695 Red Cedar Ct · Grovetown, GA 30813

$197,900

2 bd · 2.0 ba · 1,206 sqft · Townhouse public records

Built 2019 1,089 sqft lot Est $197k · at est. $115/mo HOA · 7% 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 +12.7/30.0
• ARV discount +7.2/15.0
• Schools +4.5/10.0
• DSCR +3.8/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this well maintained, cared for, like new townhouse in the heart of Grovetown! Don't wait for a new build when you can have this almost brand new home in mint condition! Great schools and close to shopping and Fort Gordon. This spacious townhouse offers an open floor plan with granite countertops, stainless steel appliances, large pantry and subway tile backsplash in the kitchen. Modern LVP flooring throughout first floor and luxury vinyl tile in bathrooms. The half bath features a pedestal sink and LVT. The patio overlooks trees providing more privacy. The second floor has two very large bedrooms each with its own full bathrooms with raised vanities, shower/tub and spacious closets! The monthly HOA fee includes termite protection and irrigation. This community offers fiber optic internet, sidewalks, streetlights, a park and central pavilion. Come see now, it will not disappoint!

Key facts

• $115 HOA
• Built 2019

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $198k.

Deal economics

• At list price, monthly cash flow is $-21 ($-257/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (19.1% below list).
• Recommended offer: $160k (19.1% 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; 33 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 $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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,010 (19.1% 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: 0.81% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.46%
• DSCR: 0.98
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $196,578
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
663 Red Cedar Ct	0.06mi	2/2.5	1,206 (0%)	12mo	$207,000	$172	85
712 Red Cedar Ct	0.04mi	2/2.5	1,282 (+6%)	2mo	$199,900	$156	84
1802 Butternut Dr	0.10mi	2/2.5	1,162 (-4%)	8mo	$200,000	$172	80
1863 Butternut Dr	0.06mi	2/2.5	1,282 (+6%)	8mo	$200,000	$156	78
1843 Butternut Dr	0.09mi	2/2.5	1,282 (+6%)	15mo	$208,500	$163	71
1883 Butternut Drive Dr	0.04mi	2/2.5	1,282 (+6%)	21mo	$212,000	$165	68
264 Lynbrook Way Unit N/A	0.54mi	2/2.0	1,044 (-13%)	0mo	$175,000	$168	52
307 Brock Ln	0.64mi	2/2.0	1,092 (-10%)	8mo	$176,000	$161	48
231 Lynbrook Way	0.65mi	2/2.0	1,092 (-10%)	11mo	$170,000	$156	45
154 Brandimere Dr	0.62mi	2/2.0	1,092 (-10%)	17mo	$183,000	$168	41
638 Goodale Ln	0.63mi	2/2.0	1,300 (+8%)	22mo	$183,000	$141	39
422 Northrop Pl	0.71mi	2/2.0	1,366 (+13%)	10mo	$185,000	$135	36

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: -19.0%
• Equity multiple: 0.34×
• Total profit: $-36,381
• Equity at exit: $29,508

10-year hold

• IRR: -15.7%
• Equity multiple: 0.19×
• Total profit: $-45,104
• Equity at exit: $17,111

Cash invested: $55,412 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,600 high
• Mortgage (P&I): −$1,038
• Tax from tax record: −$50 /mo · $602/yr
• Insurance: −$82
• HOA: −$115
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-21

