4061 Briarwood Dr · Martinez, GA 30907

$219,900

3 bd · 2.0 ba · 1,325 sqft · Other public records

Built 1979 9,583 sqft lot

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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 +12.8/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 2-bathroom home in desirable Columbia County! With approximately 1,325 square feet of living space, this move-in ready property offers the perfect opportunity for first-time buyers, growing families, or investors looking to expand their portfolio. Inside, you'll find fresh interior updates including new flooring, fresh paint, stylish cabinetry, and beautiful granite countertops that give the home a modern and inviting feel. The functional layout offers comfortable living spaces, spacious bedrooms, and plenty of natural light throughout. Conveniently located near shopping and dining, this home provides both comfort and convenience. Whether you're look

Key facts

• 9,583 sq ft lot
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $220k.

Deal economics

• At list price, monthly cash flow is $-21 ($-254/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (21.2% below list).
• Recommended offer: $173k (21.2% 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); 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; 22 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $75k; list at $220k implies a 193% 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 $173,189 (21.2% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.79% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 10.6

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: -19.0%
• Equity multiple: 0.35×
• Total profit: $-40,254
• Equity at exit: $32,788

10-year hold

• IRR: -15.5%
• Equity multiple: 0.19×
• Total profit: $-49,717
• Equity at exit: $19,013

Cash invested: $61,572 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$145 /mo · $1,735/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-21

Break-even live

Break-even rent $1,759

Max offer price $216,154

Occupancy floor 96%

Sensitivity live

Price	-10% $103	-5% $41	+0% $-21	+5% $-83	+10% $-146
Rent	-10% $-158	-5% $-90	+0% $-21	+5% $47	+10% $116
Rate	-1.0pp $90	-0.5pp $35	base $-21	+0.5pp $-78	+1.0pp $-136

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3747 Cactus Trl Augusta, GA	3.0	2.5	1800	$1,956	$1.09	45d	1	0.41mi
4300 River Watch Pkwy Martinez, GA	1.0–3.0	1.0–2.0	1057	$1,709	$1.62	15d	16	0.51mi
4500 Chestnut Trl Evans, GA	3.0	2.5	1540	$1,850	$1.20	25d	1	0.52mi
123 Canton Park Ave Evans, GA	3.0	2.5	1540	$1,885	$1.22	25d	1	0.59mi
142 Canton Park Ave Unit 1 Evans, GA	3.0	2.5	1659	$1,850	$1.12	45d	1	0.62mi
154 Anneswood Rd Augusta, GA	3.0	1.5	1545	$2,000	$1.29	45d	1	0.65mi
317 Sumac Trl Evans, GA	3.0	2.5	1668	$1,935	$1.16	22d	1	0.65mi
500 Commons Dr Unit 500 Evans, GA	3.0	2.0	1200	$1,175	$0.98	45d	1	0.89mi
650 Thoroughbred Ln Evans, GA	1.0–4.0	1.0–3.0	1015	$1,625	$1.60	45d	1	0.96mi
566 Fairfield Way Evans, GA	3.0	2.5	1550	$1,595	$1.03	15d	1	1.01mi
303 Wave Hl Augusta, GA	1.0–3.0	1.0–2.0	1034	$1,915	$1.85	15d	25	1.02mi
301 Old Plantation Rd Augusta, GA	2.0	2.0	1022	$1,100	$1.08	45d	2	1.04mi
519 Rocky Ridge Dr Unit 1 Martinez, GA	3.0	2.0	1789	$2,100	$1.17	45d	1	1.12mi
433 Evans Mill Dr Unit B Evans, GA	2.0	1.5	1000	$1,200	$1.20	25d	1	1.13mi
433 Evans Mill Dr Unit B Evans, GA	2.0	1.5	1000	$1,200	$1.20	45d	1	1.13mi
1000 Alder Way Evans, GA	1.0–3.0	1.0–2.5	960	$1,726	$1.80	15d	28	1.26mi
165 Ashley Cir Augusta, GA	3.0	2.5	1740	$1,800	$1.03	22d	1	1.26mi
134 Holiday Dr Augusta, GA	3.0	2.0	1755	$1,900	$1.08	45d	1	1.33mi
207 Evans Lake Dr Evans, GA	2.0	2.0	1092	$1,400	$1.28	25d	1	1.37mi
104 Bens Pl Unit 104 Martinez, GA	3.0	3.0	1495	$1,850	$1.24	45d	1	1.43mi
3909 Almon Dr Augusta, GA	2.0	2.0	1221	$1,550	$1.27	45d	1	1.44mi
148 Shawns Way Augusta, GA	3.0	2.0	1400	$1,695	$1.21	15d	1	1.46mi

Listing history 11 events

1. 2026-03-20
   status Pending
2. 2026-03-20
   historical
3. 2026-03-20
   historical
4. 2026-03-06
   listed $219,900 Active
5. 2026-03-06
   listed $219,900
6. 2025-03-02
   historical $1,450
7. 2025-02-22
   listed $1,450
8. 2023-07-28
   historical $1,395
9. 2023-07-19
   price $1,395
10. 2016-09-30
    soldstatus $75,000
11. 1979-04-01
    soldstatus $31,900

ⓘ 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: $1,735 · $145/mo
• Projected year-2 tax: $2,023 · $169/mo
• Expected delta: +$288/yr (+$24/mo · 16.6%)

ⓘ 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 ≥107°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,783
• − Mortgage interest: −$12,318
• − Property taxes: −$1,735
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$6,397
• Taxable loss: −$4,092
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $728/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

+589.3% since first listed

11 events — show timeline

• 2026-03-20 Pending — Hive MLS
• 2026-03-20 Listing Removed — Hive MLS
• 2026-03-20 Listing Removed — Hive MLS
• 2026-03-06 Listed $219,900 Hive MLS
• 2026-03-06 Listed $219,900 Hive MLS
• 2025-03-02 Rental Removed $1,450 BUILDIUM
• 2025-02-22 Listed for Rent $1,450 BUILDIUM
• 2023-07-28 Rental Removed $1,395 BUILDIUM
• 2023-07-19 Price Changed $1,395 BUILDIUM
• 2016-09-30 Sold (Public Records) $75,000 Public Records
• 1979-04-01 Sold (Public Records) $31,900 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,735 · -4.6% YoY. Source: county tax records.