1168 Cypress Way · Greensboro, GA 30642

$384,225

2 bd · 2.0 ba · 1,492 sqft · SingleFamily · 50 Days on market

Built 2025 Good condition 6,969 sqft lot $380/mo HOA · 10% of rent ↓ 4% 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 +10.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Schools +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great curb appeal welcomes you to this beautifully designed home featuring an extended front porch and beautifully landscaped backyard views. Inside, enjoy an open and inviting layout with a spacious kitchen island and dining area, ideal for everyday living and entertaining. The open living area flows seamlessly into a versatile flex room, perfect for an office, hobby space, or additional gathering area. A gathering extension with covered porch enhances indoor-outdoor living, while the garage extension offers added storage and is perfect for a golf cart. Located in the gated, golf-cart community of Del Webb at Lake Oconee, this 55+ active adult neighborhood is less than two hours from Atlanta. Residents enjoy crafted ranch-style homes, thoughtful open floor plans, and access to direct lake living-the only Del Webb community in the nation with lake access. Spend your days on the water or enjoying the Clubhouse and its full calendar of planned activities.

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Community pool

Property features AI

Finance

• Other: Located on a private road (asphalt/paved); Lot described on final plat for Del Webb at Lake Oconee
• HOA & community: Monthly association fee; Association covers grounds maintenance, receptionist, reserve fund, security, pool, and tennis; Community amenities include clubhouse, fitness center, gated entry, lake, pickleball, playground, pool, sidewalks, spa/hot tub, and street lights

Exterior

• Parking: Attached garage with garage door opener; Driveway parking; Total 2 parking spaces (2 garage spaces); Open parking available
• Security: Community security (through association)
• Utilities: Private water source; Public sewer; 110V electrical service with 220V in garage; Cable, phone, and underground utilities available
• Home design: One-story home; New construction; Built by Del Webb
• Construction: Brick, frame, and HardiPlank exterior; Shingle composition roof with ridge vents; Slab foundation
• Exterior features: Covered patio; Private entrance; Private yard; Exterior lighting; Rain gutters; Irrigation system

Interior

• Kitchen: Breakfast bar; Cabinetry; Eat-in kitchen; Kitchen island; Pantry; Solid surface counters; Open view to family room; Dishwasher; Electric range; Microwave; Garbage disposal
• Bedrooms: Master bedroom on main; Additional bedroom on main
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: Two full bathrooms; Master bath with double vanity and shower
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Crown molding; Double vanity; Entrance foyer; 9-ft ceilings on main; High-speed internet; Recessed lighting; Smart home features; Tray ceilings; Walk-in closets; Double-pane windows; No common walls
• Laundry & utility: Main-level laundry room; Electric dryer hookup; Electric water heater

🏗️ New construction. The $384,225 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $431,438.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $384k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-202 ($-2k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $384k).
• Recommended offer: $373k (3.0% below list) — sets the bar for market timing.
• Cap rate 5.7% 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: 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 5% at this address vs 32% district-wide (-27 pts) — the specific schools serving this property underperform the Greene County average; the district grade overstates school quality for this exact location.
• 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 $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 50 days — a 3% lower offer ($373k) is reasonable based on typical stale-listing flexibility.
• 7 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 $372,698 (3.0% below list)

Questions for the listing agent

1. 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?
2. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.00%
• DSCR: 0.91
• GRM: 9.0

CMA / ARV

• ARV (median comp): $431,438
• List price: $384,225
• Delta: -10.94%
• 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
1218 Cypress Way	0.05mi	2/2.0	1,445 (-3%)	11mo	$418,448	$290	83
1290 Starboard Way	0.26mi	3/2.0 (+1)	1,444 (-3%)	9mo	$440,000	$305	70
1100 Southern Pine Rd	0.48mi	2/2.0	1,570 (+5%)	9mo	$417,000	$266	62
1280 Starboard Way	0.25mi	2/2.0	1,278 (-14%)	9mo	$380,000	$297	57
1000 Eight Knot Ct	0.55mi	2/2.0	1,596 (+7%)	8mo	$417,000	$261	56
1031 Eight Knot Ct	0.55mi	2/2.0	1,422 (-5%)	14mo	$390,000	$274	55
1010 Chickasaw Chief Pl	0.45mi	2/2.0	1,568 (+5%)	23mo	$390,000	$249	51
1051 Southern Pine Rd	0.51mi	2/2.0	1,596 (+7%)	18mo	$385,000	$241	50
1230 Flat Rock St	0.73mi	2/2.0	1,540 (+3%)	14mo	$336,000	$218	49
1010 Cottonwood Trc	0.59mi	2/2.0	1,596 (+7%)	20mo	$370,630	$232	45
1261 Branch Creek Way	0.68mi	2/2.0	1,580 (+6%)	20mo	$430,000	$272	42
1070 Spring Station Rd	0.70mi	3/2.0 (+1)	1,700 (+14%)	12mo	$420,000	$247	30

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-82,456
• Equity at exit: $64,329

