307 Rabun Valley Ln · Martinez, GA 30907

$289,900

4 bd · 2.0 ba · 2,187 sqft · SingleFamily public records · 38 Days on market

Built 1979 0.61 ac lot $133/sqft · 13% below area Est $346k · 16% under $32/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 +14.8/15.0
• Cash flow +8.6/30.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous home situated on . 61 acre in Columbia Co. Spacious Great Room w/ cathedral ceiling, stone FP & wet bar. All baths updated w/ tile, new faucets & fixtures. New Roof 2005! Lg deck + 26x7 screened porch.

Key facts

• Large family room
• Natural privacy
• Newer roof

Tags

• MATURE TREES
• NATURAL PRIVACY
• LARGE FAMILY ROOM
• STONE FIREPLACE
• NEWER ROOF
• SCREENED PORCH

Property features AI

Finance

• Other: Zoning: R; Subdivision: Watervale; Directions: Stevens Creek Road into Watervale; take the first left into Habersham. At dead end turn right on Rabun Valley Lane. House is on the right.
• HOA & community: Homeowners association with annual fee ($383); Community pool; Tennis court(s)

Exterior

• Parking: Attached 2-car garage; Asphalt driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Multi/split level; Entry level: 1
• Construction: Brick and wood siding exterior; Composition roof; Crawl space foundation; Home warranty included
• Exterior features: Deck; Porch; Screened porch; Wooded lot; Landscaped; Paved road access; Has view

Interior

• Kitchen: Built-in gas oven; Built-in electric oven; Cooktop; Dishwasher; Disposal; Gas water heater
• Bedrooms: Total rooms: 11
• Flooring: Carpet; Vinyl; Wood; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Fireplace(s); Central air conditioning; Ceiling fan(s)
• Interior features: Entrance foyer; Wet bar; Eat-in kitchen; Window coverings; Insulated windows; Vented exhaust fan
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-250 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $246k (15.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (29.1% below list).
• Recommended offer: $205k (29.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#23 in GA, #3,514 nationally) — a middle-class / working-renter tenant base. Strengths: employment 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: Stevens Creek Elementary School (math 72% / reading 70%, grade A-, #52 of 1,228 statewide, top 4%, 839 students, 16% FRL); Riverside Middle School (math 60% / reading 62%, grade B+, #36 of 470 statewide, top 8%, 757 students, 19% FRL); Lakeside High School (math 23% / reading 31%, grade F, #162 of 424 statewide, top 40%, 1,940 students, 24% FRL).
• Market conditions: Rents rising (+1.1%/yr); 333 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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).
• This rent runs 30% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 38 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 23y 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 $200k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,414 (29.1% 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 38 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.70%
• DSCR: 0.84
• GRM: 11.8

CMA / ARV

• ARV (median comp): $345,792
• List price: $289,900
• Delta: -16.16%
• 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
315 Rabun Valley Ln	0.09mi	3/2.0 (-1)	2,219 (+2%)	0mo	$300,000	$135	88
719 Gentlewind Ln	0.27mi	3/2.5 (-1)	2,166 (-1%)	3mo	$334,000	$154	76
345 Old Salem Way	0.38mi	3/2.5 (-1)	2,100 (-4%)	1mo	$359,900	$171	68
863 Brookfield Pkwy	0.64mi	4/2.5	2,194 (+0%)	1mo	$305,000	$139	67
810 Mayo Ln	0.43mi	3/2.5 (-1)	2,234 (+2%)	3mo	$280,000	$125	67
705 Cool Brook Ct	0.23mi	3/2.0 (-1)	1,934 (-12%)	1mo	$290,000	$150	64
1123 Hampstead Pl	0.28mi	4/2.5	2,450 (+12%)	2mo	$340,000	$139	63
3557 Watervale Way	0.37mi	3/2.5 (-1)	2,028 (-7%)	1mo	$338,000	$167	63
2044 Bridgewater Dr	0.38mi	3/2.0 (-1)	1,983 (-9%)	5mo	$205,000	$103	58
444 Parliament Rd	0.61mi	3/2.5 (-1)	2,107 (-4%)	2mo	$430,000	$204	57
3555 Watervale Way	0.36mi	3/2.5 (-1)	1,996 (-9%)	6mo	$295,000	$148	57
862 Brookfield Pkwy	0.59mi	3/2.5 (-1)	2,084 (-5%)	1mo	$172,000	$83	56

