1146 Fawn Forest Rd · Grovetown, GA 30813

$255,000

3 bd · 2.0 ba · 1,499 sqft · Other public records · 41 Days on market

Built 2016 9,148 sqft lot $170/sqft · 10% below area Est $283k · 10% under $42/mo HOA · 2% of rent

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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).

• ARV discount +11.9/15.0
• Cash flow +10.2/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1146 Fawn Forrest Drive - a beautifully designed 3-bedroom, 2-bathroom home located in the sought-after Estates at Deer Hollow in Grovetown, GA. With 1,499 square feet of thoughtfully planned living space, this home offers comfort, charm, and convenience all in one. Step inside to an open floorplan that feels bright and inviting. The spacious living room features vaulted ceilings, creating an airy atmosphere perfect for both everyday living and entertaining. The kitchen includes stainless steel appliances, an island with bar seating, and a cozy breakfast nook--making it the ideal space for gatherings or casual meals. The owner suite offers a peaceful retreat, complete with a tray

Key facts

• Cozy breakfast nook
• Resort style pool
• Open floorplan

Tags

• OPEN FLOORPLAN
• STAINLESS STEEL APPLIANCES
• ISLAND WITH BAR SEATING
• COZY BREAKFAST NOOK
• PRIVATE WOODED VIEW
• RESORT STYLE POOL

Property features AI

Finance

• Other: Subdivision: The Estates At Deer Hollow; Zoning: PUD; Directions available
• HOA & community: Homeowners association with annual fee of $500 (about $41.67/month); Community pool; Playground; Tennis courts; Sidewalks and street lights

Exterior

• Parking: 2 parking spaces; Attached 2-car garage with concrete driveway and garage door opener
• Security: Owned security system; Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One-story home; Entry level: 1
• Construction: Brick, vinyl siding, and frame construction; Composition roof; Slab foundation; Built as a residential single family home
• Exterior features: Covered patio or porch; Deck; Front porch; Landscaped yard; Front and rear sprinklers; Has a view

Interior

• Kitchen: Range; Disposal; Dishwasher; Microwave; Electric water heater
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Kitchen island; Pantry; Eat-in kitchen; Window coverings; Insulated windows
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $255k.

Deal economics

• At list price, monthly cash flow is $-145 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (20.7% below list).
• Recommended offer: $202k (20.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.6% in Grovetown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Euchee Creek Elementary School (math 53% / reading 42%, grade D, #298 of 1,228 statewide, top 24%, 657 students, 36% FRL); Harlem Middle School (math 36% / reading 42%, grade F, #155 of 470 statewide, top 33%, 981 students, 39% FRL); Harlem High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,223 students, 33% FRL).
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-17 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); 737 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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, 61% 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 $202,256 (20.7% 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 41 days. Have you received any prior offers? Is the seller open to a 21% 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. 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?
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: 0.79% ✗
• Cap rate: 5.61%
• Cash-on-cash: -2.43%
• DSCR: 0.89
• GRM: 10.5

CMA / ARV

• ARV (median comp): $282,967
• List price: $255,000
• Delta: -9.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.24×
• Total profit: $-54,213
• Equity at exit: $38,021

10-year hold

• IRR: -21.8%
• Equity multiple: -0.03×
• Total profit: $-73,613
• Equity at exit: $22,048

Cash invested: $71,400 (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 30813

• Home prices YoY: -29.2%
• Rents YoY: 1.1%
• Active inventory: 737
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,023 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$257 /mo · $3,084/yr
• Insurance: −$106
• HOA: −$42
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-145

Break-even live

Break-even rent $2,206

Max offer price $229,445

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-72	+0% $-145	+5% $-217	+10% $-289
Rent	-10% $-304	-5% $-225	+0% $-145	+5% $-65	+10% $15
Rate	-1.0pp $-16	-0.5pp $-80	base $-145	+0.5pp $-211	+1.0pp $-278

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1161 Fawn Forest Rd Grovetown, GA	4.0	2.0	1865	$2,700	$1.45	45d	1	0.09mi
1253 Birch Cir Grovetown, GA	4.0	2.0	1776	$2,100	$1.18	45d	1	0.37mi
945 Cannock St Grovetown, GA	4.0	2.0	1786	$2,000	$1.12	25d	1	0.46mi
4041 Rosedale Pl #1 Grovetown, GA	3.0	2.0	1516	$1,800	$1.19	45d	1	0.67mi
4041 Rosedale Pl #1 Grovetown, GA	3.0	2.0	1516	$1,800	$1.19	25d	1	0.67mi
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	16d	1	0.68mi
1101 Clareton Dr Grovetown, GA	3.0	3.0	1601	$1,895	$1.18	25d	1	0.79mi
2057 Lake Forest Dr Grovetown, GA	4.0	2.0	1737	$1,825	$1.05	16d	1	0.89mi
201 Lynbrook Way Grovetown, GA	2.0	2.0	1092	$1,250	$1.14	16d	1	0.92mi
118 Brandimere Dr Grovetown, GA	2.0	2.0	1092	$1,400	$1.28	45d	1	0.94mi
413 Northrop Pl Grovetown, GA	2.0	2.0	1100	$1,250	$1.14	16d	1	0.95mi
413 Northrop Pl Grovetown, GA	2.0	2.0	1100	$1,341	$1.22	45d	1	0.95mi
402 Northrop Pl Grovetown, GA	2.0	2.0	1092	$1,225	$1.12	23d	1	0.95mi
133 Brandimere Dr Grovetown, GA	2.0	2.0	1100	$1,375	$1.25	16d	1	0.96mi
410 Northrop Pl Grovetown, GA	2.0	2.0	1366	$1,575	$1.15	16d	1	0.97mi
445 Northrop Pl Grovetown, GA	3.0	2.0	1300	$1,535	$1.18	25d	1	1.01mi
456 Brantley Cove Cir Grovetown, GA	3.0	2.5	1652	$1,995	$1.21	45d	1	1.20mi
724 Tarvin Cir Grovetown, GA	1.0–2.0	1.0–2.5	1026	$1,440	$1.40	16d	3	1.29mi
3615 Penrith Dr Grovetown, GA	4.0	2.0	1842	$2,125	$1.15	45d	1	1.39mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,495	$1.00	25d	1	1.39mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,550	$1.03	45d	1	1.39mi
1913 Butternut Dr Grovetown, GA	2.0	2.5	1260	$1,785	$1.42	16d	1	1.45mi
7026 Hummingbird Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	45d	1	1.46mi
729 Whispering Willow Way Grovetown, GA	2.0	2.0	1223	$1,575	$1.29	45d	1	1.46mi
729 Whispering Willow Way Grovetown, GA	2.0	2.0	1223	$1,575	$1.29	25d	1	1.46mi
7025 Hummingbird Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	45d	1	1.50mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	45d	1	1.50mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	25d	1	1.50mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 34 events

