426 Madison St · Grovetown, GA 30813

$265,000

3 bd · 2.0 ba · 1,819 sqft · Other public records · 38 Days on market

Built 1997 10,454 sqft lot $146/sqft · at area comps Est $259k · at est. $10/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).

• Cash flow +11.7/30.0
• ARV discount +6.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

UPGRADED WITH CERAMIC TILE IN FOYER, KITCHEN FLOOR AND LAUNDRY ROOM. SEC- URITY SYSTEM , GLASS TOP STOVE, WINDOW TREATMENTS STAY, STORM DOOR, CEILING FANS IN EVERY ROOM, PRIVACY FENCE, GAS LOGS, FRUIT TREES.

Key facts

• Fenced back yard
• Private back yard
• French drains

Tags

• PRIVATE BACK YARD
• FENCED BACK YARD
• WOOD FLOORING IN DINING ROOM
• TRAY CEILING IN OWNERS SUITE
• FRENCH DRAINS
• TWO PANTRIES

Property features AI

Finance

• Other: Subdivision: Liberty Hills; Zoning: R-15
• HOA & community: Homeowners association with annual fee of $125; Community street lights

Exterior

• Parking: Attached garage; 4 total parking spaces; 4 garage spaces; Concrete driveway; Garage door opener
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story; Entry level 2
• Construction: Brick and vinyl siding exterior; Slab foundation
• Exterior features: Patio; Storm doors; Privacy fencing; Composition roof; Has view; Cul-de-sac lot; Landscaped yard; Front and rear sprinklers; Street and state road frontage

Interior

• Kitchen: Refrigerator; Range; Double oven; Dishwasher; Microwave; Disposal; Eat-in kitchen; Pantry
• Flooring: Carpet; Laminate; Marble; Wood; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Electric heating; Natural gas heating; Fireplace(s)
• Interior features: Entrance foyer; Pantry; Eat-in kitchen; Window coverings; Insulated windows; No basement
• Laundry & utility: Washer; Dryer; Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $265k.

Deal economics

• At list price, monthly cash flow is $-79 ($-949/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (27.2% below list).
• Recommended offer: $193k (27.2% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Grovetown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Grovetown Elementary School (math 39% / reading 31%, grade F, #523 of 1,228 statewide, top 43%, 979 students, 56% FRL); Grovetown Middle School (math 25% / reading 38%, grade F, #234 of 470 statewide, top 50%, 1,080 students, 49% FRL); Grovetown High School (math 15% / reading 25%, grade F, #232 of 424 statewide, top 56%, 2,236 students, 34% FRL) — zoned schools average 46% FRL vs 26% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-22 pts) — the specific schools serving this property underperform the Columbia County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 724 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $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 38 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 28y 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 $108k; list at $265k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $193,046 (27.2% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 11.4

CMA / ARV

• ARV (median comp): $259,402
• List price: $265,000
• Delta: 2.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-51,616
• Equity at exit: $39,512

10-year hold

• IRR: -17.5%
• Equity multiple: 0.11×
• Total profit: $-65,830
• Equity at exit: $22,912

Cash invested: $74,200 (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: 724
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,930 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$94 /mo · $1,128/yr
• Insurance: −$110
• HOA: −$10
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-79

