🏗️ New Construction
1168 Cypress Way · Greensboro, GA
Flood risk No data
- FEMA flood zone
- —
- Chance of flooding over 30 yrs
- —
- Est. flood insurance / yr
- —
Fire risk No data
- Est. fire insurance / yr
- —
Heat risk No data
- Hot days now (above threshold)
- —
- Hot days in 30 yrs
- —
Wind risk No data
- Chance of severe wind over 30 yrs
- —
Air-quality risk No data
- Unhealthy air days now
- —
- Unhealthy air days in 30 yrs
- —
Risk factors via First Street. Map © Google.
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 +13.4/30.0
- ARV discount +7.5/15.0
- 1% rule +4.8/10.0
- DSCR +4.2/10.0
- Condition / age +4.0/5.0
- Livability +3.2/5.0
- Rent growth +2.5/5.0
- Schools +0.8/10.0
- Appreciation +0.0/10.0
$374,450
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
Discover the Charm of the Contour Exceptional curb appeal sets the stage for this beautifully appointed Contour home, featuring an extended front porch that creates a warm and welcoming first impression. Nestled to capture picturesque, landscaped backyard views, this home offers the perfect blend of comfort, style, and functionality. Inside, you'll find a bright, open-concept layout designed for effortless everyday living and entertaining. The spacious kitchen, complete with a large center island and adjacent dining area, serves as the heart of the home, providing an inviting space for gathering with family and friends. The expansive living area flows seamlessly into a versatile flex room, ideal for a home office, craft room, fitness space, or additional lounge area to suit your lifestyle. A gathering room extension and covered porch create a seamless indoor-outdoor living experience, perfect for enjoying Georgia's beautiful weather year-round. The extended garage offers valuable extra storage space and is ideal for parking a golf cart or accommodating outdoor gear and hobbies. Located within the prestigious, gated Del Webb at Lake Oconee community, this vibrant 55+ active adult neighborhood offers an exceptional lifestyle less than two hours from Atlanta. Residents enjoy thoughtfully designed ranch-style homes, resort-inspired amenities, and beautifully crafted open floor plans. As the only Del Webb community in the nation with direct lake access, homeowners have the unique opportunity to embrace lake living while enjoying a full calendar of social events, clubs, and activities at the community clubhouse. Whether you're spending the day on the water, connecting with neighbors, or simply relaxing at home, Del Webb at Lake Oconee offers the perfect setting to enjoy the lifestyle you've earned.
Key facts
- Covered porch
- Large center island
- Extended front porch
Tags
Neighborhood map
What this means for you Summary
Snapshot
- This is a 2-bed/2.0-bath single-family listed at $374k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($4k rent vs $374k).
- Recommended offer: $363k (3.0% below list) — sets the bar for market timing.
- Cap rate 6.0% vs local median 1.1% 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: 744 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 295 units permitted in Greene County in 2024 (0 in 5+ unit buildings).
- At $4,000/mo this rent would consume 54% of the median local household income ($89k/yr) — very limited rent-growth headroom before tenants either downsize or default.
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 51 days — a 3% lower offer ($363k) is reasonable based on typical stale-listing flexibility.
- 8 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.
