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517 E Robinson Ave Triplex
B+ Composite 78.07
Why this score? — see what drove the B+ 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 +30.0/30.0
  • ARV discount +15.0/15.0
  • 1% rule +10.0/10.0
  • DSCR +10.0/10.0
  • Condition / age +3.8/5.0
  • Livability +3.7/5.0
  • Schools +2.9/10.0
  • Rent growth +2.8/5.0
  • Appreciation +0.0/10.0

$265,000

517 E Robinson Ave · Grovetown, GA 30813
5 bd · 3.0 ba · 2,372 sqft · MultiFamily · 89 Days on market
Built 1955 Good condition 0.50 ac lot $112/sqft · 20% below area Est $330k · 20% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Fully Occupied Triplex in Columbia County. Prime Investment Opportunity near Fort Gordon! This income-producing triplex offers three rental units, all currently occupied by tenants. Ideally located in Columbia County with convenient access to Fort Gordon, this property is a fantastic addition to any investment portfolio. • Unit A | 2 Bed / 1 Bath -- Recently updated with modern finishes • Unit B | 2 Bed / 1 Bath • Unit C | 1 Bed / 1 Bath With all units generating rental income from day one, this is a turnkey opportunity you won't want to miss! * * Pictures are of renovated Unit C before tenant moved in.

Key facts

  • Turnkey opportunity
  • 0.5 acre lot
  • Built 1955

Tags

PRIME INVESTMENT OPPORTUNITYINCOME PRODUCING TRIPLEXTURNKEY OPPORTUNITY

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
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What this means for you Summary

Snapshot

  • This is a 2×2.0bd/1.0ba + 1×1.0bd/1.0ba units multifamily listed at $265k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $2k ($18k/yr) — positive. Per door: $506/mo.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($4k rent vs $265k).
  • Recommended offer: $249k (6.0% below list) — sets the bar for market timing.

Location & tenants

  • Location reads 73/100 on livability (#57 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
  • Columbia County (suburban): math 49% / reading 52% proficiency, ranked #13 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
  • Zoned schools: Grovetown Elementary School (math 39% / reading 31%, grade F, #523 of 1,228 statewide, top 43%, 979 students, 56% FRL); Grovetown Middle School (math 25% / reading 38%, grade F, #234 of 470 statewide, top 50%, 1,080 students, 49% FRL); Grovetown High School (math 15% / reading 25%, grade F, #232 of 424 statewide, top 56%, 2,236 students, 34% FRL) — zoned schools average 46% FRL vs 26% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
  • Zoned-school proficiency averages 29% at this address vs 50% district-wide (-22 pts) — the specific schools serving this property underperform the Columbia County average; the district grade overstates school quality for this exact location.
  • Market conditions: Rents rising (+1.1%/yr); 856 active listings in the ZIP; solid renter incomes; 1,213 units permitted in Columbia 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 $8k of value loss. Plan a longer hold.
  • Columbia County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
  • At projected returns (-3.0% appreciation + 1.1% rent growth), your $74k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

  • It's been on market 89 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
  • 6 sale attempts since 5y 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 $132k; list at $265k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

  • Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
  • Climate carrying-cost: major wind risk, 60% 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 $249,100 (6.0% below list)

Questions for the listing agent

  1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
  2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
  3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
  4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
  6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

