Athens 2 Bedroom Plan · Grovetown, GA 30813

$209,900

2 bd · 2.5 ba · 1,162 sqft · Townhouse · 1050 Days on market

Good condition $200/mo HOA · 11% 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).

• ARV discount +7.5/15.0
• Cash flow +6.3/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.8/5.0
• 1% rule +2.6/10.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Athens 2-Bedroom Townhome plan by Ivey Homes features open living on the first floor with the kitchen flowing into the dining room and living room. This popular open concept main living space flows right out to a private lanai for a peaceful retreat or hosting guests. The second floor features the primary and second bedrooms, both with their own bathrooms and walk-in closets. The Athens 2-Bedroom Townhome is a perfect mix of comfort, convenience, and luxury with very low maintenance.

Key facts

• $200 HOA
• Listed 1050 days

🏗️ New construction. The $209,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $228,875.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath townhouse listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-407 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (19.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (17.1% below list).
• Recommended offer: $170k (19.0% below list) — sets the bar for cash-flow.

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); 973 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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

• It's been on market 1050 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Recommended offer $169,972 (19.0% 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 1050 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 0.76% ✗
• Cap rate: 4.16%
• Cash-on-cash: -7.62%
• DSCR: 0.66
• GRM: 11.0

CMA / ARV

• ARV (median comp): $228,875
• List price: $209,900
• Delta: -8.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1103 Clareton Dr	0.05mi	2/2.0	1,238 (+6%)	1mo	$215,000	$174	84
1223 Vail Dr Unit 19B	0.08mi	2/2.5	1,162 (0%)	15mo	$219,900	$189	84
1225 Vail Dr Unit 19C	0.08mi	2/2.5	1,162 (0%)	16mo	$219,900	$189	83
1149 Clareton Dr Unit 7b	0.10mi	2/2.0	1,230 (+6%)	3mo	$232,000	$189	81
1135 Clareton Dr Unit 5c	0.08mi	2/2.0	1,238 (+6%)	3mo	$219,900	$178	81
1005 Candleberry Drive,1 Dr	0.04mi	2/2.0	1,230 (+6%)	6mo	$231,000	$188	81
1151 Clareton Dr Unit 7c	0.10mi	2/2.0	1,230 (+6%)	7mo	$236,500	$192	78
1147 Clareton Dr Unit 7a	0.12mi	2/2.0	1,230 (+6%)	8mo	$236,500	$192	77
1030 Candleberry Dr	0.10mi	2/2.0	1,238 (+6%)	8mo	$229,000	$185	76
1324 Newbern Dr Unit 8c	0.14mi	2/2.0	1,230 (+6%)	11mo	$232,000	$189	73
1326 Newbern Dr Unit 8B	0.14mi	2/2.0	1,230 (+6%)	11mo	$239,900	$195	73
1316 Newbern Dr Unit 9B	0.16mi	2/2.0	1,230 (+6%)	16mo	$238,800	$194	68

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: -31.9%
• Equity multiple: -0.03×
• Total profit: $-66,045
• Equity at exit: $34,126

10-year hold

• IRR: -50.3%
• Equity multiple: -0.61×
• Total profit: $-102,864
• Equity at exit: $19,789

Cash invested: $64,085 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 5 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $211,900 ($182/sqft)
• Median days on market: 135 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +8.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30813

• Home prices YoY: -29.2%
• Rents YoY: 1.1%
• Active inventory: 973
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,740 high
• Mortgage (P&I): −$1,200
• Tax est. 1.5%: −$286 /mo · $3,433/yr
• Insurance: −$95
• HOA: −$200
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $-407

Break-even live

Break-even rent $2,255

Max offer price $169,972

Occupancy floor —

Sensitivity live

Price	-10% $-249	-5% $-328	+0% $-407	+5% $-486	+10% $-565
Rent	-10% $-545	-5% $-476	+0% $-407	+5% $-338	+10% $-270
Rate	-1.0pp $-292	-0.5pp $-349	base $-407	+0.5pp $-466	+1.0pp $-527

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: $57,219
• Closing costs: $6,866
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1103 Clareton Dr Grovetown, GA	2.0	2.0	1238	$1,595	$1.29	5d	1	0.04mi
1206 Vail Dr Grovetown, GA	2.0	2.5	1162	$1,800	$1.55	5d	1	0.11mi
514 Lory Ln Grovetown, GA	3.0	2.0	1437	$1,795	$1.25	5d	1	0.60mi
452 Lory Ln Grovetown, GA	3.0	2.0	1438	$1,610	$1.12	5d	1	0.70mi
1074 Grove Landing Ln Grovetown, GA	3.0	2.0	1414	$1,455	$1.03	5d	1	0.77mi
770 Michelle Ct Grovetown, GA	3.0	2.0	1496	$1,800	$1.20	5d	1	0.82mi
639 Lory Ln Grovetown, GA	3.0	2.0	1437	$1,795	$1.25	5d	1	0.87mi
2002 Darwood Dr Grovetown, GA	3.0	2.0	1462	$1,795	$1.23	5d	1	0.91mi
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	109d	1	1.01mi