Questions for the listing agent
- What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
- It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 0.96% ✗
- Cap rate
- 5.97%
- Cash-on-cash
- -1.14%
- DSCR
- 0.95
- GRM
- 8.7
CMA / ARV
- ARV (median comp)
- $418,424
- List price
- $374,450
- Delta
- -10.51%
- 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 |
|---|---|---|---|---|---|---|---|
| 1158 Cypress Way | 0.01mi | 2/2.0 | 1,492 (0%) | 1mo | $365,000 | $245 | 99 |
| 1045 Cypress Way | 0.10mi | 2/2.0 | 1,550 (+4%) | 4mo | $403,018 | $260 | 86 |
| 1178 Cypress Way | 0.16mi | 2/2.0 | 1,550 (+4%) | 4mo | $399,987 | $258 | 83 |
| 1218 Cypress Way | 0.05mi | 2/2.0 | 1,445 (-3%) | 14mo | $418,448 | $290 | 80 |
| 1290 Starboard Way | 0.26mi | 3/2.0 (+1) | 1,444 (-3%) | 12mo | $440,000 | $305 | 67 |
| 1280 Starboard Way | 0.24mi | 2/2.0 | 1,278 (-14%) | 1mo | $317,000 | $248 | 64 |
| 1100 Southern Pine Rd | 0.47mi | 2/2.0 | 1,570 (+5%) | 12mo | $417,000 | $266 | 59 |
| 1020 Chickasaw Chief Pl | 0.46mi | 2/2.0 | 1,674 (+12%) | 0mo | $355,000 | $212 | 58 |
| 1280 Starboard Way | 0.24mi | 2/2.0 | 1,278 (-14%) | 12mo | $380,000 | $297 | 54 |
| 1000 Eight Knot Ct | 0.55mi | 2/2.0 | 1,596 (+7%) | 11mo | $417,000 | $261 | 54 |
| 1031 Eight Knot Ct | 0.55mi | 2/2.0 | 1,422 (-5%) | 17mo | $390,000 | $274 | 53 |
| 1070 Spring Station Rd | 0.69mi | 3/2.0 (+1) | 1,700 (+14%) | 15mo | $420,000 | $247 | 27 |
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
- IRR
- -18.1%
- Equity multiple
- 0.36×
- Total profit
- $-74,619
- Equity at exit
- $62,388
- IRR
- -10.2%
- Equity multiple
- 0.38×
- Total profit
- $-72,938
- Equity at exit
- $36,178
Cash invested: $117,159 (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
Active competition Active MLS
- For sale now
- 23 active · 13 under contract
- Months of supply
- 10.6 mo (9%/mo absorbed)
- Median asking
- $404,900 ($260/sqft)
- Median days on market
- 85 d
- This list price
- 35% of active listings are priced below it
- ARV vs active asking
- +7.8% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 30642
- Active inventory
- 744
- Price-to-rent
- 7.8×
Monthly cashflow live
- Estimated rent
- $4,000 medium interval (Pro) →
- Mortgage (P&I)
- −$2,194
- Tax est. 1.5%
- −$523 /mo · $6,276/yr
- Insurance
- −$174
- HOA
- −$380
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$840
- Net cashflow
- $-112
Break-even live
Sensitivity live
| Price | -10% $178 | -5% $33 | +0% $-112 | +5% $-256 | +10% $-401 |
|---|---|---|---|---|---|
| Rent | -10% $-428 | -5% $-270 | +0% $-112 | +5% $46 | +10% $204 |
| Rate | -1.0pp $99 | -0.5pp $-5 | base $-112 | +0.5pp $-220 | +1.0pp $-330 |
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
- $104,606
- Closing costs
- $12,553
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 2 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 | 0d | 1 | 0.35mi |
| 1021 Leeward Run Trl Greensboro, GA | 2.0 | 2.0 | 1868 | $4,000 | $2.14 | 109d | 1 | 0.35mi |
Property features AI
Finance
- Other
- Roads are paved/asphalt with private road frontageLocated within Del Webb at Lake Oconee community
- HOA & community
- Monthly association fee of $380Association maintains grounds and reserve fundCommunity receptionistCommunity amenities include clubhouse, fitness center, pool, spa/hot tub, playground, pickleball, tennis, sidewalks and street lightsHomeowners association in place
Exterior
- Parking
- Attached garage with garage door openerTwo garage spaces (2 total parking)DrivewayOpen parking available
- Security
- Gated communityCommunity security included in association
- Utilities
- Private water sourcePublic sewer110V and 220V (220V in garage)Cable availableElectricity availablePhone availableUnderground utilitiesWater available
- Home design
- One-level homeNew constructionBuilt by Del Webb
- Construction
- Brick, frame and HardiPlank exteriorShingle composition roof with ridge ventsSlab foundation
- Exterior features
- Private yardCovered patioPatioOutdoor lightingPrivate entranceRain guttersIrrigation system
Interior
- Kitchen
- Breakfast barCabinetsEat-in kitchenKitchen islandPantrySolid surface countersOpen view to family roomDishwasherElectric rangeMicrowaveGarbage disposal
- Bedrooms
- Master suite on main levelTwo main-level bedrooms
- Flooring
- CarpetHardwoodTile
- Bathrooms
- Two full bathroomsMaster bathroom with double vanity and shower
