4644 Brookwood Ln · Grovetown, GA 30813

$180,000

2 bd · 2.0 ba · 1,192 sqft · Other public records · 31 Days on market

Built 2002 1,200 sqft lot $50/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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT NEARLY NEW TOWNHOME. VENTLESS GAS LOGS. SMOOTH TOP STOVE. MICROWAVE. PANTRY. CEILING FANS. CLOSE TO SWIMMING POOL ACROSS FROM EXTRA PARKING.

Key facts

• Updated hvac system
• No carpet throughout
• $50 HOA

Tags

• OPEN LIVING AND DINING AREA
• SPACIOUS KITCHEN WITH PANTRY
• CERAMIC TILE FLOORING
• NO CARPET THROUGHOUT
• PRIVATE ENSUITE BATHROOMS
• UPDATED HVAC SYSTEM

Property features AI

Finance

• Other: Subdivision: Brookwood Townhomes
• HOA & community: Homeowners association with $600 annual fee (about $50/month); Community pool; Sidewalks; Street lights

Exterior

• Parking: Parking lot (paved, concrete)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Water connected; Sewer available; Cable available
• Home design: Residential townhouse; Two levels; Entry level on 1
• Construction: Vinyl siding and frame construction; Composition roof; Slab foundation; Built as a townhouse
• Exterior features: Patio; Privacy fencing in back yard; Paved road access

Interior

• Kitchen: Range; Dishwasher; Microwave; Garbage disposal
• Bedrooms: Total of 4 rooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Ceiling fan(s); Heat pump; Electric heating; Fireplace(s)
• Interior features: Entrance foyer; View from the property; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $-6 ($-70/yr) — negative.
• To cash-flow at today's rent, offer at most $179k (0.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (15.7% below list).
• Recommended offer: $152k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Lewiston Elementary School (math 73% / reading 68%, grade A-, #57 of 1,228 statewide, top 5%, 892 students, 27% FRL); Columbia Middle School (math 37% / reading 48%, grade D-, #122 of 470 statewide, top 26%, 993 students, 33% FRL); Evans High School (math 12% / reading 31%, grade F, #218 of 424 statewide, top 53%, 1,887 students, 30% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 737 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 31 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $91k; list at $180k implies a 98% gain — meaningful room to come down on a strong offer.

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 $151,782 (15.7% 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 16% 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. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.14%
• DSCR: 0.99
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.6%
• Equity multiple: 0.36×
• Total profit: $-32,315
• Equity at exit: $26,839

10-year hold

• IRR: -15.0%
• Equity multiple: 0.21×
• Total profit: $-39,591
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.9×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$944
• Tax from tax record: −$136 /mo · $1,632/yr
• Insurance: −$75
• HOA: −$50
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $-6

Break-even live

Break-even rent $1,525

Max offer price $178,969

Occupancy floor 95%

Sensitivity live

Price	-10% $96	-5% $45	+0% $-6	+5% $-57	+10% $-108
Rent	-10% $-126	-5% $-66	+0% $-6	+5% $54	+10% $114
Rate	-1.0pp $85	-0.5pp $40	base $-6	+0.5pp $-52	+1.0pp $-100

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4680 Brookwood Ln Grovetown, GA	2.0	2.5	1192	$1,300	$1.09	15d	1	0.09mi
1004 Leigh Lake Rd Grovetown, GA	3.0	2.5	1358	$1,700	$1.25	45d	1	1.04mi
504 Vinings Dr Grovetown, GA	2.0	2.5	1439	$1,800	$1.25	45d	1	1.05mi
336 Deerwood Ct Augusta, GA	3.0	1.5	1064	$1,525	$1.43	45d	1	1.45mi
4460 Whisperwood Dr Augusta, GA	3.0	2.0	1388	$1,600	$1.15	25d	1	1.47mi
323 Crawford Mill Ln Grovetown, GA	2.0	2.5	1152	$1,495	$1.30	25d	1	1.49mi

