216 Weldon Rd · Martinez, GA 30907

$224,900

3 bd · 2.0 ba · 1,580 sqft · Other public records · 17 Days on market

Built 1965 0.26 ac lot $142/sqft · at area comps Est $230k · at est.

---

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 +13.5/30.0
• ARV discount +8.5/15.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 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

Welcome to this beautifully updated 3-bedroom, 2-bath brick home in sought-after Columbia County. Combining classic construction with modern updates, this home offers both timeless curb appeal and a fresh, move-in-ready interior. Inside, you'll find new flooring and updated finishes throughout, creating a bright and cohesive living space perfect for everyday living and entertaining. The thoughtfully updated kitchen and bathrooms feature stylish touches and modern conveniences, while the spacious living areas provide plenty of room for gathering with family and friends. The home includes three comfortable bedrooms and two full bathrooms, offering flexibility for families, guests, or a home o

Key facts

• Updated bathrooms
• Updated kitchen
• 0.26 acre lot

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• CLASSIC BRICK EXTERIOR
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $9 ($108/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 $183k (18.7% below list).
• Recommended offer: $183k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: Blue Ridge Elementary School (math 59% / reading 49%, grade C, #204 of 1,228 statewide, top 17%, 603 students, 40% FRL); Stallings Island Middle School (math 67% / reading 72%, grade A, #16 of 470 statewide, top 3%, 690 students, 17% FRL); Lakeside High School (math 23% / reading 31%, grade F, #162 of 424 statewide, top 40%, 1,940 students, 24% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 337 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $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 17 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $122k; list at $225k implies a 84% 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 $182,810 (18.7% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (median comp): $229,777
• List price: $224,900
• Delta: -2.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.0%
• Equity multiple: 0.38×
• Total profit: $-39,311
• Equity at exit: $33,533

10-year hold

• IRR: -14.1%
• Equity multiple: 0.25×
• Total profit: $-47,093
• Equity at exit: $19,445

Cash invested: $62,972 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,828 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$162 /mo · $1,945/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $9

Break-even live

Break-even rent $1,817

Max offer price $224,900

Occupancy floor 95%

Sensitivity live

Price	-10% $136	-5% $73	+0% $9	+5% $-55	+10% $-118
Rent	-10% $-135	-5% $-63	+0% $9	+5% $81	+10% $153
Rate	-1.0pp $122	-0.5pp $66	base $9	+0.5pp $-49	+1.0pp $-109

