1040 Askew Station Bnd · Greensboro, GA 30642

$390,000

2 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 113 Days on market

Built 2013 8,712 sqft lot $238/sqft · 11% below area Est $437k · 11% under $380/mo HOA · 10% of rent

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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 +19.5/30.0
• ARV discount +12.4/15.0
• DSCR +6.2/10.0
• 1% rule +5.3/10.0
• 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

Welcome to another beautiful Copper Ridge in the sought-after Vista Collection of Del Webb Lake Oconee! Located on the highly desirable Askew Station Bend, this thoughtfully designed home offers the open-concept layout buyers love - all on one level and perfectly suited for easy, everyday living. The spacious kitchen features solid surface countertops, abundant cabinetry, a pantry, and a seamless flow into the dining and living areas, making entertaining effortless. The open great room provides plenty of natural light and comfortable gathering space, while the dedicated office/flex room offers versatility for hobbies, guests, or a quiet retreat. The primary suite is privately tucked away and includes a generous walk-in closet and en-suite bath with double vanities and a walk-in shower. A secondary bedroom and full bath provide ideal accommodations for visitors. Enjoy outdoor living from the patio overlooking a beautifully maintained yard - perfect for morning coffee or evening unwinding. Situated on one of the community's most desirable streets, this home combines comfort, convenience, and the vibrant Del Webb lifestyle. Residents enjoy access to world-class amenities including indoor and outdoor pools, clubhouse, fitness center, tennis, pickleball, bocce, walking trails, dog park, lake access with docks and kayak storage, and a full calendar of activities. If you've been waiting for the right home on Askew Station Bend - this is your opportunity.

Key facts

• Spacious kitchen
• Abundant cabinetry
• Walk in closet

Tags

• OPEN CONCEPT LAYOUT
• SPACIOUS KITCHEN
• SOLID SURFACE COUNTERTOPS
• ABUNDANT CABINETRY
• DEDICATED OFFICE FLEX ROOM
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $444 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $390k).
• Recommended offer: $355k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 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: 502 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 113 days — a 9% lower offer ($355k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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.
• Current owner paid $271k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $354,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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: 1.03% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $437,415
• List price: $390,000
• Delta: -10.84%
• 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
1060 Askew Station Bnd	0.03mi	2/2.0	1,642 (+0%)	2mo	$420,000	$256	96
1040 Creekwood Pl	0.15mi	2/2.0	1,704 (+4%)	3mo	$395,000	$232	84
1000 Askew Station Bnd	0.05mi	2/2.0	1,768 (+8%)	3mo	$394,000	$223	82
1341 Crooked Creek Rd	0.24mi	2/2.0	1,702 (+4%)	7mo	$410,000	$241	77
1201 Summer Hollow Rd	0.22mi	2/2.0	1,438 (-12%)	9mo	$296,000	$206	62
1070 Spring Station Rd	0.43mi	3/2.0 (+1)	1,700 (+4%)	12mo	$420,000	$247	59
1031 Slow Creek Way	0.19mi	2/2.0	1,872 (+14%)	12mo	$412,000	$220	57
1100 Southern Pine Rd	0.64mi	2/2.0	1,570 (-4%)	9mo	$417,000	$266	56
1000 Eight Knot Ct	0.71mi	2/2.0	1,596 (-3%)	8mo	$417,000	$261	56
1001 Summer Station St	0.21mi	2/2.0	1,397 (-15%)	12mo	$315,000	$225	56
1061 Little Shoals Rd	0.62mi	2/2.0	1,770 (+8%)	3mo	$425,000	$240	55
1021 Branch Creek Way	0.50mi	2/2.0	1,776 (+8%)	11mo	$389,000	$219	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: -8.7%
• Equity multiple: 0.68×
• Total profit: $-34,839
• Equity at exit: $58,150

10-year hold

• IRR: 0.8%
• Equity multiple: 1.06×
• Total profit: $6,381
• Equity at exit: $33,720

Cash invested: $109,200 (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: 502
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,045
• Tax from tax record: −$128 /mo · $1,538/yr
• Insurance: −$162
• HOA: −$380
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $444

Break-even live

Break-even rent $3,438

Max offer price $390,000

Occupancy floor 84%

Sensitivity live

Price	-10% $665	-5% $554	+0% $444	+5% $334	+10% $223
Rent	-10% $128	-5% $286	+0% $444	+5% $602	+10% $760
Rate	-1.0pp $640	-0.5pp $543	base $444	+0.5pp $343	+1.0pp $240

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: $97,500
• Closing costs: $11,700
• 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	0.86mi