HOA detail

• Monthly dues: $50 · $600/yr
• Likely covers: gaspool

Listing history 34 events

1. 2026-06-22
   days on market $180,000 Active 31 DOM
2. 2026-06-18
   days on market $180,000 Active 28 DOM
3. 2026-06-17
   days on market $180,000 Active 27 DOM
4. 2026-06-16
   days on market $180,000 Active 26 DOM
5. 2026-06-15
   days on market $180,000 Active 25 DOM
6. 2026-06-14
   days on market $180,000 Active 23 DOM
7. 2026-06-13
   days on market $180,000 Active 22 DOM
8. 2026-06-10
   days on market $180,000 Active 20 DOM
9. 2026-06-09
   days on market $180,000 Active 19 DOM
10. 2026-06-08
    days on market $180,000 Active 18 DOM
11. 2026-06-07
    days on market $180,000 Active 17 DOM
12. 2026-06-03
    days on market $180,000 Active 13 DOM
13. 2026-06-02
    days on market $180,000 Active 12 DOM
14. 2026-06-01
    days on market $180,000 Active 11 DOM
15. 2026-05-31
    days on market $180,000 Active 10 DOM
16. 2026-05-30
    days on market $180,000 Active 9 DOM
17. 2026-05-21
    listed $180,000 Active
18. 2026-02-13
    price $78,900 146-char remark

    Show marketing remark (359 chars)

    Picture Perfect! New hardwood and ceramic tile flooring throughout! Great room features hardwood flooring, stacked stone fireplace w/ new mantel, and ceiling fan. Freashly painted throughout; new ceramic tile flooring in bathrooms, dining room, foyer, staircase, and upstairs landing. rear patio with privacy fence. close to neighborhood pool. Move-in ready!

19. 2026-02-13
    price $89,900 359-char remark

    Show marketing remark (359 chars)

    Picture Perfect! New hardwood and ceramic tile flooring throughout! Great room features hardwood flooring, stacked stone fireplace w/ new mantel, and ceiling fan. Freashly painted throughout; new ceramic tile flooring in bathrooms, dining room, foyer, staircase, and upstairs landing. rear patio with privacy fence. close to neighborhood pool. Move-in ready!

20. 2024-12-05
    soldstatus $91,000 359-char remark

    Show marketing remark (359 chars)

    Picture Perfect! New hardwood and ceramic tile flooring throughout! Great room features hardwood flooring, stacked stone fireplace w/ new mantel, and ceiling fan. Freashly painted throughout; new ceramic tile flooring in bathrooms, dining room, foyer, staircase, and upstairs landing. rear patio with privacy fence. close to neighborhood pool. Move-in ready!

21. 2024-07-26
    listed $273,775 359-char remark

    Show marketing remark (359 chars)

    Picture Perfect! New hardwood and ceramic tile flooring throughout! Great room features hardwood flooring, stacked stone fireplace w/ new mantel, and ceiling fan. Freashly painted throughout; new ceramic tile flooring in bathrooms, dining room, foyer, staircase, and upstairs landing. rear patio with privacy fence. close to neighborhood pool. Move-in ready!

22. 2021-09-30
    soldstatus $77,000 146-char remark

    Show marketing remark (146 chars)

    GREAT NEARLY NEW TOWNHOME. VENTLESS GAS LOGS. SMOOTH TOP STOVE. MICROWAVE. PANTRY. CEILING FANS. CLOSE TO SWIMMING POOL ACROSS FROM EXTRA PARKING.

23. 2021-06-10
    listed $399,900 146-char remark

    Show marketing remark (146 chars)

    GREAT NEARLY NEW TOWNHOME. VENTLESS GAS LOGS. SMOOTH TOP STOVE. MICROWAVE. PANTRY. CEILING FANS. CLOSE TO SWIMMING POOL ACROSS FROM EXTRA PARKING.

