest floor plan home all on one level also offers a flex room with french doors for office space, a large gathering room with fireplace and a fabulous all seasons room with vault ceiling, natural stone flooring and a stacked stone fireplace! Spacious owners suite with walk in closet, dual vanity bath with soaking garden tub and linen closet. The dine-in kitchen overlooking the gathering room offers granite counters, a generous sized island and a breakfast bar. Off the foyer the guest bedroom with full bath is a perfectly spacious size with beautiful windows to the front lawn. An extended two car garage, laundry room with wash tub, pull down attic storage and 9 foot ceilings throughout complete this exceptional home. This Del Webb 55 and better community, ideally located in the heart of Lake Oconee offers care free lock and leave living and all the amenities you can imagine including indoor and outdoor pools, clubhouse, fitness center, tennis, pickleball, a lake side pavilion and more! Come and start enjoying your lake life at Del Webb!

9. 2025-10-29
   listed $475,000 New

ⓘ 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: $1,947 · $162/mo
• Projected year-2 tax: $4,131 · $344/mo
• Expected delta: +$2,184/yr (+$182/mo · 112.1%)

ⓘ 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 · 18 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: −$25,151
• − Property taxes: −$1,947
• − Insurance: −$2,245
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$4,560
• − Depreciation: −$13,062
• Taxable loss: −$6,645
• Est. tax savings @ 24.0%: +$1,595
• After-tax cash flow: $2,507/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

-5.5% since first listed

9 events — show timeline

• 2026-05-15 Pending — LCBR
• 2026-04-16 Pending — GAMLS
• 2026-04-16 Contingent — LCBR
• 2026-04-04 Price Changed $449,000 Hive MLS
• 2026-04-04 Price Changed $449,000 LCBR
• 2026-04-04 Price Changed $449,000 GAMLS
• 2026-03-05 Listed $475,000 Hive MLS
• 2026-03-05 Listed $475,000 LCBR
• 2025-10-29 Listed $475,000 GAMLS

Property tax history

-1.4%/yr

Latest (2024): $1,947 · +11.7% YoY. Source: county tax records.