1141 Southern Pine Rd · Greensboro, GA 30642

$399,000

3 bd · 3.0 ba · 2,200 sqft · SingleFamily public records · 45 Days on market

Built 2021 7,405 sqft lot $181/sqft · 19% below area Est $491k · 19% under $380/mo HOA · 10% of rent ↓ 17% 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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 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

Like-new Taft Street model with loft in Del Webb Lake Oconee! Step into this beautifully maintained 3-bedroom, 3-bath home featuring the popular Taft Street floor plan with an upstairs loft. The main level offers an open-concept design with a spacious living room, dedicated office, and cozy den just off the cook’s kitchen—complete with granite countertops, a large island perfect for gathering, and ample cabinetry. The covered porch extends your living space outdoors and is already wired and ready for a jacuzzi! Upstairs, you’ll find a generous loft/living area, third bedroom, and full bath—ideal for guests or multi-generational living. Enjoy all the incredible Del Webb Lake Oconee amenities, including a clubhouse, fitness center, indoor and outdoor pools, pickleball and tennis courts, community garden, and lake access. Lawn care is included in the $380 monthly HOA, allowing you to truly relax and enjoy the resort-style lifestyle this community is known for.

Key facts

• 7,405 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Financial info: Listing accepts Cash, Conventional, FHA and VA financing
• HOA & community: Homeowners association with annual fee (maintenance of grounds included); Initiation fee applies; Senior community; Gated community with clubhouse, fitness center, pool, playground, tennis courts, sidewalks and street lights; Boat/camper/van parking and shared dock available

Exterior

• Parking: Attached garage with garage door opener; 2 total parking spaces
• Security: Smoke detector(s)
• Utilities: Private water source; Public sewer; Cable available; Electricity available; High-speed internet available; Underground utilities
• Home design: Single-family house; One and one-half stories; Resale property; Not attached to another unit
• Construction: Built in 2021; Composition roof; Slab foundation; Other construction materials
• Exterior features: Patio; Porch; Bay windows; Level lot; Lake Oconee frontage/access nearby

Interior

• Kitchen: Dishwasher; Disposal; Microwave; Stainless steel appliances; Electric water heater
• Bedrooms: 3 bedrooms (2 on the main level)
• Flooring: Carpet; Other
• Bathrooms: 3 full bathrooms (2 on the main level)
• Heating & cooling: Central heating and cooling; Electric; Heat pump
• Interior features: Double vanity; Separate shower; Walk-in closet(s); Dining room / living room combo; Kitchen with breakfast bar, island and pantry; Den, foyer, library, office
• Laundry & utility: Laundry in hall

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Recommended offer: $387k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 $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 45 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago 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, 34% 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 $387,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.00% ✓
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 8.3

CMA / ARV

• ARV (median comp): $491,432
• List price: $399,000
• Delta: -18.81%
• 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
1081 Lake Terrace Bnd	0.22mi	3/2.5	2,180 (-1%)	3mo	$589,900	$271	83
1050 Rockwood Way	0.19mi	3/2.5	2,179 (-1%)	6mo	$538,900	$247	82
1060 Southwood Way	0.26mi	3/2.0	2,308 (+5%)	5mo	$513,000	$222	72
1371 Starboard Way	0.56mi	3/2.5	2,179 (-1%)	4mo	$539,900	$248	67
1031 Windsong Way	0.37mi	3/2.0	2,099 (-5%)	8mo	$498,731	$238	65
1080 Delcove Way	0.46mi	3/2.0	2,084 (-5%)	4mo	$417,000	$200	62
1570 Legend Dr	0.59mi	3/2.5	2,274 (+3%)	5mo	$482,228	$212	60
1391 Crooked Creek Rd	0.61mi	3/3.0	2,409 (+10%)	6mo	$462,500	$192	51
1041 Lone Oak Rd	0.75mi	3/2.0	2,096 (-5%)	7mo	$499,000	$238	47
1021 Seaworthy Rd	0.60mi	2/2.0 (-1)	2,412 (+10%)	1mo	$443,000	$184	46
1372 Canoe Dr	0.56mi	2/2.0 (-1)	1,900 (-14%)	6mo	$543,093	$286	38
1000 Lone Oak Rd	0.70mi	2/2.0 (-1)	1,933 (-12%)	1mo	$450,000	$233	37

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-43,381
• Equity at exit: $59,492

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-10,095
• Equity at exit: $34,498

Cash invested: $111,720 (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: 8.3×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$189 /mo · $2,267/yr
• Insurance: −$166
• HOA: −$380
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $332

Break-even live

Break-even rent $3,579

Max offer price $399,000

Occupancy floor 87%

Sensitivity live

Price	-10% $558	-5% $445	+0% $332	+5% $219	+10% $107
Rent	-10% $16	-5% $174	+0% $332	+5% $490	+10% $648
Rate	-1.0pp $533	-0.5pp $434	base $332	+0.5pp $229	+1.0pp $124

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: $99,750
• Closing costs: $11,970
• 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	0.27mi

