4437 Roxbury Dr · Martinez, GA 30809

$245,000

3 bd · 2.0 ba · 1,632 sqft · Other public records · 41 Days on market

Built 1975 0.28 ac lot $150/sqft · at area comps Est $257k · at est.

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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 +13.1/30.0
• ARV discount +9.5/15.0
• Schools +4.5/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

4 BEDROOM 2 FULL BATH HOME IN EVANS. UPDATED KITCHEN AND BATHROOMS. .. FENCED IN BACKYARD WITH STORAGE BUILDING TO REMAIN. .. .. ,MINUTES FROM EVERYTHING . .PREVIOUS CONTRACT WAS TERMINATED DUE TO BUYERS INABILITY TO PURCHASE THE PROPERTY THE DAY BEFORE CLOSING. .. TITLE WORK IS COMPLETE . .HVAC HAS BEEN SERVICED AND CLEANED . .HOME INSPECTIOIN HAS BEEN PERFORMED WITH NO SIGNIFICANT DEFECTS FOUND. . MANY ITEMS ALREADY REPAIRED!!!!!!!

Key facts

• Spacious yard
• Updated kitchen
• Granite countertops

Tags

• NEW ROOF
• GRANITE COUNTERTOPS
• SPACIOUS YARD
• UPDATED KITCHEN
• QUIET NEIGHBORHOOD
• TOP-RATED SCHOOLS

Property features AI

Finance

• HOA & community: Street lights in community

Exterior

• Parking: Concrete parking; No covered garage
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property; Located in Hickory Grove subdivision; Directions: Columbia Rd turn on Roxbury, house on the left
• Construction: Brick construction; Slab foundation; Composition roof; Built area noted (1776)
• Exterior features: Deck; Front porch; Fenced yard

Interior

• Kitchen: Range; Dishwasher
• Bedrooms: 6 total rooms (bedroom count not specified separately)
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric heating; Forced air; Natural gas
• Interior features: Walk-in closets; Kitchen island; Window coverings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $245k.

Deal economics

• At list price, monthly cash flow is $-9 ($-107/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (24.4% below list).
• Recommended offer: $185k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 4.5% in Martinez — 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 76/100 on livability (#23 in GA, #3,514 nationally) — a middle-class / working-renter tenant base. Strengths: employment 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: Martinez Elementary School (math 55% / reading 52%, grade C, #212 of 1,228 statewide, top 17%, 750 students, 49% FRL); Evans Middle School (math 36% / reading 51%, grade D, #114 of 470 statewide, top 24%, 980 students, 34% FRL); Evans High School (math 12% / reading 31%, grade F, #218 of 424 statewide, top 53%, 1,887 students, 30% FRL).
• Market conditions: Rents soft (-0.5%/yr); 516 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,213 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent is only 18% of the median local income ($125k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 41 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.
• Current owner paid $182k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $185,300 (24.4% 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 41 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 11.0

CMA / ARV

• ARV (median comp): $256,503
• List price: $245,000
• Delta: -4.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-45,804
• Equity at exit: $36,530

10-year hold

• IRR: -19.2%
• Equity multiple: 0.10×
• Total profit: $-62,036
• Equity at exit: $21,183

Cash invested: $68,600 (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 30809

• Home prices YoY: -22.1%
• Rents YoY: -0.5%
• Active inventory: 516
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$86 /mo · $1,030/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-9

Break-even live

Break-even rent $1,864

Max offer price $243,432

Occupancy floor 95%

Sensitivity live

Price	-10% $130	-5% $60	+0% $-9	+5% $-78	+10% $-148
Rent	-10% $-155	-5% $-82	+0% $-9	+5% $64	+10% $138
Rate	-1.0pp $115	-0.5pp $53	base $-9	+0.5pp $-72	+1.0pp $-137

