428 Madison St · Grovetown, GA 30813

$280,000

3 bd · 2.0 ba · 1,796 sqft · SingleFamily public records · 9 Days on market

Built 1997 0.27 ac lot Est $275k · at est. $13/mo HOA · 1% of rent

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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).

• Cash flow +7.9/30.0
• ARV discount +6.6/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready with stylish updates throughout! This home at 428 Madison Street has been thoughtfully refreshed with new flooring, fresh interior paint, updated light fixtures, and brand-new windows that bring in natural light. The kitchen features beautiful granite countertops, adding both style and functionality. A perfect opportunity for buyers looking for a home with modern updates already completed. Whether you're a first-time homebuyer or looking to downsize or relocating to Fort Gordon, 428 Madison Street is move-in ready and waiting for you!

Key facts

• 0.27 acre lot
• 2 garage spots
• Built 1997

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-297 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (18.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (31.1% below list).
• Recommended offer: $193k (31.1% 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); 737 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 29y 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 $101k; list at $280k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $192,993 (31.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.69% ✗
• Cap rate: 5.02%
• Cash-on-cash: -4.54%
• DSCR: 0.80
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $274,788
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
428 Madison St	0.00mi	4/2.0 (+1)	1,796 (0%)	1mo	$275,000	$153	94
112 Tyler St	0.13mi	4/2.0 (+1)	1,800 (+0%)	2mo	$275,000	$153	87
554 Jackson St	0.24mi	4/2.0 (+1)	1,823 (+2%)	10mo	$245,000	$134	73
213 Vfw Road Rd	0.29mi	3/2.0	1,922 (+7%)	6mo	$204,000	$106	70
444 Madison St	0.09mi	3/2.0	1,546 (-14%)	4mo	$245,000	$158	69
684 Monroe St	0.29mi	4/2.0 (+1)	1,946 (+8%)	3mo	$269,900	$139	65
871 Polatty Dr	0.47mi	4/2.0 (+1)	1,690 (-6%)	2mo	$140,000	$83	62
2037 Saylor Ln	0.55mi	4/2.0 (+1)	1,841 (+2%)	6mo	$330,000	$179	60
3022 Dale St	0.53mi	3/2.0	1,900 (+6%)	7mo	$353,345	$186	60
3022 Dale St	0.53mi	3/2.0	1,900 (+6%)	7mo	$353,345	$186	60
907 Kay Pl	0.59mi	3/2.0	1,897 (+6%)	10mo	$327,900	$173	54
1131 Sierra Ln	0.64mi	3/2.5	1,527 (-15%)	1mo	$230,000	$151	43

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: -25.9%
• Equity multiple: 0.13×
• Total profit: $-67,829
• Equity at exit: $41,749

10-year hold

• IRR: -29.3%
• Equity multiple: -0.24×
• Total profit: $-97,498
• Equity at exit: $24,209

Cash invested: $78,400 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$223 /mo · $2,678/yr
• Insurance: −$117
• HOA: −$13
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-297

Break-even live

Break-even rent $2,305

Max offer price $227,611

Occupancy floor —

Sensitivity live

Price	-10% $-138	-5% $-217	+0% $-297	+5% $-376	+10% $-455
Rent	-10% $-449	-5% $-373	+0% $-297	+5% $-220	+10% $-144
Rate	-1.0pp $-156	-0.5pp $-225	base $-297	+0.5pp $-369	+1.0pp $-443