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3671 Lynnwood Dr Augusta, GA	4.0	2.5	2200	$2,299	$1.04	25d	1	0.39mi
3501 Rainbow St Augusta, GA	3.0	2.0	1103	$1,675	$1.52	25d	1	0.57mi
3501 Rainbow St Augusta, GA	3.0	2.0	1103	$1,675	$1.52	45d	1	0.57mi
323 Sally Dr Augusta, GA	3.0	2.0	1434	$1,595	$1.11	25d	1	0.72mi
323 Sally Dr Augusta, GA	3.0	2.0	1434	$1,595	$1.11	45d	1	0.72mi
3412 Crane Ferry Rd Augusta, GA	3.0	1.5	1375	$1,300	$0.95	45d	1	0.75mi
3318 Westcliffe Ct Augusta, GA	3.0	1.5	1261	$1,500	$1.19	15d	1	0.89mi
23 Londonberry Ln Augusta, GA	2.0	2.0	1100	$1,995	$1.81	45d	1	0.90mi
23 Londonberry Ln Augusta, GA	2.0	2.0	1100	$1,995	$1.81	25d	1	0.90mi
519 Rocky Ridge Dr Unit 1 Martinez, GA	3.0	2.0	1789	$2,100	$1.17	45d	1	0.91mi
65 Montebello Ln Augusta, GA	2.0	2.0	1092	$1,300	$1.19	45d	1	0.94mi
3403 Ravenwood Dr Augusta, GA	3.0	2.0	1560	$1,600	$1.03	25d	1	1.02mi
3747 Cactus Trl Augusta, GA	3.0	2.5	1800	$1,956	$1.09	45d	1	1.11mi
104 Bens Pl Unit 104 Martinez, GA	3.0	3.0	1495	$1,850	$1.24	45d	1	1.13mi
2326 Greengate Dr Augusta, GA	3.0	2.0	1216	$1,495	$1.23	25d	1	1.13mi
154 Anneswood Rd Augusta, GA	3.0	1.5	1545	$2,000	$1.29	45d	1	1.19mi
3218 Winding Wood Pl Augusta, GA	4.0	3.0	2040	$3,500	$1.72	45d	1	1.21mi
311 Gardners Mill Ct Augusta, GA	4.0	2.0	2078	$2,150	$1.03	45d	1	1.24mi
711 Cool Brook Ct Augusta, GA	3.0	2.5	1716	$1,995	$1.16	25d	1	1.25mi
711 Cool Brook Ct Augusta, GA	3.0	2.5	1716	$1,995	$1.16	45d	1	1.25mi
3148 Village West Dr Augusta, GA	2.0	2.5	1398	$1,350	$0.97	25d	1	1.26mi
3148 Village West Dr Augusta, GA	2.0	2.5	1398	$1,350	$0.97	45d	1	1.26mi
315 Indian Trl Augusta, GA	4.0	2.0	2188	$1,850	$0.85	25d	1	1.33mi
3846 Forest Creek Way Augusta, GA	4.0	3.5	1915	$1,956	$1.02	45d	1	1.34mi
3909 Almon Dr Augusta, GA	2.0	2.0	1221	$1,550	$1.27	45d	1	1.35mi
307 Rabun Valley Ln Augusta, GA	3.0	2.5	2187	$2,195	$1.00	46d	1	1.44mi
255 Miramar Dr Augusta, GA	3.0	2.0	1331	$1,600	$1.20	15d	1	1.46mi
127 Warren Rd Augusta, GA	3.0	2.0	1326	$2,400	$1.81	45d	1	1.48mi
680 Crane Creek Dr Augusta, GA	1.0–2.0	1.0–2.0	1249	$2,394	$1.92	15d	41	1.50mi

Listing history 8 events

1. 2026-05-02
   status Active
2. 2026-04-29
   status Pending
3. 2026-04-29
   historical
4. 2026-04-14
   price $224,900
5. 2026-03-13
   listed $234,900 Active
6. 2026-03-13
   listed $224,900 Active 1104-char remark
7. 2022-10-10
   soldstatus $122,000
8. 2022-08-31
   soldstatus $108,700

ⓘ 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: $1,945 · $162/mo
• Projected year-2 tax: $2,069 · $172/mo
• Expected delta: +$124/yr (+$10/mo · 6.4%)

ⓘ 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: $21,937
• − Mortgage interest: −$12,598
• − Property taxes: −$1,945
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,755
• − Management: −$1,755
• − Depreciation: −$6,543
• Taxable loss: −$3,783
• Est. tax savings @ 24.0%: +$908
• After-tax cash flow: $1,016/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

+106.9% since first listed

9 events — show timeline

• 2026-05-28 Pending — Hive MLS
• 2026-05-02 Relisted — Hive MLS
• 2026-04-29 Pending — Hive MLS
• 2026-04-29 Listing Removed — Hive MLS
• 2026-04-14 Price Changed $224,900 Hive MLS
• 2026-03-13 Listed $234,900 Hive MLS
• 2026-03-13 Listed $224,900 Hive MLS
• 2022-10-10 Sold (Public Records) $122,000 Public Records
• 2022-08-31 Sold (Public Records) $108,700 Public Records

Property tax history

+36.6%/yr

Latest (2025): $1,945 · +1.3% YoY. Source: county tax records.