2220 Jasmine Way · Augusta-Richmond County consolidated government (balance), GA 30813

$214,900

2 bd · 3.0 ba · 1,338 sqft · Townhouse public records · 6 Days on market

Built 2013 1,742 sqft lot Est $202k · 6% over $75/mo HOA · 4% of rent

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Why this score? — see what drove the F 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 +10.4/30.0
• ARV discount +4.6/15.0
• Schools +4.5/10.0
• 1% rule +3.0/10.0
• DSCR +3.0/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to own a townhom e in Columbia County that already has been updated and ready to move in. This is a private end unit with nice fenced area off patio. 2 bedrooms and two full baths down. large loft up with its own private bath. Would make excellent 3rd bedroom. this home also has a single car garage. Super convenient to everything including fort gordon and medical district. These units are priced well below tax appraised value.

Key facts

• Private end unit
• Large loft
• Private bath

Tags

• TOWNHOME IN COLUMBIA COUNTY
• PRIVATE END UNIT
• FENCED AREA OFF PATIO
• LARGE LOFT
• PRIVATE BATH
• CONVENIENT TO FORT GORDON

Property features AI

Finance

• Other: Subdivision: Harris Ridge; Directions: Writesboro Road to Bison Way to Jasmine Lane (use GPS)
• HOA & community: Homeowners association with annual fee of $900 (about $75/month); Association trash service; Community sidewalks

Exterior

• Parking: Attached garage with garage door opener (1 garage space); Parking pad; Total 1 parking space
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Townhouse; Two levels / 2 stories; Entry level: 1
• Construction: Brick veneer, vinyl siding, and frame construction; Composition roof; Slab foundation; Built as a residential townhouse
• Exterior features: Porch; Privacy fencing in back yard; Other exterior features (see remarks); Has view

Interior

• Kitchen: Trash compactor; Built-in electric oven; Cooktop; Electric range; Microwave; Dishwasher; Refrigerator; Electric water heater
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric heating; Forced air; Hot water heating
• Interior features: Eat-in kitchen; Window coverings; Smoke detector(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $-112 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $195k (9.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (19.9% below list).
• Recommended offer: $172k (19.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: Cedar Ridge Elementary School (math 45% / reading 44%, grade F, #336 of 1,228 statewide, top 29%, 1,150 students, 42% 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 42% FRL vs 26% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 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; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $6k 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 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $64k; list at $215k implies a 236% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,064 (19.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.80% ✗
• Cap rate: 5.67%
• Cash-on-cash: -2.24%
• DSCR: 0.90
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $202,038
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2210 Jasmine Way	0.02mi	2/3.0	1,338 (0%)	0mo	$215,000	$161	99
2219 Jasmine Way	0.03mi	2/3.0	1,338 (0%)	1mo	$212,900	$159	98
2212 Jasmine Way	0.02mi	3/3.0 (+1)	1,386 (+4%)	2mo	$209,900	$151	87
2222 Jasmine Way	0.00mi	3/3.0 (+1)	1,386 (+4%)	4mo	$209,900	$151	86
2216 Jasmine Way	0.01mi	3/3.0 (+1)	1,386 (+4%)	4mo	$209,900	$151	86
2207 Jasmine Way	0.04mi	2/3.0	1,457 (+9%)	0mo	$219,900	$151	83
2211 Jasmine Way	0.03mi	3/3.0 (+1)	1,500 (+12%)	0mo	$215,000	$143	73
2203 Jasmine Way	0.05mi	3/3.0 (+1)	1,500 (+12%)	1mo	$210,000	$140	72
2215 Jasmine Way Way	0.03mi	3/3.0 (+1)	1,500 (+12%)	3mo	$210,000	$140	71
2209 Jasmine Way	0.03mi	3/3.0 (+1)	1,500 (+12%)	4mo	$222,900	$149	70
2207 Jasmine Way Way	0.04mi	3/3.0 (+1)	1,500 (+12%)	4mo	$219,900	$147	70
801 Trailside Ct	0.47mi	3/3.0 (+1)	1,478 (+10%)	1mo	$231,250	$156	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -22.1%
• Equity multiple: 0.25×
• Total profit: $-45,090
• Equity at exit: $32,042

10-year hold

• IRR: -21.2%
• Equity multiple: -0.01×
• Total profit: $-60,819
• Equity at exit: $18,581