Break-even live

Break-even rent $1,627

Max offer price $194,123

Occupancy floor 96%

Sensitivity live

Price	-10% $91	-5% $35	+0% $-21	+5% $-77	+10% $-133
Rent	-10% $-148	-5% $-85	+0% $-21	+5% $42	+10% $105
Rate	-1.0pp $78	-0.5pp $29	base $-21	+0.5pp $-73	+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: $49,475
• Closing costs: $5,937
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5036 Mimosa Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	15d	1	0.08mi
7026 Hummingbird Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	45d	1	0.08mi
7025 Hummingbird Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	45d	1	0.08mi
1913 Butternut Dr Grovetown, GA	2.0	2.5	1260	$1,785	$1.42	15d	1	0.09mi
2009 Lotus Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	45d	1	0.11mi
2027 Lotus Dr Grovetown, GA	2.0	2.5	1241	$1,515	$1.22	23d	1	0.13mi
2053 Lotus Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	45d	1	0.15mi
1000 Station Dr Grovetown, GA	1.0–3.0	1.0–2.5	1226	$1,875	$1.53	15d	26	0.27mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,550	$1.03	45d	1	0.62mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,495	$1.00	25d	1	0.62mi
445 Northrop Pl Grovetown, GA	3.0	2.0	1300	$1,535	$1.18	25d	1	0.63mi
133 Brandimere Dr Grovetown, GA	2.0	2.0	1100	$1,375	$1.25	15d	1	0.65mi
201 Lynbrook Way Grovetown, GA	2.0	2.0	1092	$1,250	$1.14	15d	1	0.71mi
118 Brandimere Dr Grovetown, GA	2.0	2.0	1092	$1,400	$1.28	45d	1	0.71mi
100 Whiskey Rd Grovetown, GA	1.0–2.0	1.0–2.0	685	$1,025	$1.50	15d	1	0.72mi
413 Northrop Pl Grovetown, GA	2.0	2.0	1100	$1,250	$1.14	15d	1	0.73mi
413 Northrop Pl Grovetown, GA	2.0	2.0	1100	$1,341	$1.22	45d	1	0.73mi
410 Northrop Pl Grovetown, GA	2.0	2.0	1366	$1,575	$1.15	15d	1	0.73mi
402 Northrop Pl Grovetown, GA	2.0	2.0	1092	$1,225	$1.12	23d	1	0.76mi
724 Tarvin Cir Grovetown, GA	1.0–2.0	1.0–2.5	1026	$1,440	$1.40	15d	3	0.85mi
302 Joiner Cir Unit 302 Grovetown, GA	2.0	2.5	1202	$1,440	$1.20	23d	1	0.87mi
301 Joiner Cir Unit 301 Grovetown, GA	2.0	2.5	1202	$1,465	$1.22	25d	1	0.88mi
112 Fiske St Unit C Grovetown, GA	2.0	1.0	1200	$1,100	$0.92	25d	1	0.88mi
721 Tarvin Cir Unit 721 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	45d	1	0.94mi
626 Dobhill Ln Unit 626 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	23d	1	0.94mi
614 Dobhill Ln Unit 614 Grovetown, GA	2.0	2.5	1163	$1,480	$1.27	45d	1	0.94mi
647 Dobhill Ln Unit 647 Grovetown, GA	1.0	1.0	851	$1,275	$1.50	45d	1	0.94mi
101 Halton Dr Grovetown, GA	1.0–3.0	1.0–2.0	1220	$1,690	$1.39	15d	23	1.04mi
205 Old Berzelia Rd Grovetown, GA	2.0	2.0	1092	$1,300	$1.19	25d	1	1.24mi
729 Whispering Willow Way Grovetown, GA	2.0	2.0	1223	$1,575	$1.29	25d	1	1.29mi
729 Whispering Willow Way Grovetown, GA	2.0	2.0	1223	$1,575	$1.29	45d	1	1.29mi
806 Whispering Willow Ct Grovetown, GA	2.0	2.0	1135	$1,500	$1.32	25d	1	1.31mi
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	15d	1	1.41mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: internet

Listing history 12 events

1. 2026-04-05
   status Pending
2. 2026-04-05
   historical
3. 2026-04-04
   historical
4. 2026-03-17
   price $197,900
5. 2026-03-07
   price $204,900
6. 2026-01-06
   price $207,999
7. 2025-11-19
   listed $212,000 Active
8. 2025-11-19
   listed $197,900
9. 2022-04-29
   soldstatus $215,000 902-char remark

   Show marketing remark (902 chars)

   Come see this well maintained, cared for, like new townhouse in the heart of Grovetown! Don't wait for a new build when you can have this almost brand new home in mint condition! Great schools and close to shopping and Fort Gordon. This spacious townhouse offers an open floor plan with granite countertops, stainless steel appliances, large pantry and subway tile backsplash in the kitchen. Modern LVP flooring throughout first floor and luxury vinyl tile in bathrooms. The half bath features a pedestal sink and LVT. The patio overlooks trees providing more privacy. The second floor has two very large bedrooms each with its own full bathrooms with raised vanities, shower/tub and spacious closets! The monthly HOA fee includes termite protection and irrigation. This community offers fiber optic internet, sidewalks, streetlights, a park and central pavilion. Come see now, it will not disappoint!