HOA detail

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

Listing history 24 events

1. 2026-06-21
   days on market $390,000 Active 113 DOM
2. 2026-06-19
   days on market $390,000 Active 111 DOM
3. 2026-06-18
   days on market $390,000 Active 110 DOM
4. 2026-06-17
   days on market $390,000 Active 109 DOM
5. 2026-06-16
   days on market $390,000 Active 108 DOM
6. 2026-06-15
   days on market $390,000 Active 107 DOM
7. 2026-06-14
   days on market $390,000 Active 105 DOM
8. 2026-06-13
   days on market $390,000 Active 104 DOM
9. 2026-06-10
   days on market $390,000 Active 102 DOM
10. 2026-06-09
    days on market $390,000 Active 101 DOM
11. 2026-06-08
    days on market $390,000 Active 100 DOM
12. 2026-06-07
    days on market $390,000 Active 99 DOM
13. 2026-06-03
    days on market $390,000 Active 95 DOM
14. 2026-06-02
    days on market $390,000 Active 94 DOM
15. 2026-06-01
    days on market $390,000 Active 93 DOM
16. 2026-05-31
    days on market $390,000 Active 92 DOM
17. 2026-05-30
    days on market $390,000 Active 91 DOM
18. 2026-02-28
    listed $390,000 New 1476-char remark

    Show marketing remark (1501 chars)

    Welcome to another beautiful Copper Ridge in the sought-after Vista Collection of Del Webb Lake Oconee! Located on the highly desirable Askew Station Bend, this thoughtfully designed home offers the open-concept layout buyers love — all on one level and perfectly suited for easy, everyday living. The spacious kitchen features solid surface countertops, abundant cabinetry, a pantry, and a seamless flow into the dining and living areas, making entertaining effortless. The open great room provides plenty of natural light and comfortable gathering space, while the dedicated office/flex room offers versatility for hobbies, guests, or a quiet retreat. The primary suite is privately tucked away and includes a generous walk-in closet and en-suite bath with double vanities and a walk-in shower. A secondary bedroom and full bath provide ideal accommodations for visitors. Enjoy outdoor living from the patio overlooking a beautifully maintained yard — perfect for morning coffee or evening unwinding. Situated on one of the community’s most desirable streets, this home combines comfort, convenience, and the vibrant Del Webb lifestyle. Residents enjoy access to world-class amenities including indoor and outdoor pools, clubhouse, fitness center, tennis, pickleball, bocce, walking trails, dog park, lake access with docks and kayak storage, and a full calendar of activities. If you’ve been waiting for the right home on Askew Station Bend — this is your opportunity.

19. 2026-02-28
    listed $390,000 Active 1501-char remark

    Show marketing remark (1501 chars)

    Welcome to another beautiful Copper Ridge in the sought-after Vista Collection of Del Webb Lake Oconee! Located on the highly desirable Askew Station Bend, this thoughtfully designed home offers the open-concept layout buyers love — all on one level and perfectly suited for easy, everyday living. The spacious kitchen features solid surface countertops, abundant cabinetry, a pantry, and a seamless flow into the dining and living areas, making entertaining effortless. The open great room provides plenty of natural light and comfortable gathering space, while the dedicated office/flex room offers versatility for hobbies, guests, or a quiet retreat. The primary suite is privately tucked away and includes a generous walk-in closet and en-suite bath with double vanities and a walk-in shower. A secondary bedroom and full bath provide ideal accommodations for visitors. Enjoy outdoor living from the patio overlooking a beautifully maintained yard — perfect for morning coffee or evening unwinding. Situated on one of the community’s most desirable streets, this home combines comfort, convenience, and the vibrant Del Webb lifestyle. Residents enjoy access to world-class amenities including indoor and outdoor pools, clubhouse, fitness center, tennis, pickleball, bocce, walking trails, dog park, lake access with docks and kayak storage, and a full calendar of activities. If you’ve been waiting for the right home on Askew Station Bend — this is your opportunity.

20. 2017-11-17
    soldstatus $271,000
21. 2017-11-14
    soldstatus $271,000
22. 2017-11-14
    soldstatus $271,000
23. 2017-10-15
    listed $276,900
24. 2017-05-11
    listed $276,900

ⓘ 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: $1,538 · $128/mo
• Projected year-2 tax: $3,588 · $299/mo
• Expected delta: +$2,050/yr (+$171/mo · 133.2%)

ⓘ 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: −$21,846
• − Property taxes: −$1,538
• − Insurance: −$1,950
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$4,560
• − Depreciation: −$11,345
• Taxable loss: −$920
• Est. tax savings @ 24.0%: +$221
• After-tax cash flow: $5,550/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

+40.8% since first listed

7 events — show timeline

• 2026-02-28 Listed $390,000 LCBR
• 2026-02-28 Listed $390,000 GAMLS
• 2017-11-17 Sold (Public Records) $271,000 Public Records
• 2017-11-14 Sold (MLS) $271,000 GAMLS
• 2017-11-14 Sold (MLS) $271,000 LCBR
• 2017-10-15 Listed $276,900 LCBR
• 2017-05-11 Listed $276,900 GAMLS

Property tax history

-1.7%/yr

Latest (2025): $1,538 · -2.9% YoY. Source: county tax records.