Break-even live

Break-even rent $2,031

Max offer price $251,032

Occupancy floor 99%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 Washington St Grovetown, GA	3.0	2.0	1455	$1,961	$1.35	21d	1	0.12mi
444 Madison St Grovetown, GA	3.0	2.0	1546	$1,700	$1.10	21d	1	0.13mi
444 Madison St Grovetown, GA	3.0	2.0	1546	$1,750	$1.13	44d	1	0.13mi
359 Washington St Grovetown, GA	4.0	2.0	1930	$1,775	$0.92	44d	1	0.16mi
4003 Hidden Crossing Ln Grovetown, GA	3.0	2.5	1970	$1,995	$1.01	14d	2	0.64mi
8022 Battle St Grovetown, GA	4.0	2.5	2461	$2,200	$0.89	44d	1	0.68mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$1,950	$1.36	23d	1	0.75mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$2,000	$1.39	44d	1	0.75mi
4007 Corners Way Unit Na Grovetown, GA	4.0	3.0	2226	$2,295	$1.03	14d	1	0.86mi
4046 Corners Way Grovetown, GA	4.0	2.5	2034	$2,025	$1.00	44d	1	0.95mi
4046 Corners Way Grovetown, GA	4.0	2.5	2034	$2,025	$1.00	23d	1	0.95mi
701 Benelli Ct Unit 00 740 Grovetown, GA	3.0	2.5	1500	$1,750	$1.17	44d	1	1.01mi
134 Barbara St Grovetown, GA	4.0	2.5	1701	$1,820	$1.07	44d	1	1.13mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	23d	1	1.15mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	44d	1	1.15mi
302 Dorn St Grovetown, GA	4.0	3.0	1698	$1,960	$1.15	44d	1	1.17mi
1010 Salford Pl Grovetown, GA	3.0	2.0	1527	$1,800	$1.18	21d	1	1.18mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,550	$1.03	44d	1	1.32mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,495	$1.00	23d	1	1.32mi
2057 Lake Forest Dr Grovetown, GA	4.0	2.0	1737	$1,825	$1.05	14d	1	1.33mi
630 Butler Springs Cir Grovetown, GA	3.0	2.0	1513	$1,895	$1.25	44d	1	1.38mi
611 Butler Springs Cir Grovetown, GA	3.0	2.0	1780	$1,800	$1.01	14d	1	1.39mi
410 Northrop Pl Grovetown, GA	2.0	2.0	1366	$1,575	$1.15	14d	1	1.47mi
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	14d	1	1.49mi
664 Butler Springs Cir Grovetown, GA	3.0	2.0	1542	$1,825	$1.18	44d	1	1.49mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: gas

Listing history 43 events

1. 2026-06-18
   days on market $265,000 Active 38 DOM
2. 2026-06-17
   days on market $265,000 Active 37 DOM
3. 2026-06-16
   days on market $265,000 Active 36 DOM
4. 2026-06-15
   days on market $265,000 Active 35 DOM
5. 2026-06-14
   days on market $265,000 Active 33 DOM
6. 2026-06-13
   days on market $265,000 Active 32 DOM
7. 2026-06-10
   days on market $265,000 Active 30 DOM
8. 2026-06-09
   days on market $265,000 Active 29 DOM
9. 2026-06-08
   days on market $265,000 Active 28 DOM
10. 2026-06-07
    days on market $265,000 Active 27 DOM
11. 2026-06-03
    days on market $265,000 Active 23 DOM
12. 2026-06-02
    days on market $265,000 Active 22 DOM
13. 2026-06-01
    days on market $265,000 Active 21 DOM
14. 2026-05-31
    days on market $265,000 Active 20 DOM
15. 2026-05-30
    days on market $265,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-04-22
    price $265,000
18. 2026-04-20
    listed $277,900 Active
19. 2026-04-20
    listed $265,000 Active 734-char remark
20. 2026-02-13
    price $107,900

    Show marketing remark (207 chars)

    UPGRADED WITH CERAMIC TILE IN FOYER, KITCHEN FLOOR AND LAUNDRY ROOM. SEC- URITY SYSTEM , GLASS TOP STOVE, WINDOW TREATMENTS STAY, STORM DOOR, CEILING FANS IN EVERY ROOM, PRIVACY FENCE, GAS LOGS, FRUIT TREES.

21. 2020-10-15
    soldstatus $107,900

    Show marketing remark (207 chars)

    UPGRADED WITH CERAMIC TILE IN FOYER, KITCHEN FLOOR AND LAUNDRY ROOM. SEC- URITY SYSTEM , GLASS TOP STOVE, WINDOW TREATMENTS STAY, STORM DOOR, CEILING FANS IN EVERY ROOM, PRIVACY FENCE, GAS LOGS, FRUIT TREES.

22. 2019-12-09
    soldstatus $169,500
23. 2019-12-09
    soldstatus $169,500
24. 2019-09-18
    listed $175,000
25. 2019-09-18
    listed $175,000
26. 2019-08-18
    listed $458,496

    Show marketing remark (207 chars)

    UPGRADED WITH CERAMIC TILE IN FOYER, KITCHEN FLOOR AND LAUNDRY ROOM. SEC- URITY SYSTEM , GLASS TOP STOVE, WINDOW TREATMENTS STAY, STORM DOOR, CEILING FANS IN EVERY ROOM, PRIVACY FENCE, GAS LOGS, FRUIT TREES.

