814 Benelli Ln · Grovetown, GA 30813

$209,900

3 bd · 2.0 ba · 1,392 sqft · Townhouse public records · 24 Days on market

Built 2017 1,742 sqft lot Est $207k · at est. $60/mo HOA · 3% of rent

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +7.0/15.0
• Schools +4.5/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great location by Fort Gordon in Columbia County. 3Bedroom 2.5 baths. New flooring and paint. Granite Counters in kitchen. Privacy fence back yard. Single car garage. Columbia County Schools.

Key facts

• Granite counters
• $60 HOA
• Garage

Tags

• GRANITE COUNTERS
• PRIVACY FENCE BACK YARD
• COLUMBIA COUNTY SCHOOLS

Property features AI

Finance

• Other: Has a view; Lot is level (approximately 0.04 acres); Zoning: residential
• HOA & community: Homeowners association with annual fee of $720 ($60/mo equivalent); Association provides trash service; Subdivision: Grovetown Crossing; Community sidewalks

Exterior

• Parking: Attached garage (1 car); Additional parking; Concrete driveway/parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Townhouse; Two stories; Entry level: 1
• Construction: Concrete, brick, vinyl siding and frame construction; Composition roof; Slab foundation; Built as a townhouse
• Exterior features: Porch; Privacy fencing in back yard; Other exterior features; No pool

Interior

• Kitchen: Refrigerator; Range / Cooktop; Electric range; Dishwasher; Microwave
• Bedrooms: Total rooms: 6
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating (electric); Central air conditioning; Ceiling fans
• Interior features: Eat-in kitchen; See remarks; Unfurnished; Smoke detectors
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-15 ($-183/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (15.0% below list).
• Recommended offer: $178k (15.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.6% in Grovetown — 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 73/100 on livability (#57 in GA) — a middle-class / working-renter tenant base. Strengths: crime 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: Grovetown Elementary School (math 39% / reading 31%, grade F, #523 of 1,228 statewide, top 43%, 979 students, 56% FRL); Grovetown Middle School (math 25% / reading 38%, grade F, #234 of 470 statewide, top 50%, 1,080 students, 49% FRL); Grovetown High School (math 15% / reading 25%, grade F, #232 of 424 statewide, top 56%, 2,236 students, 34% FRL) — zoned schools average 46% FRL vs 26% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-22 pts) — the specific schools serving this property underperform the Columbia County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 737 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 24 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.

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 $178,422 (15.0% 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. 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: 0.85% ✗
• Cap rate: 6.21%
• Cash-on-cash: -0.31%
• DSCR: 0.99
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $207,408
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Benelli Ct	0.05mi	3/2.5	1,392 (0%)	0mo	$209,900	$151	95
723 Benelli Ct	0.06mi	3/2.5	1,392 (0%)	0mo	$212,900	$153	95
717 Benelli Ct	0.06mi	3/2.5	1,392 (0%)	1mo	$207,000	$149	94
727 Benelli Ct	0.06mi	3/2.5	1,392 (0%)	1mo	$207,900	$149	94
731 Benelli Ct	0.06mi	3/2.5	1,392 (0%)	2mo	$213,900	$154	94
919 Bryans Circle Cir	0.46mi	3/2.5	1,459 (+5%)	20mo	$215,000	$147	52
936 Bryan Cir	0.43mi	3/2.5	1,571 (+13%)	8mo	$173,000	$110	50
954 Bryan Cir	0.42mi	3/2.5	1,571 (+13%)	10mo	$170,000	$108	49

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-38,236
• Equity at exit: $31,297

10-year hold

• IRR: -15.5%
• Equity multiple: 0.19×
• Total profit: $-47,397
• Equity at exit: $18,148

Cash invested: $58,772 (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: 9.8×

Monthly cashflow live

• Estimated rent: $1,784 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$177 /mo · $2,119/yr
• Insurance: −$87
• HOA: −$60
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-15

Break-even live

Break-even rent $1,804

Max offer price $207,201

Occupancy floor 96%

Sensitivity live

Price	-10% $104	-5% $44	+0% $-15	+5% $-75	+10% $-134
Rent	-10% $-156	-5% $-86	+0% $-15	+5% $55	+10% $126
Rate	-1.0pp $90	-0.5pp $38	base $-15	+0.5pp $-70	+1.0pp $-125