Cash invested: $60,172 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,721 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$180 /mo · $2,159/yr
• Insurance: −$90
• HOA: −$75
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-112

Break-even live

Break-even rent $1,863

Max offer price $195,099

Occupancy floor —

Sensitivity live

Price	-10% $10	-5% $-51	+0% $-112	+5% $-173	+10% $-234
Rent	-10% $-248	-5% $-180	+0% $-112	+5% $-44	+10% $24
Rate	-1.0pp $-4	-0.5pp $-57	base $-112	+0.5pp $-168	+1.0pp $-224

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2207 Jasmine Way Grovetown, GA	3.0	3.0	1500	$1,750	$1.17	44d	1	0.03mi
2207 Jasmine Way Grovetown, GA	3.0	3.0	1500	$1,725	$1.15	24d	1	0.03mi
1191 Bison Way Grovetown, GA	2.0	2.0	1092	$1,450	$1.33	14d	1	0.07mi
2000 Kennesaw Way Unit 01 2202 Grovetown, GA	2.0	3.0	1380	$1,590	$1.15	14d	1	0.09mi
2000 Kennesaw Way Unit 01 2220 Grovetown, GA	2.0	3.0	1380	$1,590	$1.15	24d	1	0.09mi
1802 Honeysuckle Way Grovetown, GA	2.0	2.0	1092	$1,995	$1.83	44d	1	0.12mi
1802 Honeysuckle Way Grovetown, GA	2.0	2.0	1092	$1,995	$1.83	24d	1	0.12mi
801 Trailside Ct Grovetown, GA	3.0	3.0	1478	$1,770	$1.20	14d	1	0.47mi
517 Scenic Dr Grovetown, GA	3.0	2.5	1746	$1,795	$1.03	24d	1	0.52mi
640 Vista Dr Grovetown, GA	3.0	3.0	1580	$1,700	$1.08	24d	1	0.65mi
640 Vista Dr Grovetown, GA	3.0	3.0	1580	$1,700	$1.08	44d	1	0.65mi
301 Beech Ln Grovetown, GA	2.0	2.0	1092	$1,300	$1.19	14d	1	0.70mi
4763 W Creek Mill Ct Grovetown, GA	2.0	2.0	1102	$1,295	$1.18	14d	1	0.84mi
323 Crawford Mill Ln Grovetown, GA	2.0	2.5	1152	$1,495	$1.30	24d	1	0.86mi
1426 Collins Dr Augusta, GA	3.0	2.5	1551	$2,000	$1.29	24d	1	1.05mi
1447 Collins Dr Augusta, GA	3.0	2.5	1580	$1,790	$1.13	44d	1	1.10mi
913 Cabot Cv Augusta, GA	3.0	2.5	1677	$1,895	$1.13	44d	1	1.12mi
402 Ridge Xing Augusta, GA	2.0	2.0	916	$1,125	$1.23	44d	1	1.42mi
327 Oak Lake Dr Augusta, GA	3.0	2.0	1619	$1,600	$0.99	24d	1	1.45mi
336 Deerwood Ct Augusta, GA	3.0	1.5	1064	$1,525	$1.43	44d	1	1.49mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 6 events

1. 2026-06-18
   days on market $214,900 Active 6 DOM
2. 2026-06-17
   days on market $214,900 Active 5 DOM
3. 2026-06-16
   days on market $214,900 Active 4 DOM
4. 2026-06-15
   days on market $214,900 Active 3 DOM
5. 2026-06-13
   remarks 448-char remark
6. 2026-06-13
   listed $214,900 Active 1 DOM

ⓘ 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: $2,159 · $180/mo
• Projected year-2 tax: $2,159 · $180/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 18 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: $20,648
• − Mortgage interest: −$12,038
• − Property taxes: −$2,159
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − HOA: −$900
• − Depreciation: −$6,252
• Taxable loss: −$5,079
• Est. tax savings @ 24.0%: +$1,219
• After-tax cash flow: $-126/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 — Augusta-Richmond County consolidated government (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Columbia County · 154,184 people
• City population: 154,035
• 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

+235.8% since first listed

2 events — show timeline

• 2026-06-12 Listed $214,900 Hive MLS
• 2012-01-10 Sold (Public Records) $64,000 Public Records

Property tax history

+5.0%/yr

Latest (2025): $2,159 · +8.5% YoY. Source: county tax records.