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4460 Whisperwood Dr Augusta, GA	3.0	2.0	1388	$1,600	$1.15	25d	1	0.17mi
170 Shadowmoor Ct Augusta, GA	4.0	3.0	1944	$2,200	$1.13	25d	1	0.34mi
157 Moss Creek Dr Augusta, GA	3.0	2.5	1818	$1,775	$0.98	25d	1	0.47mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	25d	1	0.52mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	45d	1	0.52mi
2414 Cox Rd Evans, GA	3.0	2.0	1404	$1,695	$1.21	23d	1	0.56mi
210 Foxdale Dr Evans, GA	3.0	2.0	1618	$1,745	$1.08	25d	1	0.66mi
210 Foxdale Dr Evans, GA	3.0	2.0	1618	$1,800	$1.11	45d	1	0.66mi
4553 Hillside Dr Evans, GA	4.0	2.0	1474	$1,535	$1.04	45d	1	0.67mi
109 Highview Dr Augusta, GA	4.0	2.0	1675	$1,600	$0.96	15d	1	0.70mi
148 Shawns Way Augusta, GA	3.0	2.0	1400	$1,695	$1.21	15d	1	0.96mi
135 Shawns Way Augusta, GA	3.0	2.0	1910	$2,081	$1.09	23d	1	0.98mi
165 Ashley Cir Augusta, GA	3.0	2.5	1740	$1,800	$1.03	23d	1	1.04mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	45d	1	1.11mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	15d	1	1.11mi
4324 Sun Valley Pl Augusta, GA	4.0	2.5	2100	$2,211	$1.05	15d	1	1.21mi
4537 Shawnee Dr Augusta, GA	3.0	2.0	1534	$1,795	$1.17	25d	1	1.22mi
636 Bridgton Dr Augusta, GA	3.0	2.0	2000	$1,950	$0.97	25d	1	1.23mi
134 Holiday Dr Augusta, GA	3.0	2.0	1755	$1,900	$1.08	45d	1	1.25mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	25d	1	1.27mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	45d	1	1.27mi
299 Ashbrook Dr Augusta, GA	4.0	2.5	2080	$2,295	$1.10	45d	1	1.30mi
650 Thoroughbred Ln Evans, GA	1.0–4.0	1.0–3.0	1015	$1,625	$1.60	45d	1	1.34mi
4081 Melrose Dr Augusta, GA	3.0	2.0	1331	$1,731	$1.30	25d	1	1.36mi
4082 Spencer St Augusta, GA	3.0	2.0	1600	$1,795	$1.12	45d	1	1.37mi

Listing history 27 events

1. 2026-06-22
   days on market $245,000 Active 41 DOM
2. 2026-06-18
   days on market $245,000 Active 38 DOM
3. 2026-06-17
   days on market $245,000 Active 37 DOM
4. 2026-06-16
   days on market $245,000 Active 36 DOM
5. 2026-06-15
   days on market $245,000 Active 35 DOM
6. 2026-06-14
   days on market $245,000 Active 33 DOM
7. 2026-06-13
   days on market $245,000 Active 32 DOM
8. 2026-06-10
   days on market $245,000 Active 30 DOM
9. 2026-06-09
   days on market $245,000 Active 29 DOM
10. 2026-06-08
    days on market $245,000 Active 28 DOM
11. 2026-06-07
    days on market $245,000 Active 27 DOM
12. 2026-06-03
    days on market $245,000 Active 23 DOM
13. 2026-06-02
    days on market $245,000 Active 22 DOM
14. 2026-06-01
    days on market $245,000 Active 21 DOM
15. 2026-05-31
    days on market $245,000 Active 20 DOM
16. 2026-05-30
    days on market $245,000 Active 19 DOM
17. 2026-05-11
    historical
18. 2026-04-22
    listed $245,000 Active
19. 2026-04-22
    listed $245,000 Active 490-char remark
20. 2021-06-18
    soldstatus $182,000
21. 2021-06-16
    soldstatus $182,000

    Show marketing remark (438 chars)

    4 BEDROOM 2 FULL BATH HOME IN EVANS. UPDATED KITCHEN AND BATHROOMS. .. FENCED IN BACKYARD WITH STORAGE BUILDING TO REMAIN. .. .. ,MINUTES FROM EVERYTHING . .PREVIOUS CONTRACT WAS TERMINATED DUE TO BUYERS INABILITY TO PURCHASE THE PROPERTY THE DAY BEFORE CLOSING. .. TITLE WORK IS COMPLETE . .HVAC HAS BEEN SERVICED AND CLEANED . .HOME INSPECTIOIN HAS BEEN PERFORMED WITH NO SIGNIFICANT DEFECTS FOUND. . MANY ITEMS ALREADY REPAIRED!!!!!!!