27. 2018-09-04
    historical
28. 2018-09-04
    historical
29. 2018-08-17
    listed $170,000
30. 2018-08-17
    listed $170,000
31. 2015-07-30
    soldstatus $146,000
32. 2015-07-24
    soldstatus $146,000
33. 2015-07-24
    soldstatus $146,000
34. 2015-05-08
    listed $144,900
35. 2015-05-08
    listed $144,900
36. 2001-03-05
    soldstatus $107,900 Closed

    Show marketing remark (207 chars)

    UPGRADED WITH CERAMIC TILE IN FOYER, KITCHEN FLOOR AND LAUNDRY ROOM. SEC- URITY SYSTEM , GLASS TOP STOVE, WINDOW TREATMENTS STAY, STORM DOOR, CEILING FANS IN EVERY ROOM, PRIVACY FENCE, GAS LOGS, FRUIT TREES.

37. 2001-03-05
    soldstatus $107,900

    Show marketing remark (207 chars)

    UPGRADED WITH CERAMIC TILE IN FOYER, KITCHEN FLOOR AND LAUNDRY ROOM. SEC- URITY SYSTEM , GLASS TOP STOVE, WINDOW TREATMENTS STAY, STORM DOOR, CEILING FANS IN EVERY ROOM, PRIVACY FENCE, GAS LOGS, FRUIT TREES.

38. 2001-03-05
    soldstatus $107,900

    Show marketing remark (207 chars)

    UPGRADED WITH CERAMIC TILE IN FOYER, KITCHEN FLOOR AND LAUNDRY ROOM. SEC- URITY SYSTEM , GLASS TOP STOVE, WINDOW TREATMENTS STAY, STORM DOOR, CEILING FANS IN EVERY ROOM, PRIVACY FENCE, GAS LOGS, FRUIT TREES.

39. 2001-01-22
    listed $107,900
40. 1999-03-31
    soldstatus $103,700
41. 1999-03-31
    soldstatus $103,700
42. 1998-12-16
    listed $105,900
43. 1997-11-21
    soldstatus $99,900

ⓘ 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: $1,128 · $94/mo
• Projected year-2 tax: $2,438 · $203/mo
• Expected delta: +$1,310/yr (+$109/mo · 116.1%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,166
• − Mortgage interest: −$14,844
• − Property taxes: −$1,128
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,853
• − Management: −$1,853
• − HOA: −$120
• − Depreciation: −$7,709
• Taxable loss: −$5,667
• Est. tax savings @ 24.0%: +$1,360
• After-tax cash flow: $411/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

• Census place: Grovetown, GA
• County: Columbia County · 154,184 people
• City population: 52,466
• 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

+165.3% since first listed

28 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-22 Price Changed $265,000 Hive MLS
• 2026-04-20 Listed $277,900 Hive MLS
• 2026-04-20 Listed $265,000 Hive MLS
• 2026-02-13 Price Changed $107,900 Hive MLS
• 2020-10-15 Sold (MLS) $107,900 Hive MLS
• 2019-12-09 Sold (MLS) $169,500 Hive MLS
• 2019-12-09 Sold (MLS) $169,500 Hive MLS
• 2019-09-18 Listed $175,000 Hive MLS
• 2019-09-18 Listed $175,000 Hive MLS
• 2019-08-18 Listed $458,496 Hive MLS
• 2018-09-04 Listing Removed — Hive MLS
• 2018-09-04 Listing Removed — Hive MLS
• 2018-08-17 Listed $170,000 Hive MLS
• 2018-08-17 Listed $170,000 Hive MLS
• 2015-07-30 Sold (Public Records) $146,000 Public Records
• 2015-07-24 Sold (MLS) $146,000 Hive MLS
• 2015-07-24 Sold (MLS) $146,000 Hive MLS
• 2015-05-08 Listed $144,900 Hive MLS
• 2015-05-08 Listed $144,900 Hive MLS
• 2001-03-05 Sold (Public Records) $107,900 Public Records
• 2001-03-05 Sold (MLS) $107,900 Hive MLS
• 2001-03-05 Sold (MLS) $107,900 Hive MLS
• 2001-01-22 Listed $107,900 Hive MLS
• 1999-03-31 Sold (Public Records) $103,700 Public Records
• 1999-03-31 Sold (MLS) $103,700 Hive MLS
• 1998-12-16 Listed $105,900 Hive MLS
• 1997-11-21 Sold (Public Records) $99,900 Public Records

Property tax history

-2.8%/yr

Latest (2025): $1,128 · -0.8% YoY. Source: county tax records.