1280 Starboard Way · Greensboro, GA 30642

$349,900

2 bd · 2.0 ba · 1,278 sqft · SingleFamily public records · 30 Days on market

Built 2023 0.30 ac lot Est $380k · 8% under $380/mo HOA · 10% of rent ↓ 6% 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 +22.9/30.0
• ARV discount +11.0/15.0
• DSCR +7.4/10.0
• 1% rule +6.4/10.0
• 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

SIMPLE, SWEET AND THE LEAST EXPENSIVE detached single family home currently available in Del Webb at Lake Oconee, this adorable Noir Coast floor plan is an incredible opportunity and exceptonal value! Offering 2 bedrooms, 2 baths, and 1,278 square feet of thoughtfully designed living space, all in pristine condition from top to bottom. Featuring durable LVP flooring throughout the entire home, fresh interior paint, stainless steel appliances, and a spacious kitchen large enough for dinette seating, this home combines comfort and functionality with effortless style. The open-concept living area is filled with natural light, creating a bright and inviting atmosphere perfect for everyday living or entertaining. Custom shelving in every closet provides exceptional storage that you will have to see to believe! Charming barn doors add character and designer touches throughout the home. The garage has been extended an additional 4 feet and features beautiful epoxy flooring, plus abundant attic storage space for all your extras. Situated on a premium lot backing to a beautiful berm and dense woods, you’ll love relaxing on the back patio while enjoying peaceful views and watching deer gracefully wander through the trees. This is easy living at its best in Del Webb at Lake Oconee.

Key facts

• Barn doors
• Custom shelving
• Spacious kitchen

Tags

• DURABLE LVP FLOORING
• STAINLESS STEEL APPLIANCES
• SPACIOUS KITCHEN
• CUSTOM SHELVING
• BARN DOORS
• EXTENDED GARAGE

Property features AI

Finance

• Other: Property located in the Del Webb at Lake Oconee subdivision
• Financial info: Initiation fee required
• HOA & community: Association with annual fee; Association fee covers grounds maintenance, private roads, swimming, tennis, and trash; Community amenities include clubhouse, fitness center, pool, tennis courts, playground, shared dock, boat/camper/van parking; Senior community / retirement community; Gated

Exterior

• Parking: Attached garage with space for 2 vehicles
• Security: Gated community; Smoke detectors
• Utilities: Public water; Public sewer; High-speed internet available
• Home design: Single family residence; House; Resale; Built in 2023; One story
• Construction: Composition roof; Slab foundation; Other construction materials
• Exterior features: Patio; Level lot; Lake Oconee frontage/views

Interior

• Kitchen: Pantry; Solid surface counters; Dishwasher; Disposal; Microwave; Refrigerator; Stainless steel appliances
• Bedrooms: Two bedrooms on the main level
• Flooring: Other
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Double vanity; Walk-in closets; No common walls; One-level living; Foyer; Laundry room
• Laundry & utility: Washer and dryer included; Laundry in common area; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $615 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $345k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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: Lake Oconee Charter (math 50% / reading 66%, grade C+, #143 of 1,228 statewide, top 12%, 892 students, 25% FRL, charter); Anita White Carson Middle School (math 8% / reading 15%, grade F, #424 of 470 statewide, top 90%, 524 students, 97% FRL) — zoned schools at 61% FRL track the district average.
• 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 $10k 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 30 days — a 2% lower offer ($345k) 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.

Recommended offer $344,651 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 8.40%
• Cash-on-cash: 7.53%
• DSCR: 1.34
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $379,566
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1280 Starboard Way	0.00mi	2/2.0	1,278 (0%)	9mo	$380,000	$297	92
1290 Starboard Way	0.01mi	3/2.0 (+1)	1,444 (+13%)	9mo	$440,000	$305	65
1218 Cypress Way	0.26mi	2/2.0	1,445 (+13%)	11mo	$418,448	$290	57
1031 Eight Knot Ct	0.50mi	2/2.0	1,422 (+11%)	14mo	$390,000	$274	47

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: -4.8%
• Equity multiple: 0.82×
• Total profit: $-17,390
• Equity at exit: $52,171

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $35,857
• Equity at exit: $30,253

Cash invested: $97,972 (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: 7.3×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$184 /mo · $2,211/yr
• Insurance: −$146
• HOA: −$380
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $615

Break-even live

Break-even rent $3,222

Max offer price $349,900

Occupancy floor 80%

Sensitivity live

Price	-10% $813	-5% $714	+0% $615	+5% $516	+10% $417
Rent	-10% $299	-5% $457	+0% $615	+5% $773	+10% $931
Rate	-1.0pp $791	-0.5pp $704	base $615	+0.5pp $524	+1.0pp $432