- Heating & cooling
- Heat pump (heating and cooling)
- Interior features
- Crown moldingDouble vanityEntrance foyer9-ft main level ceilingsHigh-speed internetRecessed lightingSmart home featuresTray ceilingsWalk-in closetsDouble pane windowsNo common walls
- Laundry & utility
- Main-level laundry roomElectric dryer hookupElectric water heater
HOA detail $380/mo · $4,560/yr
- Likely covers
- watersecurity
Listing history 50 events
-
2026-09-24days on market $374,450 Active 51 DOM
-
2026-09-22days on market $374,450 Active 50 DOM
-
2026-09-21days on market $374,450 Active 49 DOM
-
2026-09-20days on market $374,450 Active 48 DOM
-
2026-09-18days on market $374,450 Active 46 DOM
-
2026-09-17days on market $374,450 Active 45 DOM
-
2026-09-16days on market $374,450 Active 44 DOM
-
2026-09-15days on market $374,450 Active 43 DOM
-
2026-09-14days on market $374,450 Active 42 DOM
-
2026-09-13days on market $374,450 Active 41 DOM
-
2026-09-12days on market $374,450 Active 40 DOM
-
2026-09-11days on market $374,450 Active 39 DOM
-
2026-09-05days on market $374,450 Active 33 DOM
-
2026-09-04days on market $374,450 Active 32 DOM
-
2026-09-03days on market $374,450 Active 31 DOM
-
2026-08-30days on market $374,450 Active 27 DOM
-
2026-08-29days on market $374,450 Active 26 DOM
-
2026-08-28days on market $374,450 Active 25 DOM
-
2026-08-27days on market $374,450 Active 24 DOM
-
2026-08-25days on market $374,450 Active 22 DOM
-
2026-08-24days on market $374,450 Active 21 DOM
-
2026-08-23days on market $374,450 Active 20 DOM
-
2026-08-22days on market $374,450 Active 19 DOM
-
2026-08-21days on market $374,450 Active 18 DOM
-
2026-08-20days on market $374,450 Active 17 DOM
-
2026-08-19days on market $374,450 Active 16 DOM
-
2026-08-18days on market $374,450 Active 15 DOM
-
2026-08-17days on market $374,450 Active 14 DOM
-
2026-08-16days on market $374,450 Active 13 DOM
-
2026-08-15days on market $374,450 Active 12 DOM
-
2026-08-14days on market $374,450 Active 11 DOM
-
2026-08-13days on market $374,450 Active 10 DOM
-
2026-08-12days on market $374,450 Active 9 DOM
-
2026-08-11days on market $374,450 Active 8 DOM
-
2026-08-10days on market $374,450 Active 7 DOM
-
2026-08-09days on market $374,450 Active 6 DOM
-
2026-08-08days on market $374,450 Active 5 DOM
-
2026-08-07days on market $374,450 Active 4 DOM
-
2026-08-06days on market $374,450 Active 3 DOM
-
2026-08-05days on market $374,450 Active 2 DOM
-
2026-08-03days on market $374,450 Active 1 DOM
Show marketing remark (1838 chars)
Discover the Charm of the Contour Exceptional curb appeal sets the stage for this beautifully appointed Contour home, featuring an extended front porch that creates a warm and welcoming first impression. Nestled to capture picturesque, landscaped backyard views, this home offers the perfect blend of comfort, style, and functionality. Inside, you'll find a bright, open-concept layout designed for effortless everyday living and entertaining. The spacious kitchen, complete with a large center island and adjacent dining area, serves as the heart of the home, providing an inviting space for gathering with family and friends. The expansive living area flows seamlessly into a versatile flex room, ideal for a home office, craft room, fitness space, or additional lounge area to suit your lifestyle. A gathering room extension and covered porch create a seamless indoor-outdoor living experience, perfect for enjoying Georgia's beautiful weather year-round. The extended garage offers valuable extra storage space and is ideal for parking a golf cart or accommodating outdoor gear and hobbies. Located within the prestigious, gated Del Webb at Lake Oconee community, this vibrant 55+ active adult neighborhood offers an exceptional lifestyle less than two hours from Atlanta. Residents enjoy thoughtfully designed ranch-style homes, resort-inspired amenities, and beautifully crafted open floor plans. As the only Del Webb community in the nation with direct lake access, homeowners have the unique opportunity to embrace lake living while enjoying a full calendar of social events, clubs, and activities at the community clubhouse. Whether you're spending the day on the water, connecting with neighbors, or simply relaxing at home, Del Webb at Lake Oconee offers the perfect setting to enjoy the lifestyle you've earned.
