132 Greenwood Dr · Martinez, GA 30907

$282,000

3 bd · 2.0 ba · 1,986 sqft · Other public records · 31 Days on market

Built 1995 10,019 sqft lot $142/sqft · 12% below area Est $322k · 12% under $13/mo HOA · 1% 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).

• ARV discount +13.1/15.0
• Cash flow +9.7/30.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Stately, custom, all brick 3 bed 2 bath ranch home off Columbia Rd in Martinez and within walking distance of the Kroger shopping center and Covenant Pediatrics and less than a 5 minute drive to Martinez Elementary school! This home boasts elegant crown and chair rail molding throughout the home, 10-12 foot ceilings in the main living space (as well as wood look tile and large gas log fire place!) cathedral ceiling in the kitchen, generous closet storage , separate laundry space, and oversized 2 car garage! Outside enjoy the covered and uncovered patio and the privacy-fenced backyard with numerous plantings! Mature landscaping front and back includes eye-catching palm trees waiting t

Key facts

• Brick ranch home
• Covered patio
• Mature landscaping

Tags

• BRICK RANCH HOME
• WALKING DISTANCE KROGER
• CATHEDRAL CEILING KITCHEN
• COVERED PATIO
• PRIVACY FENCED BACKYARD
• MATURE LANDSCAPING

Property features AI

Finance

• Other: Zoning: R; Subdivision: Heritage Hill; Directions available
• HOA & community: Homeowners association with other amenities; HOA fee $150 annually (about $12.50/month)

Exterior

• Parking: Attached garage with 2 spaces; Concrete driveway; Garage door opener
• Utilities: Public water; Public sewer; Water and sewer connected; Other utilities (see remarks)
• Home design: Single family residence; One level / one story; Entry level: 1; Brick and other construction (see remarks)
• Construction: Composition roof; Brick and other construction (see remarks); Foundation: other (see remarks); Built as a residential single-family home
• Exterior features: Covered patio and porches including front and rear porch; Patio; Other exterior features (see remarks); Privacy fencing / fenced yard; Landscaped lot; Has a view; Paved road frontage (city street and state road)

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Fireplace(s); Central air; Ceiling fan(s)
• Interior features: Pantry; Eat-in kitchen; Other/see remarks; Window coverings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $282k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (32.5% below list).
• Recommended offer: $190k (32.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.5% in Martinez — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Lakeside Middle School (math 39% / reading 47%, grade D-, #116 of 470 statewide, top 26%, 531 students, 52% FRL); Lakeside High School (math 23% / reading 31%, grade F, #162 of 424 statewide, top 40%, 1,940 students, 24% FRL) — zoned schools average 42% FRL vs 26% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.1%/yr); 337 active listings in the ZIP; 27 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 $2k of loan paydown is wiped out by about $8k 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 31 days — a 3% lower offer ($274k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $21k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $125k; list at $282k implies a 126% 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 $190,445 (32.5% 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 31 days. Have you received any prior offers? Is the seller open to a 32% 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. 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: 0.68% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 12.3

CMA / ARV

• ARV (median comp): $322,229
• List price: $282,000
• Delta: -12.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -22.9%
• Equity multiple: 0.22×
• Total profit: $-61,230
• Equity at exit: $42,047

10-year hold

• IRR: -22.2%
• Equity multiple: -0.05×
• Total profit: $-83,100
• Equity at exit: $24,382

Cash invested: $78,960 (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 30907

• Rents YoY: 1.1%
• Active inventory: 337
• Price-to-rent: 12.3×

Monthly cashflow live

• Estimated rent: $1,904 high
• Mortgage (P&I): −$1,479
• Tax from tax record: −$82 /mo · $978/yr
• Insurance: −$118
• HOA: −$13
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-186

Break-even live

Break-even rent $2,140

Max offer price $249,084

Occupancy floor —

Sensitivity live

Price	-10% $-27	-5% $-107	+0% $-186	+5% $-266	+10% $-346
Rent	-10% $-337	-5% $-262	+0% $-186	+5% $-111	+10% $-36
Rate	-1.0pp $-44	-0.5pp $-115	base $-186	+0.5pp $-259	+1.0pp $-334