1% rule
1.60%
Cap rate
13.17%
Cash-on-cash
24.57%
DSCR
2.09
GRM
5.2

CMA / ARV

ARV (median comp)
$330,170
List price
$265,000
Delta
-19.74%
Verdict
UNDERPRICED
Comps
2 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
4611 Martha's Way 0.29mi 4/2.5 (-1) 2,536 (+7%) 0mo $309,000 $122 68
7601 Main St 1.22mi 4/2.5 (-1) 2,365 (-0%) 1mo $324,999 $137 57
5168 Captain Dr #157 0.95mi 5/3.0 2,511 (+6%) 1mo $335,000 $133 54
5155 Captain Drive Dr #149 0.92mi 5/3.0 2,511 (+6%) 2mo $346,430 $138 54
7628 Pleasantville Way 1.37mi 4/2.5 (-1) 2,300 (-3%) 2mo $295,000 $128 52
201 Williams St 0.34mi 4/2.0 (-1) 1,912 (-19%) 1mo $243,500 $127 50
106 Bennett St St 0.56mi 4/3.0 (-1) 1,933 (-18%) 1mo $289,000 $150 43
908 Inman Dr 0.94mi 5/3.0 2,884 (+22%) 1mo $317,000 $110 39
2044 Saylor Ln 1.46mi 4/2.5 (-1) 2,110 (-11%) 1mo $322,900 $153 38
1384 Admiral Avenue Ave #117 0.98mi 5/3.5 2,721 (+15%) 0mo $375,000 $138 38
528 Alex Ct 1.29mi 4/3.0 (-1) 2,689 (+13%) 2mo $399,985 $149 36
5163 Captain Dr #147 0.94mi 4/2.5 (-1) 1,976 (-17%) 1mo $310,560 $157 32

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 · 1.15% rent growth · sell at horizon

5-year hold
IRR
15.8%
Equity multiple
1.62×
Total profit
$46,119
Equity at exit
$39,512
10-year hold
IRR
23.1%
Equity multiple
2.81×
Total profit
$134,351
Equity at exit
$22,912

Cash invested: $74,200 (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.

ZIP-level market 30813

Home prices YoY
-29.2%
Rents YoY
1.1%
Active inventory
856
Price-to-rent
15.1×

Monthly cashflow live

Estimated rent
$4,241 high interval (Pro) →
Mortgage (P&I)
$1,390
Tax est. 1.5%
$331 /mo · $3,975/yr
Insurance
$110
HOA
$0
Vacancy / Maint / Mgmt
$891
Net cashflow
$1,519

3-unit breakdown (identical units grouped — click to expand)

UnitsBedsBathsEst. rent
1× unit 1 1 $1,325
Total (3 units) $4,241

Break-even live

Break-even rent $2,318
Max offer price $265,000
Occupancy floor 59%

Sensitivity live

Price -10% $1,702 -5% $1,611 +0% $1,519 +5% $1,427 +10% $1,336
Rent -10% $1,184 -5% $1,352 +0% $1,519 +5% $1,687 +10% $1,854
Rate -1.0pp $1,652 -0.5pp $1,586 base $1,519 +0.5pp $1,450 +1.0pp $1,381