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 Washington St Grovetown, GA	3.0	2.0	1455	$1,961	$1.35	22d	1	0.12mi
444 Madison St Grovetown, GA	3.0	2.0	1546	$1,700	$1.10	22d	1	0.13mi
444 Madison St Grovetown, GA	3.0	2.0	1546	$1,750	$1.13	45d	1	0.13mi
359 Washington St Grovetown, GA	4.0	2.0	1930	$1,775	$0.92	45d	1	0.16mi
4003 Hidden Crossing Ln Grovetown, GA	3.0	2.5	1970	$1,995	$1.01	15d	2	0.64mi
8022 Battle St Grovetown, GA	4.0	2.5	2461	$2,200	$0.89	45d	1	0.68mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$1,950	$1.36	25d	1	0.75mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$2,000	$1.39	45d	1	0.75mi
4007 Corners Way Unit Na Grovetown, GA	4.0	3.0	2226	$2,295	$1.03	15d	1	0.86mi
4046 Corners Way Grovetown, GA	4.0	2.5	2034	$2,025	$1.00	45d	1	0.95mi
4046 Corners Way Grovetown, GA	4.0	2.5	2034	$2,025	$1.00	25d	1	0.95mi
701 Benelli Ct Unit 00 740 Grovetown, GA	3.0	2.5	1500	$1,750	$1.17	45d	1	1.01mi
134 Barbara St Grovetown, GA	4.0	2.5	1701	$1,820	$1.07	45d	1	1.13mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	25d	1	1.15mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	45d	1	1.15mi
302 Dorn St Grovetown, GA	4.0	3.0	1698	$1,960	$1.15	45d	1	1.17mi
1010 Salford Pl Grovetown, GA	3.0	2.0	1527	$1,800	$1.18	22d	1	1.18mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,550	$1.03	45d	1	1.32mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,495	$1.00	25d	1	1.32mi
2057 Lake Forest Dr Grovetown, GA	4.0	2.0	1737	$1,825	$1.05	15d	1	1.33mi
630 Butler Springs Cir Grovetown, GA	3.0	2.0	1513	$1,895	$1.25	45d	1	1.38mi
611 Butler Springs Cir Grovetown, GA	3.0	2.0	1780	$1,800	$1.01	15d	1	1.39mi
410 Northrop Pl Grovetown, GA	2.0	2.0	1366	$1,575	$1.15	15d	1	1.47mi
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	15d	1	1.49mi
664 Butler Springs Cir Grovetown, GA	3.0	2.0	1542	$1,825	$1.18	45d	1	1.49mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 16 events

1. 2026-04-04
   status Pending

   Show marketing remark (554 chars)

   Move-in ready with stylish updates throughout! This home at 428 Madison Street has been thoughtfully refreshed with new flooring, fresh interior paint, updated light fixtures, and brand-new windows that bring in natural light. The kitchen features beautiful granite countertops, adding both style and functionality. A perfect opportunity for buyers looking for a home with modern updates already completed. Whether you're a first-time homebuyer or looking to downsize or relocating to Fort Gordon, 428 Madison Street is move-in ready and waiting for you!

2. 2026-04-04
   status Pending

   Show marketing remark (554 chars)

   Move-in ready with stylish updates throughout! This home at 428 Madison Street has been thoughtfully refreshed with new flooring, fresh interior paint, updated light fixtures, and brand-new windows that bring in natural light. The kitchen features beautiful granite countertops, adding both style and functionality. A perfect opportunity for buyers looking for a home with modern updates already completed. Whether you're a first-time homebuyer or looking to downsize or relocating to Fort Gordon, 428 Madison Street is move-in ready and waiting for you!

3. 2026-04-04
   historical

   Show marketing remark (554 chars)

   Move-in ready with stylish updates throughout! This home at 428 Madison Street has been thoughtfully refreshed with new flooring, fresh interior paint, updated light fixtures, and brand-new windows that bring in natural light. The kitchen features beautiful granite countertops, adding both style and functionality. A perfect opportunity for buyers looking for a home with modern updates already completed. Whether you're a first-time homebuyer or looking to downsize or relocating to Fort Gordon, 428 Madison Street is move-in ready and waiting for you!

