Valor Plan · Grovetown, GA 30813

$290,600

3 bd · 2.5 ba · 1,772 sqft · SingleFamily · 76 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.9/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Valor is a 1,772 square foot, two-story plane from Declaration Homes by Ivey Homes. With three bedrooms, two and a half bathrooms, and a two-car garage, this plan delivers an smart, efficient layout that makes the most of every square foot. The open-concept main level brings a spacious family room, kitchen, and cafe together in a natural flow that feels comfortable from the moment you walk through the door. A powder room and foyer keep the main level polished and practical, while an optional covered porch out back extends your living space outdoors. Upstairs, the primary suite offers a genuine retreat with a private bath, walk-in closet, and conveniently placed laundry just steps away. Two additional bedrooms share a well-appointed full bath, rounding out an upstairs that works beautifully for families and first-time buyers alike. The quality you want, in a home that fits right where you are in life.

Key facts

• Private bath
• Walk-in closet
• Spacious family room

Tags

• OPEN-CONCEPT MAIN LEVEL
• SPACIOUS FAMILY ROOM
• OPTIONAL COVERED PORCH
• PRIVATE BATH
• WALK-IN CLOSET
• CONVENIENTLY PLACED LAUNDRY

🏗️ New construction. The $290,600 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $332,231.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $291k.

Deal economics

• At list price, monthly cash flow is $-498 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (21.7% below list).
• Recommended offer: $228k (21.7% below list) — sets the bar for 1% rule.

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: schools C-, 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.
• Market conditions: Rents rising (+1.1%/yr); 725 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).
• This rent runs 31% of the median local income ($87k/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 $10k 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 76 days — a 6% lower offer ($273k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $227,565 (21.7% 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 76 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.68% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.43%
• DSCR: 0.71
• GRM: 12.2

CMA / ARV

• ARV (median comp): $332,231
• List price: $290,600
• Delta: -12.53%
• 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
1811 Harbury Dr Unit Tp100	0.12mi	3/2.0	1,714 (-3%)	4mo	$323,000	$188	84
753 Woodvine Dr Unit Tp156	0.23mi	3/2.5	1,800 (+2%)	4mo	$325,500	$181	83
423 Tillery Park Dr Unit Tp140	0.16mi	3/2.5	1,876 (+6%)	2mo	$343,000	$183	81
939 Walker Point Dr Unit Tp88	0.16mi	3/2.5	1,876 (+6%)	2mo	$349,900	$187	81
6230 Canterbury Farms Pkwy Unit Tp123	0.13mi	3/2.0	1,648 (-7%)	3mo	$329,900	$200	78
421 Tillery Park Dr Unit Tp139	0.15mi	3/2.0	1,896 (+7%)	3mo	$345,900	$182	77
425 Tillery Park Dr Unit Tp141	0.16mi	3/2.0	1,648 (-7%)	4mo	$320,000	$194	75
6244 Canterbury Farms Pkwy Unit Tp118	0.10mi	3/2.5	2,013 (+14%)	4mo	$354,900	$176	70
755 Woodvine Dr Unit Tp155	0.23mi	4/2.5 (+1)	1,888 (+6%)	4mo	$335,000	$177	70
740 Woodvine Dr Unit Tp174	0.28mi	3/2.0	1,570 (-11%)	2mo	$315,000	$201	65
221 Claudia Dr	0.52mi	4/2.5 (+1)	1,845 (+4%)	0mo	$300,000	$163	64
293 Claudia Dr	0.57mi	4/2.5 (+1)	1,976 (+12%)	4mo	$295,000	$149	46

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: -29.4%
• Equity multiple: 0.04×
• Total profit: $-89,692
• Equity at exit: $49,537

10-year hold

• IRR: -39.9%
• Equity multiple: -0.45×
• Total profit: $-135,267
• Equity at exit: $28,725

Cash invested: $93,025 (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: 725
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,276 high
• Mortgage (P&I): −$1,742
• Tax est. 1.5%: −$415 /mo · $4,983/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $-498

Break-even live

Break-even rent $2,906

Max offer price $260,139

Occupancy floor —

Sensitivity live

Price	-10% $-269	-5% $-383	+0% $-498	+5% $-613	+10% $-728
Rent	-10% $-678	-5% $-588	+0% $-498	+5% $-408	+10% $-318
Rate	-1.0pp $-331	-0.5pp $-414	base $-498	+0.5pp $-584	+1.0pp $-672