22. 2021-06-16
    soldstatus $182,000

    Show marketing remark (438 chars)

    4 BEDROOM 2 FULL BATH HOME IN EVANS. UPDATED KITCHEN AND BATHROOMS. .. FENCED IN BACKYARD WITH STORAGE BUILDING TO REMAIN. .. .. ,MINUTES FROM EVERYTHING . .PREVIOUS CONTRACT WAS TERMINATED DUE TO BUYERS INABILITY TO PURCHASE THE PROPERTY THE DAY BEFORE CLOSING. .. TITLE WORK IS COMPLETE . .HVAC HAS BEEN SERVICED AND CLEANED . .HOME INSPECTIOIN HAS BEEN PERFORMED WITH NO SIGNIFICANT DEFECTS FOUND. . MANY ITEMS ALREADY REPAIRED!!!!!!!

23. 2021-02-07
    listed $180,000

    Show marketing remark (438 chars)

    4 BEDROOM 2 FULL BATH HOME IN EVANS. UPDATED KITCHEN AND BATHROOMS. .. FENCED IN BACKYARD WITH STORAGE BUILDING TO REMAIN. .. .. ,MINUTES FROM EVERYTHING . .PREVIOUS CONTRACT WAS TERMINATED DUE TO BUYERS INABILITY TO PURCHASE THE PROPERTY THE DAY BEFORE CLOSING. .. TITLE WORK IS COMPLETE . .HVAC HAS BEEN SERVICED AND CLEANED . .HOME INSPECTIOIN HAS BEEN PERFORMED WITH NO SIGNIFICANT DEFECTS FOUND. . MANY ITEMS ALREADY REPAIRED!!!!!!!

24. 2021-02-07
    listed $180,000

    Show marketing remark (438 chars)

    4 BEDROOM 2 FULL BATH HOME IN EVANS. UPDATED KITCHEN AND BATHROOMS. .. FENCED IN BACKYARD WITH STORAGE BUILDING TO REMAIN. .. .. ,MINUTES FROM EVERYTHING . .PREVIOUS CONTRACT WAS TERMINATED DUE TO BUYERS INABILITY TO PURCHASE THE PROPERTY THE DAY BEFORE CLOSING. .. TITLE WORK IS COMPLETE . .HVAC HAS BEEN SERVICED AND CLEANED . .HOME INSPECTIOIN HAS BEEN PERFORMED WITH NO SIGNIFICANT DEFECTS FOUND. . MANY ITEMS ALREADY REPAIRED!!!!!!!

25. 2009-10-21
    soldstatus $87,000
26. 2006-05-11
    soldstatus $74,200
27. 1975-10-01
    soldstatus $29,500

ⓘ 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: $1,030 · $86/mo
• Projected year-2 tax: $2,254 · $188/mo
• Expected delta: +$1,224/yr (+$102/mo · 118.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,236
• − Mortgage interest: −$13,724
• − Property taxes: −$1,030
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$7,127
• Taxable loss: −$4,428
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $956/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 — Martinez

• Score: 76/100
• State rank: #23
• US rank: #3514

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment A+ Housing A+ Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Martinez, GA
• County: Columbia County · 154,184 people
• City population: 46,975
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 54,743
• Household income: $125,272
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 787.0

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: Predominantly White (70%)
• Race & ethnicity: White 70% Black 13% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Other Asian/Pacific 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: ▼ -62.73%
• Current HPI: 220.4452
• Rent YoY: ▼ -0.51%
• 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

+730.5% since first listed

11 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-22 Listed $245,000 Hive MLS
• 2026-04-22 Listed $245,000 Hive MLS
• 2021-06-18 Sold (Public Records) $182,000 Public Records
• 2021-06-16 Sold (MLS) $182,000 Hive MLS
• 2021-06-16 Sold (MLS) $182,000 Hive MLS
• 2021-02-07 Listed $180,000 Hive MLS
• 2021-02-07 Listed $180,000 Hive MLS
• 2009-10-21 Sold (Public Records) $87,000 Public Records
• 2006-05-11 Sold (Public Records) $74,200 Public Records
• 1975-10-01 Sold (Public Records) $29,500 Public Records

Property tax history

-0.8%/yr

Latest (2025): $1,030 · -44.8% YoY. Source: county tax records.