Athens 2 Bedroom Plan · Grovetown, GA 30813

$209,900

2 bd · 2.5 ba · 1,162 sqft · Townhouse · 1096 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 +6.4/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• DSCR +0.7/10.0
• 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 1095 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 — $228,509.

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 $-392 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (18.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (16.4% below list).
• Recommended offer: $172k (18.2% 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); 1057 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $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 1096 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Recommended offer $171,731 (18.2% 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 1096 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.77% ✗
• Cap rate: 4.23%
• Cash-on-cash: -7.36%
• DSCR: 0.67
• GRM: 10.8

CMA / ARV

• ARV (median comp): $228,509
• List price: $209,900
• Delta: -8.14%
• 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
1112 Clareton Dr	0.07mi	2/2.0	1,238 (+6%)	1mo	$215,900	$174	83
1103 Clareton Dr	0.05mi	2/2.0	1,238 (+6%)	3mo	$215,000	$174	82
1223 Vail Dr Unit 19B	0.08mi	2/2.5	1,162 (0%)	17mo	$219,900	$189	82
1225 Vail Dr Unit 19C	0.08mi	2/2.5	1,162 (0%)	17mo	$219,900	$189	82
1149 Clareton Dr Unit 7b	0.10mi	2/2.0	1,230 (+6%)	4mo	$232,000	$189	80
1135 Clareton Dr Unit 5c	0.08mi	2/2.0	1,238 (+6%)	4mo	$219,900	$178	80
1005 Candleberry Drive,1 Dr	0.04mi	2/2.0	1,230 (+6%)	8mo	$231,000	$188	80
1151 Clareton Dr Unit 7c	0.10mi	2/2.0	1,230 (+6%)	8mo	$236,500	$192	77
1147 Clareton Dr Unit 7a	0.12mi	2/2.0	1,230 (+6%)	9mo	$236,500	$192	75
1030 Candleberry Dr	0.10mi	2/2.0	1,238 (+6%)	10mo	$229,000	$185	74
1324 Newbern Dr Unit 8c	0.14mi	2/2.0	1,230 (+6%)	12mo	$232,000	$189	72
1326 Newbern Dr Unit 8B	0.14mi	2/2.0	1,230 (+6%)	12mo	$239,900	$195	71

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: -31.4%
• Equity multiple: -0.02×
• Total profit: $-65,078
• Equity at exit: $34,071

10-year hold

• IRR: -48.5%
• Equity multiple: -0.58×
• Total profit: $-100,927
• Equity at exit: $19,757

Cash invested: $63,983 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 4 under contract
• Months of supply: 7.5 mo (13%/mo absorbed)
• Median asking: $211,900 ($182/sqft)
• Median days on market: 181 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +7.8% 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: 1057
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,755 high
• Mortgage (P&I): −$1,198
• Tax est. 1.5%: −$286 /mo · $3,428/yr
• Insurance: −$95
• HOA: −$200
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-392

Break-even live

Break-even rent $2,252

Max offer price $171,731

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-313	+0% $-392	+5% $-471	+10% $-550
Rent	-10% $-531	-5% $-462	+0% $-392	+5% $-323	+10% $-254
Rate	-1.0pp $-277	-0.5pp $-334	base $-392	+0.5pp $-452	+1.0pp $-512

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: $57,127
• Closing costs: $6,855
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1103 Clareton Dr Grovetown, GA	2.0	2.0	1238	$1,595	$1.29	51d	1	0.04mi
1206 Vail Dr Grovetown, GA	2.0	2.5	1162	$1,800	$1.55	51d	1	0.11mi
1206 Vail Dr Grovetown, GA	2.0	2.5	1162	$1,800	$1.55	1d	1	0.11mi
548 Lory Ln Grovetown, GA	3.0	2.0	1437	$1,700	$1.18	5d	1	0.59mi
514 Lory Ln Grovetown, GA	3.0	2.0	1437	$1,795	$1.25	51d	1	0.60mi
514 Lory Ln Grovetown, GA	3.0	2.0	1467	$1,750	$1.19	31d	1	0.60mi
452 Lory Ln Grovetown, GA	3.0	2.0	1438	$1,610	$1.12	10d	1	0.70mi
1074 Grove Landing Ln Grovetown, GA	3.0	2.0	1414	$1,455	$1.03	10d	1	0.77mi
770 Michelle Ct Grovetown, GA	3.0	2.0	1496	$1,775	$1.19	38d	1	0.82mi
770 Michelle Ct Grovetown, GA	3.0	2.0	1496	$1,775	$1.19	10d	1	0.82mi
1435 Deer Hollow Run Grovetown, GA	3.0	2.0	1362	$1,995	$1.46	0d	1	0.87mi
639 Lory Ln Grovetown, GA	3.0	2.0	1437	$1,795	$1.25	51d	1	0.87mi
2002 Darwood Dr Grovetown, GA	3.0	2.0	1462	$1,795	$1.23	10d	1	0.91mi
522 Myrtle Crst Grovetown, GA	3.0	2.0	1459	$1,860	$1.27	43d	1	0.99mi
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	154d	1	1.01mi