HOA detail

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

Listing history 40 events

1. 2026-06-21
   days on market $399,000 Active 45 DOM
2. 2026-06-19
   days on market $399,000 Active 43 DOM
3. 2026-06-18
   days on market $399,000 Active 42 DOM
4. 2026-06-17
   days on market $399,000 Active 41 DOM
5. 2026-06-16
   days on market $399,000 Active 40 DOM
6. 2026-06-15
   days on market $399,000 Active 39 DOM
7. 2026-06-14
   days on market $399,000 Active 37 DOM
8. 2026-06-13
   days on market $399,000 Active 36 DOM
9. 2026-06-10
   days on market $399,000 Active 34 DOM
10. 2026-06-09
    days on market $399,000 Active 33 DOM
11. 2026-06-08
    days on market $399,000 Active 32 DOM
12. 2026-06-07
    days on market $399,000 Active 31 DOM
13. 2026-06-03
    days on market $399,000 Active 27 DOM
14. 2026-06-02
    days on market $399,000 Active 26 DOM
15. 2026-06-01
    days on market $399,000 Active 25 DOM
16. 2026-05-31
    days on market $399,000 Active 24 DOM
17. 2026-05-30
    days on market $399,000 Active 23 DOM
18. 2026-05-07
    listed $399,000 New 977-char remark
19. 2026-04-23
    listed $399,000 Active 997-char remark

    Show marketing remark (997 chars)

    Like-new Taft Street model with loft in Del Webb Lake Oconee! Step into this beautifully maintained 3-bedroom, 3-bath home featuring the popular Taft Street floor plan with an upstairs loft. The main level offers an open-concept design with a spacious living room, dedicated office, and cozy den just off the cook’s kitchen—complete with granite countertops, a large island perfect for gathering, and ample cabinetry. The covered porch extends your living space outdoors and is already wired and ready for a jacuzzi! Upstairs, you’ll find a generous loft/living area, third bedroom, and full bath—ideal for guests or multi-generational living. Enjoy all the incredible Del Webb Lake Oconee amenities, including a clubhouse, fitness center, indoor and outdoor pools, pickleball and tennis courts, community garden, and lake access. Lawn care is included in the $380 monthly HOA, allowing you to truly relax and enjoy the resort-style lifestyle this community is known for.

20. 2026-04-16
    historical
21. 2026-02-11
    price $425,000
22. 2026-02-11
    price $425,000
23. 2025-10-26
    listed $434,900 Active
24. 2025-10-26
    listed $434,900 New
25. 2025-10-15
    historical
26. 2025-10-03
    price $428,900
27. 2025-10-03
    price $428,900
28. 2025-08-28
    price $433,900
29. 2025-08-28
    price $433,900
30. 2025-08-13
    price $439,000
31. 2025-08-13
    price $439,000
32. 2025-06-27
    price $445,000
33. 2025-06-27
    price $445,000
34. 2025-04-22
    status Active
35. 2025-03-21
    price $459,000
36. 2025-03-21
    price $459,000
37. 2024-12-09
    price $469,000
38. 2024-12-09
    price $469,000
39. 2024-10-16
    listed $479,000 Active
40. 2024-10-11
    listed $479,000 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: $2,267 · $189/mo
• Projected year-2 tax: $3,671 · $306/mo
• Expected delta: +$1,403/yr (+$117/mo · 61.9%)

ⓘ 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 34% 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: −$22,350
• − Property taxes: −$2,267
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$4,560
• − Depreciation: −$11,607
• Taxable loss: −$2,460
• Est. tax savings @ 24.0%: +$590
• After-tax cash flow: $4,579/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

-16.7% since first listed

23 events — show timeline

• 2026-05-07 Listed $399,000 GAMLS
• 2026-04-23 Listed $399,000 LCBR
• 2026-04-16 Listing Removed — GAMLS
• 2026-02-11 Price Changed $425,000 LCBR
• 2026-02-11 Price Changed $425,000 GAMLS
• 2025-10-26 Listed $434,900 LCBR
• 2025-10-26 Listed $434,900 GAMLS
• 2025-10-15 Listing Removed — GAMLS
• 2025-10-03 Price Changed $428,900 LCBR
• 2025-10-03 Price Changed $428,900 GAMLS
• 2025-08-28 Price Changed $433,900 LCBR
• 2025-08-28 Price Changed $433,900 GAMLS
• 2025-08-13 Price Changed $439,000 GAMLS
• 2025-08-13 Price Changed $439,000 LCBR
• 2025-06-27 Price Changed $445,000 LCBR
• 2025-06-27 Price Changed $445,000 GAMLS
• 2025-04-22 Relisted — LCBR
• 2025-03-21 Price Changed $459,000 LCBR
• 2025-03-21 Price Changed $459,000 GAMLS
• 2024-12-09 Price Changed $469,000 LCBR
• 2024-12-09 Price Changed $469,000 GAMLS
• 2024-10-16 Listed $479,000 LCBR
• 2024-10-11 Listed $479,000 GAMLS

Property tax history

+33.7%/yr

Latest (2025): $2,267 · -3.1% YoY. Source: county tax records.