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.18×
• Total profit: $-66,761
• Equity at exit: $43,225

10-year hold

• IRR: -26.0%
• Equity multiple: -0.16×
• Total profit: $-93,907
• Equity at exit: $25,065

Cash invested: $81,172 (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 30907

• Rents YoY: 1.1%
• Active inventory: 333
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,054 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$200 /mo · $2,396/yr
• Insurance: −$121
• HOA: −$32
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-250

Break-even live

Break-even rent $2,371

Max offer price $245,741

Occupancy floor —

Sensitivity live

Price	-10% $-86	-5% $-168	+0% $-250	+5% $-332	+10% $-414
Rent	-10% $-412	-5% $-331	+0% $-250	+5% $-169	+10% $-88
Rate	-1.0pp $-104	-0.5pp $-176	base $-250	+0.5pp $-325	+1.0pp $-402

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
307 Rabun Valley Ln Augusta, GA	3.0	2.5	2187	$2,195	$1.00	45d	1	0.02mi
711 Cool Brook Ct Augusta, GA	3.0	2.5	1716	$1,995	$1.16	24d	1	0.19mi
711 Cool Brook Ct Augusta, GA	3.0	2.5	1716	$1,995	$1.16	44d	1	0.19mi
837 Mayo Ln Augusta, GA	3.0	2.5	1886	$1,900	$1.01	15d	1	0.36mi
3025 Silverwood Dr Augusta, GA	3.0	2.0	1755	$1,861	$1.06	44d	1	0.54mi
323 Sally Dr Augusta, GA	3.0	2.0	1434	$1,595	$1.11	24d	1	0.75mi
323 Sally Dr Augusta, GA	3.0	2.0	1434	$1,595	$1.11	44d	1	0.75mi
483 Cambridge Way Augusta, GA	3.0	2.5	2241	$2,300	$1.03	44d	1	0.93mi
2055 Reserve Ln Augusta, GA	3.0	2.5	1762	$1,520	$0.86	44d	1	1.01mi
17 Macaulay Pl Augusta, GA	3.0	3.0	1623	$1,475	$0.91	44d	1	1.07mi
17 Macaulay Pl Augusta, GA	3.0	3.0	1623	$1,475	$0.91	24d	1	1.07mi
3218 Winding Wood Pl Augusta, GA	4.0	3.0	2040	$3,500	$1.72	44d	1	1.16mi
311 Gardners Mill Ct Augusta, GA	4.0	2.0	2078	$2,150	$1.03	44d	1	1.46mi

HOA detail

• Monthly dues: $32 · $384/yr

Listing history 36 events

1. 2026-06-18
   days on market $289,900 Active 38 DOM
2. 2026-06-17
   days on market $289,900 Active 37 DOM
3. 2026-06-16
   days on market $289,900 Active 36 DOM
4. 2026-06-15
   days on market $289,900 Active 35 DOM
5. 2026-06-14
   days on market $289,900 Active 33 DOM
6. 2026-06-13
   days on market $289,900 Active 32 DOM
7. 2026-06-10
   days on market $289,900 Active 30 DOM
8. 2026-06-09
   days on market $289,900 Active 29 DOM
9. 2026-06-08
   days on market $289,900 Active 28 DOM
10. 2026-06-07
    days on market $289,900 Active 27 DOM
11. 2026-06-03
    days on market $289,900 Active 23 DOM
12. 2026-06-02
    days on market $289,900 Active 22 DOM
13. 2026-06-01
    days on market $289,900 Active 21 DOM
14. 2026-05-31
    days on market $289,900 Active 20 DOM
15. 2026-05-30
    days on market $289,900 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-05-08
    listed $299,900 Active
18. 2026-05-07
    listed $299,900 Active 903-char remark
19. 2026-02-13
    price $204,900

    Show marketing remark (222 chars)

    Fabulous home situated on . 61 acre in Columbia Co. Spacious Great Room w/ cathedral ceiling, stone FP & wet bar. All baths updated w/ tile, new faucets & fixtures. New Roof 2005! Lg deck + 26x7 screened porch.

