707 Cottonwood Ct · Grovetown, GA 30813

$218,000

3 bd · 2.0 ba · 1,379 sqft · Other public records · 13 Days on market

Built 1979 0.26 ac lot

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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 +12.5/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

All brick 3 bedroom 1 1/2 bath ranch. Absolutely adorable!!! New paint, new carpet, some new lighting. Large cul-de-sac lot. Very nice outbuilding with electricity, plus lean to. Perfect for entertaining outside!! Beautifully landscaped. Large fenced area for Fido or a big garden. Lovely, quiet neighborhood in the heart of Grovetown.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1979

Property features AI

Exterior

• Parking: 2 parking spaces total; 2-car garage; Paved parking pad
• Security: Smoke detectors; Fire sprinkler system
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Single family residence; One level; Entry on main level; Residential property
• Construction: Brick / brick veneer construction; Composition roof; Slab foundation; Built with additional details in remarks
• Exterior features: Garden; Wood fencing / fenced yard; Shed(s); Sprinklers in front and rear; Cul-de-sac lot; Paved road

Interior

• Kitchen: Electric cooktop; Dishwasher; Disposal; Electric and gas water heaters
• Bedrooms: Bedrooms located on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Electric heating; Natural gas; Fireplace heating
• Interior features: Walk-in closets; Ceiling fans; Eat-in kitchen; Garden windows; Window coverings; Unfurnished; Fireplace(s); Accessible kitchen appliances; Accessible washer/dryer; Smoke detectors; Fire sprinkler system
• Laundry & utility: Washer hookup; Accessible washer/dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $218k.

Deal economics

• At list price, monthly cash flow is $-30 ($-366/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (20.4% below list).
• Recommended offer: $174k (20.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.6% in Grovetown — 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 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); 724 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $7k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y 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 $143k; list at $218k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $173,570 (20.4% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-40,476
• Equity at exit: $32,505

10-year hold

• IRR: -16.0%
• Equity multiple: 0.17×
• Total profit: $-50,443
• Equity at exit: $18,849

Cash invested: $61,040 (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: 724
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,736 high
• Mortgage (P&I): −$1,143
• Tax from tax record: −$168 /mo · $2,011/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-30

