4366 Hammond Cir · Martinez, GA 30907

$159,000

2 bd · 1.0 ba · 1,080 sqft · Other public records · 2 Days on market

Built 1971 0.48 ac lot

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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 +22.7/30.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• 1% rule +4.6/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Huge potential in Martinez on a half-acre lot! This low-maintenance brick 3-bedroom, 1.5-bath home with a new 2025 architectural shingle roof and hardwood floors sits on a gorgeous property and is ready for its next chapter. Whether you are an investor looking to jump in immediately and renovate, or a buyer searching for the perfect opportunity to customize your own home, this is it. Tucked away on Hammond Circle off Columbia Road, the location is prime! Conveniently situated near Columbia County schools, shopping, dining, and easy access around town. This home will need updates, making it ideal for a flip, rental investment, or owner-occupant renovation project. Strong upside potential to

Key facts

• Half-acre lot
• Prime location
• Hardwood floors

Tags

• HALF-ACRE LOT
• NEW ARCHITECTURAL SHINGLE ROOF
• HARDWOOD FLOORS
• PRIME LOCATION
• NEAR COLUMBIA COUNTY SCHOOLS
• EASY ACCESS AROUND TOWN

Property features AI

Exterior

• Parking: Attached garage; Carport (1 space); Covered parking on concrete with storage
• Utilities: Public water; Public sewer / sewer connected; Cable available; Water connected
• Home design: Single-family residence; One story; Entry at level 1
• Construction: Brick construction; See remarks for additional construction details; Crawl space foundation; Built (year not specified)
• Exterior features: Deck; Chain link fencing / fenced yard; Shingle roof; Property has a view; Wooded and cleared lot with gentle slope; Paved road access; frontage on city street and state road

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total of 5 rooms (see room layout for bedroom distribution)
• Flooring: Laminate flooring; Wood flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Ceiling fans; Electric heating with forced air
• Interior features: Ceiling fans; Eat-in kitchen; Unfurnished; Electric water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $159k.

Deal economics

• At list price, monthly cash flow is $273 ($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 $153k (4.0% below list).
• Recommended offer: $153k (4.0% below list) — sets the bar for 1% rule.
• Cap rate 8.4% vs local median 4.6% 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 rising (+1.1%/yr); 333 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $58k; list at $159k implies a 175% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 68% 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 $152,602 (4.0% 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. 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?
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 8.35%
• Cash-on-cash: 7.36%
• DSCR: 1.33
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.0%
• Equity multiple: 0.75×
• Total profit: $-11,297
• Equity at exit: $23,707

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,025
• Equity at exit: $13,747

Cash invested: $44,520 (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: 333
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,526 high
• Mortgage (P&I): −$834
• Tax from tax record: −$33 /mo · $391/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $273

Break-even live

Break-even rent $1,181

Max offer price $159,000

Occupancy floor 77%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	43d	1	0.42mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	13d	1	0.42mi
4081 Melrose Dr Augusta, GA	3.0	2.0	1331	$1,731	$1.30	23d	1	0.57mi
148 Shawns Way Augusta, GA	3.0	2.0	1400	$1,695	$1.21	13d	1	0.58mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	23d	1	0.60mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	43d	1	0.60mi
4460 Whisperwood Dr Augusta, GA	3.0	2.0	1388	$1,600	$1.15	23d	1	0.80mi
336 Deerwood Ct Augusta, GA	3.0	1.5	1064	$1,525	$1.43	43d	1	1.21mi
303 Wave Hl Augusta, GA	1.0–3.0	1.0–2.0	1034	$1,555	$1.50	13d	25	1.22mi
650 Thoroughbred Ln Evans, GA	1.0–4.0	1.0–3.0	1015	$1,350	$1.33	43d	1	1.24mi
2414 Cox Rd Evans, GA	3.0	2.0	1404	$1,695	$1.21	21d	1	1.33mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	43d	1	1.38mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	23d	1	1.38mi
402 Ridge Xing Augusta, GA	2.0	2.0	916	$1,125	$1.23	43d	1	1.44mi

Listing history 4 events

1. 2026-05-20
   status Pending
2. 2026-05-16
   listed $159,000 Active
3. 1993-12-15
   soldstatus $57,900
4. 1990-12-01
   soldstatus $49,900

ⓘ 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: $391 · $33/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: +$1,072/yr (+$89/mo · 273.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $18,312
• − Mortgage interest: −$8,906
• − Property taxes: −$391
• − Insurance: −$795
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$4,625
• Taxable income: $664
• Est. tax owed @ 24.0%: −$159
• After-tax cash flow: $3,115/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

+218.6% since first listed

4 events — show timeline

• 2026-05-20 Pending — Hive MLS
• 2026-05-16 Listed $159,000 Hive MLS
• 1993-12-15 Sold (Public Records) $57,900 Public Records
• 1990-12-01 Sold (Public Records) $49,900 Public Records

Property tax history

-6.0%/yr

Latest (2025): $391 · +2.6% YoY. Source: county tax records.