Listing history 50 events

1. 2026-09-23
   days on market $209,900 Active 1050 DOM
2. 2026-09-22
   days on market $209,900 Active 1049 DOM
3. 2026-09-21
   days on market $209,900 Active 1048 DOM
4. 2026-09-20
   days on market $209,900 Active 1047 DOM
5. 2026-09-19
   days on market $209,900 Active 1046 DOM
6. 2026-09-18
   days on market $209,900 Active 1045 DOM
7. 2026-09-17
   days on market $209,900 Active 1044 DOM
8. 2026-09-16
   days on market $209,900 Active 1043 DOM
9. 2026-09-15
   days on market $209,900 Active 1042 DOM
10. 2026-09-14
    days on market $209,900 Active 1041 DOM
11. 2026-09-13
    days on market $209,900 Active 1040 DOM
12. 2026-09-12
    days on market $209,900 Active 1039 DOM
13. 2026-09-11
    days on market $209,900 Active 1038 DOM
14. 2026-09-05
    days on market $209,900 Active 1032 DOM
15. 2026-09-04
    days on market $209,900 Active 1031 DOM
16. 2026-09-03
    days on market $209,900 Active 1030 DOM
17. 2026-08-31
    days on market $209,900 Active 1027 DOM
18. 2026-08-30
    days on market $209,900 Active 1026 DOM
19. 2026-08-29
    days on market $209,900 Active 1025 DOM
20. 2026-08-28
    days on market $209,900 Active 1024 DOM
21. 2026-08-27
    days on market $209,900 Active 1023 DOM
22. 2026-08-25
    days on market $209,900 Active 1021 DOM
23. 2026-08-24
    days on market $209,900 Active 1020 DOM
24. 2026-08-23
    days on market $209,900 Active 1019 DOM
25. 2026-08-22
    days on market $209,900 Active 1018 DOM
26. 2026-08-21
    days on market $209,900 Active 1017 DOM
27. 2026-08-20
    days on market $209,900 Active 1016 DOM
28. 2026-08-19
    days on market $209,900 Active 1015 DOM
29. 2026-08-18
    days on market $209,900 Active 1014 DOM
30. 2026-08-17
    days on market $209,900 Active 1013 DOM
31. 2026-08-16
    days on market $209,900 Active 1012 DOM
32. 2026-08-15
    days on market $209,900 Active 1011 DOM
33. 2026-08-14
    days on market $209,900 Active 1010 DOM
34. 2026-08-13
    days on market $209,900 Active 1009 DOM
35. 2026-08-12
    days on market $209,900 Active 1008 DOM
36. 2026-08-11
    days on market $209,900 Active 1007 DOM
37. 2026-08-10
    days on market $209,900 Active 1006 DOM
38. 2026-08-09
    days on market $209,900 Active 1005 DOM
39. 2026-08-08
    days on market $209,900 Active 1004 DOM
40. 2026-08-07
    days on market $209,900 Active 1003 DOM
41. 2026-08-06
    days on market $209,900 Active 1002 DOM
42. 2026-08-05
    days on market $209,900 Active 1001 DOM
43. 2026-08-04
    days on market $209,900 Active 1000 DOM
44. 2026-08-03
    days on market $209,900 Active 999 DOM
45. 2026-07-31
    days on market $209,900 Active 996 DOM
46. 2026-07-29
    days on market $209,900 Active 994 DOM
47. 2026-07-27
    days on market $209,900 Active 992 DOM
48. 2026-07-25
    days on market $209,900 Active 990 DOM
49. 2026-07-24
    days on market $209,900 Active 989 DOM
50. 2026-07-23
    days on market $209,900 Active 988 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,881
• − Mortgage interest: −$12,821
• − Property taxes: −$3,433
• − Insurance: −$1,144
• − Repairs & maintenance: −$1,670
• − Management: −$1,670
• − HOA: −$2,400
• − Depreciation: −$6,658
• Taxable loss: −$8,917
• Est. tax savings @ 24.0%: +$2,140
• After-tax cash flow: $-2,745/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $5,810–$17,430 screening

This Athens 2-Bedroom Townhome is in excellent condition with modern finishes and a well-maintained exterior. It's ready for immediate occupancy and can be further enhanced with minor updates to boost its value.

Value-add opportunities

• Both Paint exterior — Fresh paint can enhance curb appeal and value ↑
• Both Replace outdoor lighting — Modern lighting can improve safety and aesthetics ↑
• Both Install smart home devices — Smart home devices can increase convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Euchee Creek Elementary School D GA #298/1,228 Nat'l #14,382/41,679 Middle Harlem Middle School F GA #155/470 Nat'l #6,362/14,009 High Harlem High School F GA #297/424 Nat'l #15,355/17,239

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

B Composite livability gradescore 73/100

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 · 189,073 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: 10% of renters

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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%

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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%

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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

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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

-0.8% since first listed

11 events — show timeline

• 2025-08-20 Price Changed $209,900 Zillow
• 2025-05-16 Price Changed $220,500 Zillow
• 2025-04-02 Price Changed $221,500 Zillow
• 2025-03-05 Price Changed $220,500 Zillow
• 2025-01-07 Price Changed $219,500 Zillow
• 2024-12-10 Price Changed $219,000 Zillow
• 2024-10-31 Price Changed $217,500 Zillow
• 2024-07-02 Price Changed $215,000 Zillow
• 2024-05-29 Price Changed $214,500 Zillow
• 2024-02-05 Price Changed $213,000 Zillow
• 2023-11-08 Listed $211,500 Zillow