10-year hold

• IRR: -12.1%
• Equity multiple: 0.28×
• Total profit: $-87,138
• Equity at exit: $37,303

Cash invested: $120,803 (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: 8.0×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$2,263
• Tax est. 1.5%: −$539 /mo · $6,472/yr
• Insurance: −$180
• HOA: −$380
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $-202

Break-even live

Break-even rent $4,255

Max offer price $402,270

Occupancy floor —

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: $107,860
• Closing costs: $12,943
• 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	13d	1	0.35mi

HOA detail

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

Listing history 32 events

1. 2026-06-19
   days on market $384,225 Active 50 DOM
2. 2026-06-18
   days on market $384,225 Active 49 DOM
3. 2026-06-17
   days on market $384,225 Active 48 DOM
4. 2026-06-16
   days on market $384,225 Active 47 DOM
5. 2026-06-15
   days on market $384,225 Active 46 DOM
6. 2026-06-14
   days on market $384,225 Active 44 DOM
7. 2026-06-13
   days on market $384,225 Active 43 DOM
8. 2026-06-10
   days on market $384,225 Active 41 DOM
9. 2026-06-09
   days on market $384,225 Active 40 DOM
10. 2026-06-08
    days on market $384,225 Active 39 DOM
11. 2026-06-07
    days on market $384,225 Active 38 DOM
12. 2026-06-03
    days on market $384,225 Active 34 DOM
13. 2026-06-02
    days on market $384,225 Active 33 DOM
14. 2026-06-01
    days on market $384,225 Active 32 DOM
15. 2026-05-31
    days on market $384,225 Active 31 DOM
16. 2026-05-30
    days on market $384,225 Active 30 DOM
17. 2026-04-30
    listed $389,818 New 969-char remark

    Show marketing remark (969 chars)

    Great curb appeal welcomes you to this beautifully designed home featuring an extended front porch and beautifully landscaped backyard views. Inside, enjoy an open and inviting layout with a spacious kitchen island and dining area, ideal for everyday living and entertaining. The open living area flows seamlessly into a versatile flex room, perfect for an office, hobby space, or additional gathering area. A gathering extension with covered porch enhances indoor-outdoor living, while the garage extension offers added storage and is perfect for a golf cart. Located in the gated, golf-cart community of Del Webb at Lake Oconee, this 55+ active adult neighborhood is less than two hours from Atlanta. Residents enjoy crafted ranch-style homes, thoughtful open floor plans, and access to direct lake living-the only Del Webb community in the nation with lake access. Spend your days on the water or enjoying the Clubhouse and its full calendar of planned activities.

18. 2026-04-30
    listed $389,818 Active 975-char remark

    Show marketing remark (969 chars)

    Great curb appeal welcomes you to this beautifully designed home featuring an extended front porch and beautifully landscaped backyard views. Inside, enjoy an open and inviting layout with a spacious kitchen island and dining area, ideal for everyday living and entertaining. The open living area flows seamlessly into a versatile flex room, perfect for an office, hobby space, or additional gathering area. A gathering extension with covered porch enhances indoor-outdoor living, while the garage extension offers added storage and is perfect for a golf cart. Located in the gated, golf-cart community of Del Webb at Lake Oconee, this 55+ active adult neighborhood is less than two hours from Atlanta. Residents enjoy crafted ranch-style homes, thoughtful open floor plans, and access to direct lake living-the only Del Webb community in the nation with lake access. Spend your days on the water or enjoying the Clubhouse and its full calendar of planned activities.

19. 2026-04-28
    historical
20. 2026-04-28
    historical
21. 2026-04-08
    price $389,818
22. 2026-03-27
    price $389,818
23. 2026-03-25
    price $389,818
24. 2026-03-25
    price $389,818
25. 2026-03-05
    price $396,418
26. 2026-03-04
    price $396,418
27. 2026-03-04
    price $396,418
28. 2026-03-04
    price $399,987
29. 2026-01-24
    listed $398,601 Active
30. 2026-01-24
    listed $398,601 New
31. 2026-01-23
    listed $398,601 Active
32. 2026-01-15
    listed $398,601 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $48,000
• − Mortgage interest: −$24,167
• − Property taxes: −$6,472
• − Insurance: −$2,157
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$4,560
• − Depreciation: −$12,551
• Taxable loss: −$9,587
• Est. tax savings @ 24.0%: +$2,301
• After-tax cash flow: $-118/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

Good 80/100 None rehab

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

Renovation cost estimate screening

Value-add ROI direction

• 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 ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-3.6% since first listed

21 events — show timeline

• 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 FMLS
• 2026-05-20 Price Changed $384,225 LCBR
• 2026-04-30 Listed $389,818 FMLS
• 2026-04-30 Listed $389,818 GAMLS
• 2026-04-28 Listing Removed — FMLS
• 2026-04-28 Listing Removed — GAMLS
• 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 FMLS
• 2026-01-24 Listed $398,601 GAMLS
• 2026-01-23 Listed $398,601 LCBR
• 2026-01-15 Listed $398,601 Zillow