-
2026-07-31days on market $374,450 Active 92 DOM
-
2026-07-29days on market $374,450 Active 90 DOM
-
2026-07-27days on market $374,450 Active 88 DOM
-
2026-07-25days on market $374,450 Active 86 DOM
-
2026-07-24days on market $374,450 Active 85 DOM
-
2026-07-23days on market $374,450 Active 84 DOM
-
2026-07-22days on market $374,450 Active 83 DOM
-
2026-07-22price $374,450 Active 82 DOM
-
2026-07-21days on market $384,225 Active 82 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $48,000
- − Mortgage interest
- −$23,438
- − Property taxes
- −$6,276
- − Insurance
- −$2,092
- − Repairs & maintenance
- −$3,840
- − Management
- −$3,840
- − HOA
- −$4,560
- − Depreciation
- −$12,172
- Taxable loss
- −$8,219
- Est. tax savings @ 24.0%
- +$1,973
- After-tax cash flow
- $633/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.
Condition & rehab AI · 12 photos
This home is in excellent condition with a good curb appeal and well-maintained interior. It has a good resale and rental value with minor updates that could further enhance its appeal.
Value-add opportunities
- Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
- Both Landscaping improvements — Enhances curb appeal and adds value ↑
- Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
- Resale Bathroom fixtures — Modernizes the bathroom and appeals to potential buyers ↑
Zoned Schools
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
Schools grade is shown separately in the Schools card above.
Census & demographics
- County
- Greene · 17,835 people
- Population (ZIP)
- 14,884
- Household income
- $89,394
- Rent vs Own
- Severe rent burden
- 2% of renters
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
-6.1% since first listed29 events — show timeline
- 2026-08-03 Listed $374,450 FMLS
- 2026-08-03 Listed $374,450 GAMLS
- 2026-07-31 Listing Removed — GAMLS
- 2026-07-22 Price Changed $374,450 GAMLS
- 2026-07-19 Price Changed $374,450 Zillow
- 2026-07-17 Price Changed $374,450 LCBR
- 2026-07-17 Price Changed $376,975 Zillow
- 2026-07-15 Price Changed $375,975 Zillow
- 2026-06-22 Price Changed $369,225 Zillow
- 2026-06-20 Price Changed $369,225 LCBR
- 2026-06-12 Price Changed $384,225 GAMLS
- 2026-06-12 Listed $384,225 LCBR
- 2026-05-23 Price Changed $384,225 Zillow
- 2026-05-20 Price Changed $384,225 LCBR
- 2026-04-30 Listed $389,818 GAMLS
- 2026-04-28 Listing Removed — GAMLS
- 2026-04-28 Listing Removed — FMLS
- 2026-04-08 Price Changed $389,818 GAMLS
- 2026-03-27 Price Changed $389,818 Zillow
- 2026-03-25 Price Changed $389,818 LCBR
- 2026-03-25 Price Changed $389,818 FMLS
- 2026-03-05 Price Changed $396,418 Zillow
- 2026-03-04 Price Changed $396,418 LCBR
- 2026-03-04 Price Changed $396,418 FMLS
- 2026-03-04 Price Changed $399,987 LCBR
- 2026-01-24 Listed $398,601 GAMLS
- 2026-01-24 Listed $398,601 FMLS
- 2026-01-23 Listed $398,601 LCBR
- 2026-01-15 Listed $398,601 Zillow
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…