3555 Stevens Way · Martinez, GA 30907

$335,000

5 bd · 3.0 ba · 3,018 sqft · SingleFamily public records · 1 Days on market

Built 1991 0.75 ac lot Est $501k · 33% under $21/mo HOA · 1% of rent

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Why this score? — see what drove the B- 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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.5/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRIVACY! LOTS OF PRIVACY! 5 bedroom HOME IN STEVEN'S POINTE with a pool and wonderful cabana!!! The kids are gonna love this one! This beautiful brick home features 5 bedrooms and 2.5 bathrooms, Kitchen has granite counter tops with breakfast bar, gas cook top, tons of cabinets for storage, pantry, breakfast area has a bay window that looks out of the back yard paradise. Great room has beautiful woodwork, brick fireplace surrounded by wood built ins, formal living room, dining room has decorative ceiling, half bath down, Master has en suite with two vanities, jetted tub, glass shower, walk in closet, one bedroom close to the master would make a great office or nursery, 3 other good sized bedrooms, hall bath has dual vanity, laundry room off kitchen with access to the deck. Beautiful(chlorine) pool with a Pavilion with bar, huge storage/workshop, changing stall, water closet and outdoor shower. Lot backs to Reed's Creek and green space.

Key facts

• Home with pool
• 0.75 acre lot
• 2 garage spots

Tags

• HOME WITH POOL

Property features AI

Finance

• Other: Subdivision: Stevens Point; Directions: Stratford Drive, left on Stevens Way
• HOA & community: Homeowners association with annual fee of $250 (about $20.83/month); Association amenities: Other

Exterior

• Parking: Attached concrete garage; 2 total parking spaces (2 garage spaces)
• Security: Security system
• Utilities: Public water; Public sewer (sewer connected); Water available; Cable available
• Home design: Single-family residence; Two levels (2 stories); Entry level: 1; Has a view; Zoned R-3
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built as a residence (year built not provided)
• Exterior features: Deck; Patio; Rear porch; Privacy fencing; In-ground pool; Creek view; Outbuilding; Landscaped lot

Interior

• Kitchen: Electric cooktop; Dishwasher; Garbage disposal; Pantry
• Bedrooms: Total rooms: 10 (includes bedroom count within room total)
• Flooring: Ceramic tile; Hardwood
• Bathrooms: Three full bathrooms
• Heating & cooling: Central air (multi-unit); Electric heating; Natural gas heating; Fireplace(s)
• Interior features: Walk-in closets; Entrance foyer; Pantry; Built-in features; Security system
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $752 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Cap rate 9.0% vs local median 4.6% in Martinez — 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 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); Stallings Island Middle School (math 67% / reading 72%, grade A, #16 of 470 statewide, top 3%, 690 students, 17% 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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).
• At $3,852/mo this rent would consume 56% of the median local household income ($82k/yr) (locally 983% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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 $285k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $335,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
7. 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.
8. 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.
9. 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: 1.15% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $500,988
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
433 Cambridge Cir	0.23mi	4/3.0 (-1)	2,950 (-2%)	2mo	$490,000	$166	79
3549 Stevens Way	0.07mi	5/3.5	3,157 (+5%)	10mo	$525,000	$166	78
408 Hastings Pl	0.23mi	5/3.5	3,201 (+6%)	4mo	$407,000	$127	74
615 Stevens Xing	0.10mi	4/2.5 (-1)	2,659 (-12%)	7mo	$435,000	$164	62
3490 Heatherstone Way	0.63mi	5/3.5	3,208 (+6%)	0mo	$556,900	$174	58
320 Gloucester Rd	0.66mi	5/4.0	3,040 (+1%)	9mo	$449,000	$148	57
248 Watervale Rd	0.56mi	4/2.5 (-1)	2,850 (-6%)	2mo	$480,000	$168	56
505 Cambridge Way	0.38mi	4/2.5 (-1)	2,800 (-7%)	10mo	$500,000	$179	55
3525 Pebble Beach Dr	0.49mi	4/3.5 (-1)	3,267 (+8%)	2mo	$380,000	$116	55
1119 Hampstead Pl	0.72mi	4/2.5 (-1)	2,821 (-6%)	1mo	$385,000	$136	48
3503 Wakefield Ct	0.57mi	5/2.0	2,676 (-11%)	6mo	$405,900	$152	46
3482 Rhodes Hill Dr	0.70mi	4/3.5 (-1)	3,325 (+10%)	2mo	$595,000	$179	42

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: -3.9%
• Equity multiple: 0.86×
• Total profit: $-13,509
• Equity at exit: $49,950

10-year hold

• IRR: 3.5%
• Equity multiple: 1.23×
• Total profit: $21,811
• Equity at exit: $28,965

Cash invested: $93,800 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,852 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$374 /mo · $4,484/yr
• Insurance: −$140
• HOA: −$21
• Vacancy / Maint / Mgmt: −$809
• Net cashflow: $752

Break-even live

Break-even rent $2,900

Max offer price $335,000

Occupancy floor 75%

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3557 Stevens Way Augusta, GA	5.0	3.5	3487	$4,800	$1.38	43d	1	0.02mi
807 Oshields Ct Augusta, GA	6.0	2.0	2130	$2,500	$1.17	43d	1	1.08mi
807 Oshields Ct Augusta, GA	6.0	2.0	2130	$2,500	$1.17	23d	1	1.08mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: watergaspool

Listing history 2 events

1. 2026-06-13
   remarks 33-char remark
2. 2026-06-13
   listed $335,000 Pending 1 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: $4,484 · $374/mo
• Projected year-2 tax: $4,484 · $374/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $46,220
• − Mortgage interest: −$18,765
• − Property taxes: −$4,484
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,698
• − Management: −$3,698
• − HOA: −$252
• − Depreciation: −$9,745
• Taxable income: $3,904
• Est. tax owed @ 24.0%: −$937
• After-tax cash flow: $8,085/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

+68.3% since first listed

14 events — show timeline

• 2026-06-13 Pending — Hive MLS
• 2026-06-12 Listed $335,000 Hive MLS
• 2017-12-28 Sold (Public Records) $285,000 Public Records
• 2017-12-22 Sold (MLS) $285,000 Hive MLS
• 2017-12-22 Sold (MLS) $285,000 Hive MLS
• 2017-06-20 Listed $289,900 Hive MLS
• 2017-06-20 Listed $289,900 Hive MLS
• 2015-12-31 Sold (Public Records) $306,000 Public Records
• 2015-12-21 Sold (MLS) $306,000 Hive MLS
• 2015-12-21 Sold (MLS) $306,000 Hive MLS
• 2015-05-04 Listed $324,900 Hive MLS
• 2015-05-04 Listed $324,900 Hive MLS
• 1994-09-27 Sold (Public Records) $187,900 Public Records
• 1991-11-15 Sold (Public Records) $199,100 Public Records

Property tax history

+3.2%/yr

Latest (2025): $4,484 · +2.9% YoY. Source: county tax records.