Listing history 50 events

1. 2026-11-08
   days on market $209,900 Active 1096 DOM
2. 2026-11-07
   days on market $209,900 Active 1095 DOM
3. 2026-11-06
   days on market $209,900 Active 1094 DOM
4. 2026-11-05
   days on market $209,900 Active 1093 DOM
5. 2026-11-04
   days on market $209,900 Active 1092 DOM
6. 2026-11-02
   days on market $209,900 Active 1090 DOM
7. 2026-11-01
   days on market $209,900 Active 1089 DOM
8. 2026-10-31
   days on market $209,900 Active 1088 DOM
9. 2026-10-30
   days on market $209,900 Active 1087 DOM
10. 2026-10-29
    days on market $209,900 Active 1086 DOM
11. 2026-10-28
    days on market $209,900 Active 1085 DOM
12. 2026-10-27
    days on market $209,900 Active 1084 DOM
13. 2026-10-26
    days on market $209,900 Active 1083 DOM
14. 2026-10-26
    days on market $209,900 Active 1082 DOM
15. 2026-10-24
    days on market $209,900 Active 1081 DOM
16. 2026-10-23
    days on market $209,900 Active 1080 DOM
17. 2026-10-22
    days on market $209,900 Active 1079 DOM
18. 2026-10-21
    days on market $209,900 Active 1078 DOM
19. 2026-10-20
    days on market $209,900 Active 1077 DOM
20. 2026-10-19
    days on market $209,900 Active 1076 DOM
21. 2026-10-18
    days on market $209,900 Active 1075 DOM
22. 2026-10-17
    days on market $209,900 Active 1074 DOM
23. 2026-10-16
    days on market $209,900 Active 1073 DOM
24. 2026-10-15
    days on market $209,900 Active 1072 DOM
25. 2026-10-14
    days on market $209,900 Active 1071 DOM
26. 2026-10-13
    days on market $209,900 Active 1070 DOM
27. 2026-10-12
    days on market $209,900 Active 1069 DOM
28. 2026-10-11
    days on market $209,900 Active 1068 DOM
29. 2026-10-10
    days on market $209,900 Active 1067 DOM
30. 2026-10-09
    days on market $209,900 Active 1066 DOM
31. 2026-10-08
    days on market $209,900 Active 1065 DOM
32. 2026-10-07
    days on market $209,900 Active 1064 DOM
33. 2026-10-06
    days on market $209,900 Active 1063 DOM
34. 2026-10-05
    days on market $209,900 Active 1062 DOM
35. 2026-10-04
    days on market $209,900 Active 1061 DOM
36. 2026-10-04
    days on market $209,900 Active 1060 DOM
37. 2026-10-02
    days on market $209,900 Active 1059 DOM
38. 2026-10-01
    days on market $209,900 Active 1058 DOM
39. 2026-09-30
    days on market $209,900 Active 1057 DOM
40. 2026-09-29
    days on market $209,900 Active 1056 DOM
41. 2026-09-28
    days on market $209,900 Active 1055 DOM
42. 2026-09-27
    days on market $209,900 Active 1054 DOM
43. 2026-09-25
    days on market $209,900 Active 1052 DOM
44. 2026-09-24
    days on market $209,900 Active 1051 DOM
45. 2026-09-23
    days on market $209,900 Active 1050 DOM
46. 2026-09-22
    days on market $209,900 Active 1049 DOM
47. 2026-09-21
    days on market $209,900 Active 1048 DOM
48. 2026-09-20
    days on market $209,900 Active 1047 DOM
49. 2026-09-19
    days on market $209,900 Active 1046 DOM
50. 2026-09-18
    days on market $209,900 Active 1045 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: $21,065
• − Mortgage interest: −$12,800
• − Property taxes: −$3,428
• − Insurance: −$1,143
• − Repairs & maintenance: −$1,685
• − Management: −$1,685
• − HOA: −$2,400
• − Depreciation: −$6,648
• Taxable loss: −$8,723
• Est. tax savings @ 24.0%: +$2,094
• After-tax cash flow: $-2,615/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%
• 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