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
$66,250
Closing costs
$7,950
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 33 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
1010 Salford Pl Grovetown, GA 3.0 2.0 1527 $1,800 $1.18 70d 1 0.09mi
843 Bryan Cir Grovetown, GA 2.0 2.0 $1,350 72d 1 0.24mi
846 Bryan Cir Grovetown, GA 2.0 2.0 1050 $1,450 $1.38 70d 1 0.27mi
630 Butler Springs Cir Grovetown, GA 3.0 2.0 1513 $1,895 $1.25 93d 1 0.41mi
611 Butler Springs Cir Grovetown, GA 3.0 2.0 1780 $1,800 $1.01 63d 1 0.53mi
326 Browning Dr Grovetown, GA 2.0 2.0 1092 $1,250 $1.14 63d 1 0.54mi
664 Butler Springs Cir Grovetown, GA 3.0 2.0 1542 $1,825 $1.18 93d 1 0.57mi
701 Benelli Ct Unit 00 740 Grovetown, GA 3.0 2.5 1500 $1,750 $1.17 93d 1 0.58mi
4003 Hidden Crossing Ln Grovetown, GA 3.0 2.5 1970 $1,995 $1.01 63d 2 0.69mi
1120 Dodge Ln Unit 10 Grovetown, GA 2.0 1.0 690 $999 $1.45 63d 1 0.72mi
647 Dobhill Ln Unit 647 Grovetown, GA 1.0 1.0 851 $1,275 $1.50 93d 1 0.77mi
721 Tarvin Cir Unit 721 Grovetown, GA 2.0 2.5 1163 $1,505 $1.29 93d 1 0.78mi
614 Dobhill Ln Unit 614 Grovetown, GA 2.0 2.5 1163 $1,480 $1.27 93d 1 0.78mi
626 Dobhill Ln Unit 626 Grovetown, GA 2.0 2.5 1163 $1,505 $1.29 70d 1 0.78mi
602A Dorn St Grovetown, GA 2.0 1.0 $1,150 72d 1 0.80mi
1100 Outlook DR Grovetown, GA 1.0–2.0 1.0–2.0 854 $1,475 $1.73 63d 5 0.81mi
301 Joiner Cir Unit 301 Grovetown, GA 2.0 2.5 1202 $1,465 $1.22 72d 1 0.84mi
112 Fiske St Unit C Grovetown, GA 2.0 1.0 1200 $1,100 $0.92 72d 1 0.85mi
302 Joiner Cir Unit 302 Grovetown, GA 2.0 2.5 1202 $1,440 $1.20 70d 1 0.86mi
5167 Captain Dr Grovetown, GA 3.0 2.0 $2,000 70d 1 0.93mi
345 Washington St Grovetown, GA 3.0 2.0 1455 $1,961 $1.35 70d 1 1.03mi
100 Whiskey Rd Grovetown, GA 1.0–2.0 1.0–2.0 685 $1,025 $1.50 63d 1 1.04mi
205 Old Berzelia Rd Grovetown, GA 2.0 2.0 1092 $1,300 $1.19 72d 1 1.05mi
301 Hazelnut Dr Grovetown, GA 3.0 2.0 1572 $1,500 $0.95 72d 1 1.17mi
301 Hazelnut Dr Grovetown, GA 3.0 2.0 1572 $1,500 $0.95 93d 1 1.17mi
444 Madison St Grovetown, GA 3.0 2.0 1546 $1,750 $1.13 93d 1 1.21mi
444 Madison St Grovetown, GA 3.0 2.0 1546 $1,700 $1.10 70d 1 1.21mi
806 Whispering Willow Ct Grovetown, GA 2.0 2.0 1135 $1,500 $1.32 72d 1 1.22mi
729 Whispering Willow Way Grovetown, GA 2.0 2.0 1223 $1,575 $1.29 72d 1 1.29mi
729 Whispering Willow Way Grovetown, GA 2.0 2.0 1223 $1,575 $1.29 93d 1 1.29mi
620 Goodale Ln Grovetown, GA 2.0 2.5 1500 $1,550 $1.03 93d 1 1.32mi
620 Goodale Ln Grovetown, GA 2.0 2.5 1500 $1,495 $1.00 72d 1 1.32mi
724 Tarvin Cir Grovetown, GA 1.0–2.0 1.0–2.5 1026 $1,440 $1.40 63d 3 1.36mi

Property features AI

Finance

Financial info
Unit rents: 1-bedroom unit $500; 2-bedroom units $1,020 and $580

Exterior

Parking
Other parking
Utilities
Public waterPublic sewer
Home design
Residential income propertyApproximately 0.5-acre lot (about 108 x 194)
Exterior features
Patio or porch (other)

Interior

Bedrooms
One 1-bedroom unitTwo 2-bedroom units
Heating & cooling
Heating: Natural gas and otherHas cooling (type listed as Other)
Interior features
Central heating and cooling