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: $87,475
• Closing costs: $10,497
• 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	14d	1	0.23mi

HOA detail

• Monthly dues: $380 · $4,560/yr

Listing history 19 events

1. 2026-06-19
   days on market $349,900 Active 30 DOM
2. 2026-06-18
   days on market $349,900 Active 29 DOM
3. 2026-06-17
   statusdays on market $349,900 Active 28 DOM
4. 2026-06-16
   days on market $349,900 Price Change 27 DOM
5. 2026-06-15
   pricestatusdays on market $349,900 Price Change 26 DOM
6. 2026-06-14
   days on market $355,000 Active 24 DOM
7. 2026-06-13
   days on market $355,000 Active 23 DOM
8. 2026-06-10
   days on market $355,000 Active 21 DOM
9. 2026-06-09
   days on market $355,000 Active 20 DOM
10. 2026-06-08
    days on market $355,000 Active 19 DOM
11. 2026-06-07
    pricedays on market $355,000 Active 18 DOM
12. 2026-06-03
    statusdays on market $359,000 Active 14 DOM
13. 2026-06-02
    days on market $359,000 New 13 DOM
14. 2026-06-01
    days on market $359,000 New 12 DOM
15. 2026-05-31
    days on market $359,000 New 11 DOM
16. 2026-05-30
    days on market $359,000 New 10 DOM
17. 2026-05-20
    listed $359,000 Active 1297-char remark

    Show marketing remark (1297 chars)

    SIMPLE, SWEET AND THE LEAST EXPENSIVE detached single family home currently available in Del Webb at Lake Oconee, this adorable Noir Coast floor plan is an incredible opportunity and exceptonal value! Offering 2 bedrooms, 2 baths, and 1,278 square feet of thoughtfully designed living space, all in pristine condition from top to bottom. Featuring durable LVP flooring throughout the entire home, fresh interior paint, stainless steel appliances, and a spacious kitchen large enough for dinette seating, this home combines comfort and functionality with effortless style. The open-concept living area is filled with natural light, creating a bright and inviting atmosphere perfect for everyday living or entertaining. Custom shelving in every closet provides exceptional storage that you will have to see to believe! Charming barn doors add character and designer touches throughout the home. The garage has been extended an additional 4 feet and features beautiful epoxy flooring, plus abundant attic storage space for all your extras. Situated on a premium lot backing to a beautiful berm and dense woods, you’ll love relaxing on the back patio while enjoying peaceful views and watching deer gracefully wander through the trees. This is easy living at its best in Del Webb at Lake Oconee.

18. 2026-05-20
    listed $359,000 New

    Show marketing remark (1297 chars)

    SIMPLE, SWEET AND THE LEAST EXPENSIVE detached single family home currently available in Del Webb at Lake Oconee, this adorable Noir Coast floor plan is an incredible opportunity and exceptonal value! Offering 2 bedrooms, 2 baths, and 1,278 square feet of thoughtfully designed living space, all in pristine condition from top to bottom. Featuring durable LVP flooring throughout the entire home, fresh interior paint, stainless steel appliances, and a spacious kitchen large enough for dinette seating, this home combines comfort and functionality with effortless style. The open-concept living area is filled with natural light, creating a bright and inviting atmosphere perfect for everyday living or entertaining. Custom shelving in every closet provides exceptional storage that you will have to see to believe! Charming barn doors add character and designer touches throughout the home. The garage has been extended an additional 4 feet and features beautiful epoxy flooring, plus abundant attic storage space for all your extras. Situated on a premium lot backing to a beautiful berm and dense woods, you’ll love relaxing on the back patio while enjoying peaceful views and watching deer gracefully wander through the trees. This is easy living at its best in Del Webb at Lake Oconee.

19. 2025-09-18
    soldstatus $380,000

ⓘ 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: $2,211 · $184/mo
• Projected year-2 tax: $3,219 · $268/mo
• Expected delta: +$1,008/yr (+$84/mo · 45.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$19,600
• − Property taxes: −$2,211
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$4,560
• − Depreciation: −$10,179
• Taxable income: $2,020
• Est. tax owed @ 24.0%: −$485
• After-tax cash flow: $6,895/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

3 events — show timeline

• 2026-05-20 Listed $359,000 GAMLS
• 2026-05-20 Listed $359,000 LCBR
• 2025-09-18 Sold (Public Records) $380,000 Public Records

Property tax history

+78.4%/yr

Latest (2025): $2,211 · -8.6% YoY. Source: county tax records.