20. 2022-06-25
    listed $1,825,000

    Show marketing remark (222 chars)

    Fabulous home situated on . 61 acre in Columbia Co. Spacious Great Room w/ cathedral ceiling, stone FP & wet bar. All baths updated w/ tile, new faucets & fixtures. New Roof 2005! Lg deck + 26x7 screened porch.

21. 2022-06-25
    historical

    Show marketing remark (222 chars)

    Fabulous home situated on . 61 acre in Columbia Co. Spacious Great Room w/ cathedral ceiling, stone FP & wet bar. All baths updated w/ tile, new faucets & fixtures. New Roof 2005! Lg deck + 26x7 screened porch.

22. 2017-03-28
    soldstatus $200,000
23. 2006-07-24
    soldstatus $204,000
24. 2006-07-12
    soldstatus $204,000 Closed

    Show marketing remark (222 chars)

    Fabulous home situated on . 61 acre in Columbia Co. Spacious Great Room w/ cathedral ceiling, stone FP & wet bar. All baths updated w/ tile, new faucets & fixtures. New Roof 2005! Lg deck + 26x7 screened porch.

25. 2006-07-12
    soldstatus $204,000

    Show marketing remark (222 chars)

    Fabulous home situated on . 61 acre in Columbia Co. Spacious Great Room w/ cathedral ceiling, stone FP & wet bar. All baths updated w/ tile, new faucets & fixtures. New Roof 2005! Lg deck + 26x7 screened porch.

26. 2006-05-29
    listed $204,900
27. 2003-07-31
    soldstatus $155,167
28. 2003-07-31
    soldstatus $155,167
29. 2003-07-31
    soldstatus $155,200
30. 2003-04-24
    listed $159,900
31. 2003-04-24
    listed $159,900
32. 1997-08-14
    soldstatus $132,000
33. 1994-01-06
    soldstatus $141,000
34. 1989-11-01
    soldstatus $129,500
35. 1987-04-01
    soldstatus $125,000
36. 1979-06-01
    soldstatus $84,900

ⓘ 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: $2,396 · $200/mo
• Projected year-2 tax: $2,667 · $222/mo
• Expected delta: +$271/yr (+$23/mo · 11.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $24,650
• − Mortgage interest: −$16,239
• − Property taxes: −$2,396
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,972
• − Management: −$1,972
• − HOA: −$384
• − Depreciation: −$8,433
• Taxable loss: −$8,196
• Est. tax savings @ 24.0%: +$1,967
• After-tax cash flow: $-1,033/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 — Martinez

• Score: 76/100
• State rank: #23
• US rank: #3514

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martinez, GA
• County: Columbia County · 154,184 people
• City population: 46,975
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 46,975
• Household income: $81,912
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 983.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Asian 7% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Vietnamese 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: ▼ -174.93%
• Current HPI: 233.5167
• Rent YoY: ▲ 1.12%
• 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

+241.5% since first listed

22 events — show timeline

• 2026-05-27 Price Changed $289,900 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-08 Listed $299,900 Hive MLS
• 2026-05-07 Listed $299,900 Hive MLS
• 2026-02-13 Price Changed $204,900 Hive MLS
• 2022-06-25 Listing Removed — Hive MLS
• 2022-06-25 Listed $1,825,000 Hive MLS
• 2017-03-28 Sold (Public Records) $200,000 Public Records
• 2006-07-24 Sold (Public Records) $204,000 Public Records
• 2006-07-12 Sold (MLS) $204,000 Hive MLS
• 2006-07-12 Sold (MLS) $204,000 Hive MLS
• 2006-05-29 Listed $204,900 Hive MLS
• 2003-07-31 Sold (Public Records) $155,200 Public Records
• 2003-07-31 Sold (MLS) $155,167 Hive MLS
• 2003-07-31 Sold (MLS) $155,167 Hive MLS
• 2003-04-24 Listed $159,900 Hive MLS
• 2003-04-24 Listed $159,900 Hive MLS
• 1997-08-14 Sold (Public Records) $132,000 Public Records
• 1994-01-06 Sold (Public Records) $141,000 Public Records
• 1989-11-01 Sold (Public Records) $129,500 Public Records
• 1987-04-01 Sold (Public Records) $125,000 Public Records
• 1979-06-01 Sold (Public Records) $84,900 Public Records

Property tax history

+1.3%/yr

Latest (2025): $2,396 · -14.1% YoY. Source: county tax records.