Listing history 50 events

  1. 2026-08-08
    days on market $265,000 Active 89 DOM
  2. 2026-08-07
    days on market $265,000 Active 88 DOM
  3. 2026-08-06
    days on market $265,000 Active 87 DOM
  4. 2026-08-05
    days on market $265,000 Active 86 DOM
  5. 2026-08-04
    days on market $265,000 Active 85 DOM
  6. 2026-08-03
    days on market $265,000 Active 84 DOM
  7. 2026-07-31
    days on market $265,000 Active 81 DOM
  8. 2026-07-29
    statusdays on market $265,000 Active 79 DOM
  9. 2026-07-27
    days on market $265,000 Active Under Contract 77 DOM
  10. 2026-07-25
    days on market $265,000 Active Under Contract 75 DOM
  11. 2026-07-24
    days on market $265,000 Active Under Contract 74 DOM
  12. 2026-07-23
    days on market $265,000 Active Under Contract 73 DOM
  13. 2026-07-22
    status $265,000 Active Under Contract 72 DOM
  14. 2026-07-22
    days on market $265,000 Active 72 DOM
  15. 2026-07-21
    days on market $265,000 Active 71 DOM
  16. 2026-07-18
    days on market $265,000 Active 68 DOM
  17. 2026-07-16
    days on market $265,000 Active 66 DOM
  18. 2026-07-16
    days on market $265,000 Active 65 DOM
  19. 2026-07-14
    days on market $265,000 Active 64 DOM
  20. 2026-07-13
    days on market $265,000 Active 63 DOM
  21. 2026-07-12
    days on market $265,000 Active 62 DOM
  22. 2026-07-11
    days on market $265,000 Active 61 DOM
  23. 2026-07-10
    days on market $265,000 Active 60 DOM
  24. 2026-07-09
    days on market $265,000 Active 59 DOM
  25. 2026-07-08
    days on market $265,000 Active 58 DOM
  26. 2026-07-07
    days on market $265,000 Active 57 DOM
  27. 2026-07-06
    days on market $265,000 Active 56 DOM
  28. 2026-07-05
    days on market $265,000 Active 55 DOM
  29. 2026-07-04
    days on market $265,000 Active 54 DOM
  30. 2026-07-03
    days on market $265,000 Active 53 DOM
  31. 2026-07-02
    days on market $265,000 Active 52 DOM
  32. 2026-07-01
    days on market $265,000 Active 51 DOM
  33. 2026-06-30
    days on market $265,000 Active 50 DOM
  34. 2026-06-29
    days on market $265,000 Active 49 DOM
  35. 2026-06-28
    days on market $265,000 Active 48 DOM
  36. 2026-06-28
    days on market $265,000 Active 47 DOM
  37. 2026-06-27
    days on market $265,000 Active 46 DOM
  38. 2026-06-25
    days on market $265,000 Active 44 DOM
  39. 2026-06-23
    days on market $265,000 Active 42 DOM
  40. 2026-06-22
    days on market $265,000 Active 41 DOM
  41. 2026-06-18
    days on market $265,000 Active 38 DOM
  42. 2026-06-17
    days on market $265,000 Active 37 DOM
  43. 2026-06-16
    days on market $265,000 Active 36 DOM
  44. 2026-06-15
    days on market $265,000 Active 35 DOM
  45. 2026-06-14
    days on market $265,000 Active 33 DOM
  46. 2026-06-13
    days on market $265,000 Active 32 DOM
  47. 2026-06-10
    days on market $265,000 Active 30 DOM
  48. 2026-06-09
    days on market $265,000 Active 29 DOM
  49. 2026-06-08
    days on market $265,000 Active 28 DOM
  50. 2026-06-07
    days on market $265,000 Active 27 DOM

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

Climate risk First Street

  • 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
  • 🔥 Wildfire 4/10 Moderate
  • 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
  • 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
  • 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

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Taxation est. · year 1

Rental income
$50,892
− Mortgage interest
−$14,844
− Property taxes
−$3,975
− Insurance
−$1,325
− Repairs & maintenance
−$4,071
− Management
−$4,071
− Depreciation
−$7,709
Taxable income
$14,896
combined federal + state — saved on this device
Est. tax owed @ 24.0%
−$3,575
After-tax cash flow
$14,653/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 · 9 photos

Good 75/100 Cosmetic rehab Est. rehab $11,860–$35,580 screening

This property is in good condition with a good condition score of 75. It has recently been updated and is ready for immediate occupancy. The most impactful updates to increase its value are painting the exterior siding, replacing countertops, and enhancing the landscaping.