4. 2026-04-04
   historical 554-char remark

   Show marketing remark (554 chars)

   Move-in ready with stylish updates throughout! This home at 428 Madison Street has been thoughtfully refreshed with new flooring, fresh interior paint, updated light fixtures, and brand-new windows that bring in natural light. The kitchen features beautiful granite countertops, adding both style and functionality. A perfect opportunity for buyers looking for a home with modern updates already completed. Whether you're a first-time homebuyer or looking to downsize or relocating to Fort Gordon, 428 Madison Street is move-in ready and waiting for you!

5. 2026-03-26
   listed $280,000 Active

   Show marketing remark (554 chars)

   Move-in ready with stylish updates throughout! This home at 428 Madison Street has been thoughtfully refreshed with new flooring, fresh interior paint, updated light fixtures, and brand-new windows that bring in natural light. The kitchen features beautiful granite countertops, adding both style and functionality. A perfect opportunity for buyers looking for a home with modern updates already completed. Whether you're a first-time homebuyer or looking to downsize or relocating to Fort Gordon, 428 Madison Street is move-in ready and waiting for you!

6. 2026-03-26
   listed $280,000 Active

   Show marketing remark (554 chars)

   Move-in ready with stylish updates throughout! This home at 428 Madison Street has been thoughtfully refreshed with new flooring, fresh interior paint, updated light fixtures, and brand-new windows that bring in natural light. The kitchen features beautiful granite countertops, adding both style and functionality. A perfect opportunity for buyers looking for a home with modern updates already completed. Whether you're a first-time homebuyer or looking to downsize or relocating to Fort Gordon, 428 Madison Street is move-in ready and waiting for you!

7. 2026-03-26
   listed $280,000 554-char remark

   Show marketing remark (554 chars)

   Move-in ready with stylish updates throughout! This home at 428 Madison Street has been thoughtfully refreshed with new flooring, fresh interior paint, updated light fixtures, and brand-new windows that bring in natural light. The kitchen features beautiful granite countertops, adding both style and functionality. A perfect opportunity for buyers looking for a home with modern updates already completed. Whether you're a first-time homebuyer or looking to downsize or relocating to Fort Gordon, 428 Madison Street is move-in ready and waiting for you!

8. 2025-10-02
   historical
9. 2025-10-02
   historical
10. 2025-09-08
    price $274,900
11. 2025-06-20
    price $279,900
12. 2025-05-29
    listed $274,900
13. 2025-05-29
    listed $274,900
14. 1997-10-17
    soldstatus $100,900
15. 1997-10-17
    soldstatus $100,900
16. 1997-04-15
    listed $100,900

ⓘ 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: $2,678 · $223/mo
• Projected year-2 tax: $2,678 · $223/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 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,159
• − Mortgage interest: −$15,684
• − Property taxes: −$2,678
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − HOA: −$156
• − Depreciation: −$8,145
• Taxable loss: −$8,610
• Est. tax savings @ 24.0%: +$2,066
• After-tax cash flow: $-1,492/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

+177.5% since first listed

16 events — show timeline

• 2026-04-04 Pending — Hive MLS
• 2026-04-04 Pending — AMLS
• 2026-04-04 Listing Removed — Hive MLS
• 2026-04-04 Listing Removed — Hive MLS
• 2026-03-26 Listed $280,000 Hive MLS
• 2026-03-26 Listed $280,000 AMLS
• 2026-03-26 Listed $280,000 Hive MLS
• 2025-10-02 Listing Removed — Hive MLS
• 2025-10-02 Listing Removed — Hive MLS
• 2025-09-08 Price Changed $274,900 AMLS
• 2025-06-20 Price Changed $279,900 AMLS
• 2025-05-29 Listed $274,900 Hive MLS
• 2025-05-29 Listed $274,900 Hive MLS
• 1997-10-17 Sold (Public Records) $100,900 Public Records
• 1997-10-17 Sold (MLS) $100,900 Hive MLS
• 1997-04-15 Listed $100,900 Hive MLS

Property tax history

+5.1%/yr

Latest (2025): $2,678 · -0.7% YoY. Source: county tax records.