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: $83,058
• Closing costs: $9,967
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 AVIGNON Unit TP77 Grovetown, GA	4.0	3.5	2460	$2,800	$1.14	44d	1	0.11mi
306 AVIGNON Unit TP77 Grovetown, GA	4.0	3.5	2460	$2,800	$1.14	24d	1	0.12mi
738 Woodvine Dr Grovetown, GA	3.0	2.5	1772	$2,135	$1.20	22d	1	0.30mi
2109 Kinsale Ave Grovetown, GA	3.0	2.0	1956	$1,995	$1.02	22d	1	0.65mi
2467 Newbury Ave Grovetown, GA	4.0	3.0	2236	$2,300	$1.03	15d	1	0.68mi
918 Williford Run Dr Grovetown, GA	4.0	2.5	2190	$2,195	$1.00	15d	1	0.76mi
1721 Dunmore Ave Grovetown, GA	4.0	3.0	2112	$2,200	$1.04	15d	1	0.85mi
3615 Penrith Dr Grovetown, GA	4.0	2.0	1842	$2,125	$1.15	44d	1	0.86mi
1007 Linsmore Ave Grovetown, GA	3.0	2.5	1574	$2,100	$1.33	44d	1	0.87mi
456 Brantley Cove Cir Grovetown, GA	3.0	2.5	1652	$1,995	$1.21	44d	1	0.88mi
484 Brantley Cove Cir Grovetown, GA	4.0	2.5	2128	$2,200	$1.03	44d	1	0.91mi
484 Brantley Cove Cir Grovetown, GA	4.0	2.5	2128	$2,200	$1.03	24d	1	0.91mi
488 Brantley Cove Cir Grovetown, GA	3.0	2.5	2161	$2,100	$0.97	44d	1	0.91mi
1042 Linsmore Ave Grovetown, GA	3.0	3.0	1550	$1,900	$1.23	22d	1	0.92mi
1042 Linsmore Ave Grovetown, GA	3.0	2.5	1550	$1,900	$1.23	24d	1	0.92mi
1055 Linsmore Ave Grovetown, GA	3.0	2.5	1540	$1,875	$1.22	15d	1	0.94mi
1058 Linsmore Ave Grovetown, GA	3.0	2.5	1540	$1,875	$1.22	24d	1	0.95mi
1063 Linsmore Ave Grovetown, GA	3.0	2.5	1656	$1,975	$1.19	24d	1	0.96mi
1066 Linsmore Ave Grovetown, GA	3.0	2.5	1574	$1,720	$1.09	15d	1	0.96mi
3915 Griese Ln Grovetown, GA	4.0	2.5	1924	$1,975	$1.03	44d	1	1.14mi
3926 Griese Ln Grovetown, GA	4.0	2.5	1936	$2,231	$1.15	24d	1	1.15mi
724 Buddy Ct Grovetown, GA	3.0	2.0	1612	$1,870	$1.16	24d	1	1.23mi
5336 Nikki Way Unit 1 Grovetown, GA	4.0	2.5	1755	$1,895	$1.08	44d	1	1.26mi
5336 Nikki Way Grovetown, GA	4.0	3.0	1755	$1,895	$1.08	24d	1	1.26mi
703 Buddy Ct Grovetown, GA	3.0	2.5	1545	$1,750	$1.13	24d	1	1.30mi
703 Buddy Ct Grovetown, GA	3.0	2.5	1545	$1,750	$1.13	44d	1	1.30mi
943 Erika Ln Grovetown, GA	3.0	2.0	1285	$1,700	$1.32	15d	1	1.31mi
1117 Jolly LN Grovetown, GA	3.0	2.5	1461	$1,995	$1.37	15d	1	1.38mi
1115 Jolly Ln , GA	3.0	2.5	1461	$2,035	$1.39	15d	1	1.38mi
547 Cranberry Cir Grovetown, GA	3.0	2.0	1386	$1,650	$1.19	44d	1	1.41mi
479 Sebastian Dr Grovetown, GA	4.0	2.5	2517	$2,200	$0.87	44d	1	1.41mi

Listing history 16 events

1. 2026-06-18
   days on market $290,600 Active 76 DOM
2. 2026-06-17
   days on market $290,600 Active 75 DOM
3. 2026-06-16
   days on market $290,600 Active 74 DOM
4. 2026-06-15
   days on market $290,600 Active 73 DOM
5. 2026-06-14
   days on market $290,600 Active 71 DOM
6. 2026-06-13
   days on market $290,600 Active 70 DOM
7. 2026-06-10
   days on market $290,600 Active 68 DOM
8. 2026-06-09
   days on market $290,600 Active 67 DOM
9. 2026-06-08
   days on market $290,600 Active 66 DOM
10. 2026-06-07
    days on market $290,600 Active 65 DOM
11. 2026-06-03
    days on market $290,600 Active 61 DOM
12. 2026-06-02
    days on market $290,600 Active 60 DOM
13. 2026-06-01
    days on market $290,600 Active 59 DOM
14. 2026-05-31
    days on market $290,600 Active 58 DOM
15. 2026-05-30
    days on market $290,600 Active 57 DOM
16. 2026-04-03
    listed $290,600 Active 917-char remark

    Show marketing remark (917 chars)

    The Valor is a 1,772 square foot, two-story plane from Declaration Homes by Ivey Homes. With three bedrooms, two and a half bathrooms, and a two-car garage, this plan delivers an smart, efficient layout that makes the most of every square foot. The open-concept main level brings a spacious family room, kitchen, and cafe together in a natural flow that feels comfortable from the moment you walk through the door. A powder room and foyer keep the main level polished and practical, while an optional covered porch out back extends your living space outdoors. Upstairs, the primary suite offers a genuine retreat with a private bath, walk-in closet, and conveniently placed laundry just steps away. Two additional bedrooms share a well-appointed full bath, rounding out an upstairs that works beautifully for families and first-time buyers alike. The quality you want, in a home that fits right where you are in life.

ⓘ 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 6 d/yr ≥106°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $27,308
• − Mortgage interest: −$18,610
• − Property taxes: −$4,983
• − Insurance: −$1,661
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − Depreciation: −$9,665
• Taxable loss: −$11,981
• Est. tax savings @ 24.0%: +$2,875
• After-tax cash flow: $-3,103/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

• 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

1 event — show timeline

• 2026-04-03 Listed $290,600 Zillow