402 E Robinson Ave · Grovetown, GA 30813

$169,900

3 bd · 1.0 ba · 1,215 sqft · Other public records · 18 Days on market

Built 1971 0.32 ac lot $140/sqft · 19% below area Est $209k · 19% under

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Why this score? — see what drove the C+ 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 +20.9/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.9/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

UP TO 20,000 BUYER INCENTIVES TO COVER DOWN PAYMENT AND CLOSING COSTS , ASK FOR MORE INFORMATION Perfectly positioned on a corner lot with frontage on Robinson Avenue and Hollingsworth Drive, this ranch-style home offers excellent visibility and flexibility. The property has been freshly painted and features a new HVAC system, new water heater, and updated flooring. With strong street exposure and ample space to add a side entrance, this property is well-suited for a potential professional or office use while still functioning as a comfortable residence.

Key facts

• New water heater
• Updated flooring
• Corner lot

Tags

• CORNER LOT
• FRONTAGE ON ROBINSON AVENUE
• NEW HVAC SYSTEM
• NEW WATER HEATER
• UPDATED FLOORING
• STRONG STREET EXPOSURE

Property features AI

Finance

• Other: Directions: From Wrightsboro Road into E Robinson Avenue; the home will be on the right
• HOA & community: Sidewalks; Street lights; Subdivision: Magnolia Villa

Exterior

• Parking: Attached garage; Carport; Parking pad; See remarks regarding parking
• Utilities: Public water; Public sewer; Cable available; Water available; Other utilities: See remarks
• Home design: Single-family residence; One story, entry level on 1
• Construction: Brick construction; Composition roof; Slab foundation; Built on one level
• Exterior features: Patio/porch: Other; Fencing: Other; Paved road access; Lot features: See remarks

Interior

• Kitchen: Range; Electric water heater
• Bedrooms: 5 total rooms
• Flooring: Carpet; Ceramic tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Eat-in kitchen; Home has a view
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $168k (1.0% below list).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $5k 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 18 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $170k implies a 828% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $167,351 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.97%
• Cash-on-cash: 5.98%
• DSCR: 1.27
• GRM: 8.4

CMA / ARV

• ARV (median comp): $209,401
• List price: $169,900
• Delta: -18.86%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -9.1%
• Equity multiple: 0.67×
• Total profit: $-15,535
• Equity at exit: $25,333

10-year hold

• IRR: -2.1%
• Equity multiple: 0.87×
• Total profit: $-6,346
• Equity at exit: $14,690

Cash invested: $47,572 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,682 high
• Mortgage (P&I): −$891
• Tax from tax record: −$130 /mo · $1,558/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $237

Break-even live

Break-even rent $1,382

Max offer price $169,900

Occupancy floor 81%

Sensitivity live

Price	-10% $333	-5% $285	+0% $237	+5% $189	+10% $141
Rent	-10% $104	-5% $171	+0% $237	+5% $303	+10% $370
Rate	-1.0pp $323	-0.5pp $280	base $237	+0.5pp $193	+1.0pp $148

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
846 Bryan Cir Grovetown, GA	2.0	2.0	1050	$1,450	$1.38	22d	1	0.35mi
721 Tarvin Cir Unit 721 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	45d	1	0.57mi
626 Dobhill Ln Unit 626 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	22d	1	0.57mi
614 Dobhill Ln Unit 614 Grovetown, GA	2.0	2.5	1163	$1,480	$1.27	45d	1	0.57mi
112 Fiske St Unit C Grovetown, GA	2.0	1.0	1200	$1,100	$0.92	25d	1	0.64mi
301 Joiner Cir Unit 301 Grovetown, GA	2.0	2.5	1202	$1,465	$1.22	25d	1	0.65mi
302 Joiner Cir Unit 302 Grovetown, GA	2.0	2.5	1202	$1,440	$1.20	22d	1	0.66mi
326 Browning Dr Grovetown, GA	2.0	2.0	1092	$1,250	$1.14	15d	1	0.67mi
701 Benelli Ct Unit 00 740 Grovetown, GA	3.0	2.5	1500	$1,750	$1.17	45d	1	0.75mi
100 Whiskey Rd Grovetown, GA	1.0–2.0	1.0–2.0	685	$1,025	$1.50	15d	1	0.82mi
205 Old Berzelia Rd Grovetown, GA	2.0	2.0	1092	$1,300	$1.19	25d	1	0.86mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$2,000	$1.39	45d	1	0.97mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$1,950	$1.36	25d	1	0.97mi
345 Washington St Grovetown, GA	3.0	2.0	1455	$1,961	$1.35	22d	1	0.98mi
1100 Outlook DR Grovetown, GA	1.0–2.0	1.0–2.0	854	$1,475	$1.73	15d	5	1.03mi
806 Whispering Willow Ct Grovetown, GA	2.0	2.0	1135	$1,500	$1.32	25d	1	1.03mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,550	$1.03	45d	1	1.10mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,495	$1.00	25d	1	1.10mi
729 Whispering Willow Way Grovetown, GA	2.0	2.0	1223	$1,575	$1.29	25d	1	1.10mi
729 Whispering Willow Way Grovetown, GA	2.0	2.0	1223	$1,575	$1.29	45d	1	1.10mi
724 Tarvin Cir Grovetown, GA	1.0–2.0	1.0–2.5	1026	$1,440	$1.40	15d	3	1.14mi
1000 Station Dr Grovetown, GA	1.0–3.0	1.0–2.5	1226	$2,435	$1.99	15d	26	1.33mi
2053 Lotus Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	45d	1	1.40mi
7025 Hummingbird Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	45d	1	1.43mi
2027 Lotus Dr Grovetown, GA	2.0	2.5	1241	$1,515	$1.22	22d	1	1.43mi
7026 Hummingbird Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	45d	1	1.44mi
5036 Mimosa Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	15d	1	1.45mi
2009 Lotus Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	45d	1	1.45mi
445 Northrop Pl Grovetown, GA	3.0	2.0	1300	$1,535	$1.18	25d	1	1.48mi
410 Northrop Pl Grovetown, GA	2.0	2.0	1366	$1,575	$1.15	15d	1	1.48mi
402 Northrop Pl Grovetown, GA	2.0	2.0	1092	$1,225	$1.12	22d	1	1.49mi

Listing history 8 events

1. 2026-05-30
   status $169,900 Pending 18 DOM
2. 2026-05-11
   historical
3. 2026-04-28
   price $169,900
4. 2026-03-26
   price $179,900
5. 2026-01-12
   price $186,900
6. 2025-11-03
   listed $194,900 Active
7. 2025-11-03
   listed $169,900 Active 564-char remark
8. 1972-05-01
   soldstatus $18,300

ⓘ 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: $1,558 · $130/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$5/yr ($0/mo · 0.3%)

ⓘ 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 62% 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: $20,182
• − Mortgage interest: −$9,517
• − Property taxes: −$1,558
• − Insurance: −$850
• − Repairs & maintenance: −$1,615
• − Management: −$1,615
• − Depreciation: −$4,943
• Taxable income: $85
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $2,824/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

+828.4% since first listed

8 events — show timeline

• 2026-05-29 Pending — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-28 Price Changed $169,900 Hive MLS
• 2026-03-26 Price Changed $179,900 Hive MLS
• 2026-01-12 Price Changed $186,900 Hive MLS
• 2025-11-03 Listed $194,900 Hive MLS
• 2025-11-03 Listed $169,900 Hive MLS
• 1972-05-01 Sold (Public Records) $18,300 Public Records

Property tax history

+4.9%/yr

Latest (2025): $1,558 · -9.2% YoY. Source: county tax records.