Break-even live

Break-even rent $1,774

Max offer price $212,618

Occupancy floor 97%

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: $54,500
• Closing costs: $6,540
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1000 Station Dr Grovetown, GA	1.0–3.0	1.0–2.5	1226	$2,435	$1.99	14d	26	0.34mi
302 Joiner Cir Unit 302 Grovetown, GA	2.0	2.5	1202	$1,440	$1.20	21d	1	0.36mi
301 Joiner Cir Unit 301 Grovetown, GA	2.0	2.5	1202	$1,465	$1.22	23d	1	0.38mi
2053 Lotus Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	44d	1	0.39mi
112 Fiske St Unit C Grovetown, GA	2.0	1.0	1200	$1,100	$0.92	23d	1	0.39mi
7025 Hummingbird Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	44d	1	0.42mi
2027 Lotus Dr Grovetown, GA	2.0	2.5	1241	$1,515	$1.22	21d	1	0.43mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,495	$1.00	23d	1	0.44mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,550	$1.03	44d	1	0.44mi
614 Dobhill Ln Unit 614 Grovetown, GA	2.0	2.5	1163	$1,480	$1.27	44d	1	0.44mi
626 Dobhill Ln Unit 626 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	21d	1	0.44mi
7026 Hummingbird Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	44d	1	0.44mi
721 Tarvin Cir Unit 721 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	44d	1	0.44mi
5036 Mimosa Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	14d	1	0.44mi
2009 Lotus Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	44d	1	0.45mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	44d	1	0.49mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	23d	1	0.49mi
1913 Butternut Dr Grovetown, GA	2.0	2.5	1260	$1,785	$1.42	14d	1	0.59mi
302 Dorn St Grovetown, GA	4.0	3.0	1698	$1,960	$1.15	44d	1	0.64mi
135 Brighton Landing Dr Grovetown, GA	3.0	2.0	1588	$1,925	$1.21	23d	1	0.65mi
724 Tarvin Cir Grovetown, GA	1.0–2.0	1.0–2.5	1026	$1,440	$1.40	14d	3	0.68mi
5107 Heathbrook Dr Grovetown, GA	3.0	2.0	1570	$1,900	$1.21	21d	1	0.71mi
445 Northrop Pl Grovetown, GA	3.0	2.0	1300	$1,535	$1.18	23d	1	0.74mi
5112 Heathbrook Dr Grovetown, GA	3.0	2.5	1844	$2,000	$1.08	23d	1	0.75mi
133 Brandimere Dr Grovetown, GA	2.0	2.0	1100	$1,375	$1.25	14d	1	0.79mi
410 Northrop Pl Grovetown, GA	2.0	2.0	1366	$1,575	$1.15	14d	1	0.81mi
118 Brandimere Dr Grovetown, GA	2.0	2.0	1092	$1,400	$1.28	44d	1	0.82mi
413 Northrop Pl Grovetown, GA	2.0	2.0	1100	$1,250	$1.14	14d	1	0.82mi
413 Northrop Pl Grovetown, GA	2.0	2.0	1100	$1,341	$1.22	44d	1	0.82mi
402 Northrop Pl Grovetown, GA	2.0	2.0	1092	$1,225	$1.12	21d	1	0.83mi
201 Lynbrook Way Grovetown, GA	2.0	2.0	1092	$1,250	$1.14	14d	1	0.83mi
205 Old Berzelia Rd Grovetown, GA	2.0	2.0	1092	$1,300	$1.19	23d	1	0.92mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$2,000	$1.39	44d	1	0.93mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$1,950	$1.36	23d	1	0.93mi
134 Barbara St Grovetown, GA	4.0	2.5	1701	$1,820	$1.07	44d	1	0.95mi
806 Whispering Willow Ct Grovetown, GA	2.0	2.0	1135	$1,500	$1.32	23d	1	1.03mi
729 Whispering Willow Way Grovetown, GA	2.0	2.0	1223	$1,575	$1.29	23d	1	1.05mi
729 Whispering Willow Way Grovetown, GA	2.0	2.0	1223	$1,575	$1.29	44d	1	1.05mi
2057 Lake Forest Dr Grovetown, GA	4.0	2.0	1737	$1,825	$1.05	14d	1	1.06mi
1010 Salford Pl Grovetown, GA	3.0	2.0	1527	$1,800	$1.18	21d	1	1.21mi

Listing history 11 events

1. 2026-06-18
   days on market $218,000 Active 13 DOM
2. 2026-06-17
   days on market $218,000 Active 12 DOM
3. 2026-06-16
   days on market $218,000 Active 11 DOM
4. 2026-06-15
   days on market $218,000 Active 10 DOM
5. 2026-06-14
   days on market $218,000 Active 8 DOM
6. 2026-06-13
   days on market $218,000 Active 7 DOM
7. 2026-06-10
   days on market $218,000 Active 5 DOM
8. 2026-06-09
   days on market $218,000 Active 4 DOM
9. 2026-06-08
   days on market $218,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $218,000 Active 2 DOM

ⓘ 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: $2,011 · $168/mo
• Projected year-2 tax: $2,011 · $168/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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $20,828
• − Mortgage interest: −$12,211
• − Property taxes: −$2,011
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$6,342
• Taxable loss: −$4,159
• Est. tax savings @ 24.0%: +$998
• 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.

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

+445.0% since first listed

9 events — show timeline

• 2026-06-03 Listed $218,000 Hive MLS
• 2020-07-31 Sold (Public Records) $143,000 Public Records
• 2020-07-22 Sold (MLS) $143,000 Hive MLS
• 2020-07-22 Sold (MLS) $143,000 Hive MLS
• 2020-06-11 Sold (Public Records) $115,000 Public Records
• 2020-06-11 Listed $147,900 Hive MLS
• 2020-06-11 Listed $147,900 Hive MLS
• 1984-09-01 Sold (Public Records) $44,950 Public Records
• 1982-11-01 Sold (Public Records) $40,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $2,011 · -5.7% YoY. Source: county tax records.