1. 2026-06-22
   days on market $255,000 Active 41 DOM
2. 2026-06-18
   days on market $255,000 Active 38 DOM
3. 2026-06-17
   days on market $255,000 Active 37 DOM
4. 2026-06-16
   days on market $255,000 Active 36 DOM
5. 2026-06-15
   days on market $255,000 Active 35 DOM
6. 2026-06-14
   days on market $255,000 Active 33 DOM
7. 2026-06-13
   days on market $255,000 Active 32 DOM
8. 2026-06-10
   days on market $255,000 Active 30 DOM
9. 2026-06-09
   days on market $255,000 Active 29 DOM
10. 2026-06-08
    days on market $255,000 Active 28 DOM
11. 2026-06-07
    days on market $255,000 Active 27 DOM
12. 2026-06-03
    days on market $255,000 Active 23 DOM
13. 2026-06-02
    days on market $255,000 Active 22 DOM
14. 2026-06-01
    days on market $255,000 Active 21 DOM
15. 2026-05-31
    days on market $255,000 Active 20 DOM
16. 2026-05-30
    days on market $255,000 Active 19 DOM
17. 2026-05-11
    historical
18. 2026-04-30
    listed $262,500 Active
19. 2026-04-30
    listed $262,500 Active 1630-char remark
20. 2025-08-03
    historical
21. 2025-08-03
    historical
22. 2025-07-23
    listed $262,500
23. 2025-07-23
    listed $262,500
24. 2022-09-07
    soldstatus $240,000
25. 2022-09-02
    soldstatus $240,000
26. 2022-09-02
    soldstatus $240,000
27. 2022-07-01
    listed $240,000
28. 2022-07-01
    listed $240,000
29. 2017-03-24
    soldstatus $168,990
30. 2017-03-24
    soldstatus $168,990
31. 2016-09-12
    soldstatus $930,800
32. 2016-07-22
    listed $168,990
33. 2016-07-22
    listed $168,990
34. 2016-05-31
    soldstatus $35,000

ⓘ 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: $3,084 · $257/mo
• Projected year-2 tax: $3,084 · $257/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,271
• − Mortgage interest: −$14,284
• − Property taxes: −$3,084
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,942
• − Management: −$1,942
• − HOA: −$504
• − Depreciation: −$7,418
• Taxable loss: −$6,178
• Est. tax savings @ 24.0%: +$1,483
• After-tax cash flow: $-253/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: 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

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 · 154,184 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: 960.0

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: —

Market trends

• HPI YoY: ▼ -96.24%
• Current HPI: 233.821
• Rent YoY: ▲ 1.15%
• Metro: Augusta-Richmond County, GA-SC
• 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

+628.6% since first listed

19 events — show timeline

• 2026-05-28 Price Changed $255,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-30 Listed $262,500 Hive MLS
• 2026-04-30 Listed $262,500 Hive MLS
• 2025-08-03 Listing Removed — Hive MLS
• 2025-08-03 Listing Removed — Hive MLS
• 2025-07-23 Listed $262,500 Hive MLS
• 2025-07-23 Listed $262,500 Hive MLS
• 2022-09-07 Sold (Public Records) $240,000 Public Records
• 2022-09-02 Sold (MLS) $240,000 Hive MLS
• 2022-09-02 Sold (MLS) $240,000 Hive MLS
• 2022-07-01 Listed $240,000 Hive MLS
• 2022-07-01 Listed $240,000 Hive MLS
• 2017-03-24 Sold (MLS) $168,990 Hive MLS
• 2017-03-24 Sold (MLS) $168,990 Hive MLS
• 2016-09-12 Sold (Public Records) $930,800 Public Records
• 2016-07-22 Listed $168,990 Hive MLS
• 2016-07-22 Listed $168,990 Hive MLS
• 2016-05-31 Sold (Public Records) $35,000 Public Records

Property tax history

+25.8%/yr

Latest (2025): $3,084 · -3.2% YoY. Source: county tax records.