Repairs flagged

  • Minor Countertops — Some wear visible on countertops in the kitchen.
  • Minor Foundation — Some minor wear on the foundation visible in exterior photos.

Value-add opportunities

  • Resale Paint exterior siding — Fresh paint can significantly improve curb appeal and home value.
  • Resale Replace countertops — Modern countertops can enhance the kitchen's appearance and functionality.
  • Both Landscaping — Enhanced landscaping can improve curb appeal and attract more tenants.

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 29/100

Zoned Schools

Elementary Grovetown Elementary School F GA #523/1,228 Nat'l #22,904/41,679 Middle Grovetown Middle School F GA #234/470 Nat'l #8,497/14,009 High Grovetown High School F GA #232/424 Nat'l #14,027/17,239

Schools (NCES district)

District
Columbia County
NCES district ID
1301410
Math proficiency
49% ▼ -6.00%
Reading proficiency
52% ▼ -4.00%
Median HH income
$69,358
Composite
45.04/100
National rank
#2695
State rank
#13 of 174 in GA
B Composite livability gradescore 73/100

Livability — Grovetown

Score
73/100
State rank
#57
US rank
#5433

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Grovetown, GA
County
Columbia County · 189,073 people
City population
52,466
Metro
Augusta-Richmond County, GA-SC
Population (ZIP)
52,466
Household income
$86,923
Rent vs Own
27.2% rent · 72.8% own
Severe rent burden
10% of renters

Population outlook (Columbia County) Hauer SSP2

Today (2025)
189,073 people
By 2030
212,277 · +12.3%
By 2040
259,480 · +37.2%
By 2050
306,991 · +62.4%
By 2075
421,213 · +122.8%
By 2100
496,722 · +162.7%

Race, ethnicity, and origin ACS 2023

Neighborhood character
Diverse neighborhood (Simpson 0.65)
Race & ethnicity
White 51% Black 29% Hispanic / Latino 11% Two or more races 10% Asian 2%
Hispanic origin (detail)
Mexican 5% Puerto Rican 3%
Common ancestry
Italian 2% Serbian 1% Lithuanian 1%
Foreign-born
6% · Canada, Vietnam
Languages at home
88% English-only · Spanish 7% German/W. Germanic 2% Other Indo-European 1%

Political lean MEDSL · Columbia

2024 margin
Strong R (+25.6) · D 36.8% · R 62.5%
2008→2024 swing
+17.0pp toward D · 2008: -42.7pp · 2024: -25.6pp
All cycles
2024: R+25.6 2020: R+25.8 2016: R+37.7 2012: R+43.0 2008: R+42.7

Not yet ingested

Civics

Price history

+104.0% since first listed
11 events — show timeline
  • 2026-05-11 Listing Removed Hive MLS
  • 2026-05-11 Listing Removed Hive MLS
  • 2026-05-01 Listed $265,000 Hive MLS
  • 2026-05-01 Listed $265,000 Hive MLS
  • 2024-06-30 Listing Removed Hive MLS
  • 2021-09-22 Listed $249,000 Hive MLS
  • 2021-09-22 Listed $249,000 Hive MLS
  • 2021-03-05 Sold (MLS) $132,000 Hive MLS
  • 2021-03-05 Sold (MLS) $132,000 Hive MLS
  • 2021-01-26 Listed $129,900 Hive MLS
  • 2021-01-26 Listed $129,900 Hive MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…