10. 2022-04-29
    soldstatus $215,000

    Show marketing remark (902 chars)

    Come see this well maintained, cared for, like new townhouse in the heart of Grovetown! Don't wait for a new build when you can have this almost brand new home in mint condition! Great schools and close to shopping and Fort Gordon. This spacious townhouse offers an open floor plan with granite countertops, stainless steel appliances, large pantry and subway tile backsplash in the kitchen. Modern LVP flooring throughout first floor and luxury vinyl tile in bathrooms. The half bath features a pedestal sink and LVT. The patio overlooks trees providing more privacy. The second floor has two very large bedrooms each with its own full bathrooms with raised vanities, shower/tub and spacious closets! The monthly HOA fee includes termite protection and irrigation. This community offers fiber optic internet, sidewalks, streetlights, a park and central pavilion. Come see now, it will not disappoint!

11. 2022-03-31
    listed $199,000 902-char remark

    Show marketing remark (902 chars)

    Come see this well maintained, cared for, like new townhouse in the heart of Grovetown! Don't wait for a new build when you can have this almost brand new home in mint condition! Great schools and close to shopping and Fort Gordon. This spacious townhouse offers an open floor plan with granite countertops, stainless steel appliances, large pantry and subway tile backsplash in the kitchen. Modern LVP flooring throughout first floor and luxury vinyl tile in bathrooms. The half bath features a pedestal sink and LVT. The patio overlooks trees providing more privacy. The second floor has two very large bedrooms each with its own full bathrooms with raised vanities, shower/tub and spacious closets! The monthly HOA fee includes termite protection and irrigation. This community offers fiber optic internet, sidewalks, streetlights, a park and central pavilion. Come see now, it will not disappoint!

12. 2022-03-31
    listed $199,000

    Show marketing remark (902 chars)

    Come see this well maintained, cared for, like new townhouse in the heart of Grovetown! Don't wait for a new build when you can have this almost brand new home in mint condition! Great schools and close to shopping and Fort Gordon. This spacious townhouse offers an open floor plan with granite countertops, stainless steel appliances, large pantry and subway tile backsplash in the kitchen. Modern LVP flooring throughout first floor and luxury vinyl tile in bathrooms. The half bath features a pedestal sink and LVT. The patio overlooks trees providing more privacy. The second floor has two very large bedrooms each with its own full bathrooms with raised vanities, shower/tub and spacious closets! The monthly HOA fee includes termite protection and irrigation. This community offers fiber optic internet, sidewalks, streetlights, a park and central pavilion. Come see now, it will not disappoint!

ⓘ 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: $602 · $50/mo
• Projected year-2 tax: $1,821 · $152/mo
• Expected delta: +$1,218/yr (+$102/mo · 202.3%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,201
• − Mortgage interest: −$11,085
• − Property taxes: −$602
• − Insurance: −$990
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − HOA: −$1,380
• − Depreciation: −$5,757
• Taxable loss: −$3,685
• Est. tax savings @ 24.0%: +$884
• After-tax cash flow: $628/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

-0.6% since first listed

12 events — show timeline

• 2026-04-05 Pending — Hive MLS
• 2026-04-05 Listing Removed — Hive MLS
• 2026-04-04 Listing Removed — Hive MLS
• 2026-03-17 Price Changed $197,900 Hive MLS
• 2026-03-07 Price Changed $204,900 Hive MLS
• 2026-01-06 Price Changed $207,999 Hive MLS
• 2025-11-19 Listed $197,900 Hive MLS
• 2025-11-19 Listed $212,000 Hive MLS
• 2022-04-29 Sold (MLS) $215,000 Hive MLS
• 2022-04-29 Sold (MLS) $215,000 Hive MLS
• 2022-03-31 Listed $199,000 Hive MLS
• 2022-03-31 Listed $199,000 Hive MLS