24. 2009-11-18
    soldstatus $91,000
25. 2009-10-23
    soldstatus $91,000 Closed 359-char remark

    Show marketing remark (359 chars)

    Picture Perfect! New hardwood and ceramic tile flooring throughout! Great room features hardwood flooring, stacked stone fireplace w/ new mantel, and ceiling fan. Freashly painted throughout; new ceramic tile flooring in bathrooms, dining room, foyer, staircase, and upstairs landing. rear patio with privacy fence. close to neighborhood pool. Move-in ready!

26. 2009-10-23
    soldstatus $91,000

    Show marketing remark (359 chars)

    Picture Perfect! New hardwood and ceramic tile flooring throughout! Great room features hardwood flooring, stacked stone fireplace w/ new mantel, and ceiling fan. Freashly painted throughout; new ceramic tile flooring in bathrooms, dining room, foyer, staircase, and upstairs landing. rear patio with privacy fence. close to neighborhood pool. Move-in ready!

27. 2009-08-22
    listed $89,900
28. 2004-12-14
    soldstatus $77,000
29. 2004-12-06
    soldstatus $77,000 Closed 146-char remark

    Show marketing remark (146 chars)

    GREAT NEARLY NEW TOWNHOME. VENTLESS GAS LOGS. SMOOTH TOP STOVE. MICROWAVE. PANTRY. CEILING FANS. CLOSE TO SWIMMING POOL ACROSS FROM EXTRA PARKING.

30. 2004-12-06
    soldstatus $77,000

    Show marketing remark (146 chars)

    GREAT NEARLY NEW TOWNHOME. VENTLESS GAS LOGS. SMOOTH TOP STOVE. MICROWAVE. PANTRY. CEILING FANS. CLOSE TO SWIMMING POOL ACROSS FROM EXTRA PARKING.

31. 2004-10-09
    listed $78,900
32. 2002-11-19
    soldstatus $67,500
33. 2002-02-20
    soldstatus $139,000
34. 1994-12-01
    soldstatus $641,600

ⓘ 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: $1,632 · $136/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$24/yr (+$2/mo · 1.5%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,214
• − Mortgage interest: −$10,083
• − Property taxes: −$1,632
• − Insurance: −$900
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − HOA: −$600
• − Depreciation: −$5,236
• Taxable loss: −$3,151
• Est. tax savings @ 24.0%: +$756
• After-tax cash flow: $686/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

• County: Columbia County · 154,184 people
• City population: 46,975
• 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

-71.9% since first listed

18 events — show timeline

• 2026-05-21 Listed $180,000 Hive MLS
• 2026-02-13 Price Changed $78,900 Hive MLS
• 2026-02-13 Price Changed $89,900 Hive MLS
• 2024-12-05 Sold (MLS) $91,000 Hive MLS
• 2024-07-26 Listed $273,775 Hive MLS
• 2021-09-30 Sold (MLS) $77,000 Hive MLS
• 2021-06-10 Listed $399,900 Hive MLS
• 2009-11-18 Sold (Public Records) $91,000 Public Records
• 2009-10-23 Sold (MLS) $91,000 Hive MLS
• 2009-10-23 Sold (MLS) $91,000 Hive MLS
• 2009-08-22 Listed $89,900 Hive MLS
• 2004-12-14 Sold (Public Records) $77,000 Public Records
• 2004-12-06 Sold (MLS) $77,000 Hive MLS
• 2004-12-06 Sold (MLS) $77,000 Hive MLS
• 2004-10-09 Listed $78,900 Hive MLS
• 2002-11-19 Sold (Public Records) $67,500 Public Records
• 2002-02-20 Sold (Public Records) $139,000 Public Records
• 1994-12-01 Sold (Public Records) $641,600 Public Records

Property tax history

+6.1%/yr

Latest (2025): $1,632 · -0.2% YoY. Source: county tax records.