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: $70,500
• Closing costs: $8,460
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Holiday Dr Augusta, GA	3.0	2.0	1755	$1,900	$1.08	45d	1	0.30mi
4324 Sun Valley Pl Augusta, GA	4.0	2.5	2100	$2,211	$1.05	16d	1	0.32mi
303 Wave Hl Augusta, GA	1.0–3.0	1.0–2.0	1034	$1,915	$1.85	16d	25	0.38mi
165 Ashley Cir Augusta, GA	3.0	2.5	1740	$1,800	$1.03	23d	1	0.54mi
148 Shawns Way Augusta, GA	3.0	2.0	1400	$1,695	$1.21	16d	1	0.54mi
135 Shawns Way Augusta, GA	3.0	2.0	1910	$2,081	$1.09	23d	1	0.55mi
139 Springlakes Dr Augusta, GA	4.0	2.5	2094	$2,195	$1.05	45d	1	0.84mi
231 Knollcrest Rd Augusta, GA	4.0	3.5	2302	$2,600	$1.13	45d	1	0.85mi
154 Anneswood Rd Augusta, GA	3.0	1.5	1545	$2,000	$1.29	45d	1	0.87mi
4300 River Watch Pkwy Martinez, GA	1.0–3.0	1.0–2.0	1057	$1,709	$1.62	16d	16	0.93mi
1723 Chesil Dr Augusta, GA	4.0	3.0	2481	$2,190	$0.88	16d	1	1.14mi
4139 Fair Oaks Rd Augusta, GA	3.0	2.0	1539	$1,800	$1.17	25d	1	1.15mi
170 Shadowmoor Ct Augusta, GA	4.0	3.0	1944	$2,200	$1.13	25d	1	1.16mi
123 Canton Park Ave Evans, GA	3.0	2.5	1540	$1,885	$1.22	25d	1	1.18mi
240 Maywood Dr Augusta, GA	3.0	1.5	1674	$1,400	$0.84	45d	1	1.19mi
157 Moss Creek Dr Augusta, GA	3.0	2.5	1818	$1,775	$0.98	25d	1	1.21mi
142 Canton Park Ave Unit 1 Evans, GA	3.0	2.5	1659	$1,850	$1.12	45d	1	1.21mi
4500 Chestnut Trl Evans, GA	3.0	2.5	1540	$1,850	$1.20	25d	1	1.22mi
317 Sumac Trl Evans, GA	3.0	2.5	1668	$1,935	$1.16	23d	1	1.27mi
255 Miramar Dr Augusta, GA	3.0	2.0	1331	$1,600	$1.20	16d	1	1.31mi
4081 Melrose Dr Augusta, GA	3.0	2.0	1331	$1,731	$1.30	25d	1	1.31mi
262 Indian Creek Rd Augusta, GA	3.0	2.0	1637	$1,795	$1.10	16d	1	1.36mi
4082 Spencer St Augusta, GA	3.0	2.0	1600	$1,795	$1.12	45d	1	1.39mi
3747 Cactus Trl Augusta, GA	3.0	2.5	1800	$1,956	$1.09	45d	1	1.39mi
3999 Pleasant Home Rd Augusta, GA	3.0	2.0	1334	$1,600	$1.20	16d	1	1.42mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	45d	1	1.47mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	25d	1	1.47mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: gaslandscaping

Listing history 18 events

1. 2026-06-13
   statusdays on market $282,000 Pending 31 DOM
2. 2026-06-10
   days on market $282,000 Active 30 DOM
3. 2026-06-09
   days on market $282,000 Active 29 DOM
4. 2026-06-08
   days on market $282,000 Active 28 DOM
5. 2026-06-07
   days on market $282,000 Active 27 DOM
6. 2026-06-03
   days on market $282,000 Active 23 DOM
7. 2026-06-02
   days on market $282,000 Active 22 DOM
8. 2026-06-01
   days on market $282,000 Active 21 DOM
9. 2026-05-31
   days on market $282,000 Active 20 DOM
10. 2026-05-30
    days on market $282,000 Active 19 DOM
11. 2026-05-11
    historical
12. 2026-05-07
    price $282,000
13. 2026-05-06
    price $287,000
14. 2026-04-01
    price $297,000
15. 2026-02-20
    listed $302,900 Active
16. 2026-02-20
    listed $282,000 Active 1048-char remark
17. 1995-09-25
    soldstatus $125,000
18. 1994-03-21
    soldstatus $114,500

ⓘ 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: $978 · $82/mo
• Projected year-2 tax: $2,594 · $216/mo
• Expected delta: +$1,616/yr (+$135/mo · 165.2%)

ⓘ 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 1/10 Low
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,853
• − Mortgage interest: −$15,796
• − Property taxes: −$978
• − Insurance: −$1,410
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$156
• − Depreciation: −$8,204
• Taxable loss: −$7,347
• Est. tax savings @ 24.0%: +$1,763
• After-tax cash flow: $-473/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): 46,975
• Household income: $81,912
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 983.0

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 (69%)
• Race & ethnicity: White 69% Black 13% Asian 7% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Vietnamese 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: ▼ -174.93%
• Current HPI: 233.5167
• Rent YoY: ▲ 1.12%
• 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

+146.3% since first listed

9 events — show timeline

• 2026-06-11 Pending — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-07 Price Changed $282,000 Hive MLS
• 2026-05-06 Price Changed $287,000 Hive MLS
• 2026-04-01 Price Changed $297,000 Hive MLS
• 2026-02-20 Listed $302,900 Hive MLS
• 2026-02-20 Listed $282,000 Hive MLS
• 1995-09-25 Sold (Public Records) $125,000 Public Records
• 1994-03-21 Sold (Public Records) $114,500 Public Records

Property tax history

+1.8%/yr

Latest (2025): $978 · +1.6% YoY. Source: county tax records.