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Benelli Ct Unit 00 740 Grovetown, GA	3.0	2.5	1500	$1,750	$1.17	45d	1	0.05mi
326 Browning Dr Grovetown, GA	2.0	2.0	1092	$1,250	$1.14	15d	1	0.18mi
1100 Outlook DR Grovetown, GA	1.0–2.0	1.0–2.0	854	$1,475	$1.73	15d	5	0.43mi
611 Butler Springs Cir Grovetown, GA	3.0	2.0	1780	$1,800	$1.01	15d	1	0.44mi
846 Bryan Cir Grovetown, GA	2.0	2.0	1050	$1,450	$1.38	23d	1	0.47mi
630 Butler Springs Cir Grovetown, GA	3.0	2.0	1513	$1,895	$1.25	45d	1	0.53mi
664 Butler Springs Cir Grovetown, GA	3.0	2.0	1542	$1,825	$1.18	45d	1	0.56mi
1010 Salford Pl Grovetown, GA	3.0	2.0	1527	$1,800	$1.18	23d	1	0.67mi
134 Barbara St Grovetown, GA	4.0	2.5	1701	$1,820	$1.07	45d	1	0.88mi
345 Washington St Grovetown, GA	3.0	2.0	1455	$1,961	$1.35	23d	1	0.94mi
444 Madison St Grovetown, GA	3.0	2.0	1546	$1,750	$1.13	45d	1	1.11mi
444 Madison St Grovetown, GA	3.0	2.0	1546	$1,700	$1.10	23d	1	1.11mi
302 Dorn St Grovetown, GA	4.0	3.0	1698	$1,960	$1.15	45d	1	1.16mi
721 Tarvin Cir Unit 721 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	45d	1	1.35mi
626 Dobhill Ln Unit 626 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	23d	1	1.37mi
614 Dobhill Ln Unit 614 Grovetown, GA	2.0	2.5	1163	$1,480	$1.27	45d	1	1.37mi
205 Old Berzelia Rd Grovetown, GA	2.0	2.0	1092	$1,300	$1.19	25d	1	1.37mi
112 Fiske St Unit C Grovetown, GA	2.0	1.0	1200	$1,100	$0.92	25d	1	1.41mi
301 Joiner Cir Unit 301 Grovetown, GA	2.0	2.5	1202	$1,465	$1.22	25d	1	1.44mi
302 Joiner Cir Unit 302 Grovetown, GA	2.0	2.5	1202	$1,440	$1.20	23d	1	1.45mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$1,950	$1.36	25d	1	1.48mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$2,000	$1.39	45d	1	1.48mi
806 Whispering Willow Ct Grovetown, GA	2.0	2.0	1135	$1,500	$1.32	25d	1	1.49mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 17 events

1. 2026-06-22
   days on market $209,900 Active 24 DOM
2. 2026-06-18
   days on market $209,900 Active 21 DOM
3. 2026-06-17
   days on market $209,900 Active 20 DOM
4. 2026-06-16
   days on market $209,900 Active 19 DOM
5. 2026-06-15
   days on market $209,900 Active 18 DOM
6. 2026-06-14
   days on market $209,900 Active 16 DOM
7. 2026-06-13
   days on market $209,900 Active 15 DOM
8. 2026-06-10
   days on market $209,900 Active 13 DOM
9. 2026-06-09
   days on market $209,900 Active 12 DOM
10. 2026-06-08
    days on market $209,900 Active 11 DOM
11. 2026-06-07
    days on market $209,900 Active 10 DOM
12. 2026-06-03
    days on market $209,900 Active 6 DOM
13. 2026-06-02
    days on market $209,900 Active 5 DOM
14. 2026-06-01
    days on market $209,900 Active 4 DOM
15. 2026-05-31
    days on market $209,900 Active 3 DOM
16. 2026-05-30
    days on market $209,900 Active 2 DOM
17. 2026-05-27
    listed $209,900 Active

ⓘ 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: $2,119 · $177/mo
• Projected year-2 tax: $2,119 · $177/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 7/10 Severe 7 d/yr ≥105°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,411
• − Mortgage interest: −$11,758
• − Property taxes: −$2,119
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − HOA: −$720
• − Depreciation: −$6,106
• Taxable loss: −$3,768
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $721/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

1 event — show timeline

• 2026-05-27 Listed $209,900 Hive MLS

Property tax history

+13.8%/yr

Latest (2025): $2,119 · -4.7% YoY. Source: county tax records.