452 Lory Ln · Grovetown, GA 30813

$254,900

3 bd · 2.0 ba · 1,438 sqft · Other public records · 38 Days on market

Built 2008 7,841 sqft lot $177/sqft · at area comps Est $256k · at est. $8/mo HOA

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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 +11.6/30.0
• ARV discount +7.6/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 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 MLS

Well maintained, beautiful 3 bedroom home, with 2 full baths with one being in the owner suite which includes Jack and Jill sinks, shower and whirlpool jacuzzi tub. This home also has a nice size fence-in back yard. Plenty of room for kids to play or allow the animals out with no worries. Gorgeous family room with corner electric fireplace, open kitchen to breakfast room and family room. The foyer opens to two bedrooms then owners suite is separated to give it privacy. The home has hardwood floors, carpet and tile combo. Double garage. Kitchen boosts of cabinets, pantry, bar top for seating giving more eating area with breakfast area. Ranch style home, well taken care of and awaiting it's new forever family to call home.

Key facts

• Split floor plan
• Cozy fireplace
• Owner's suite

Tags

• BRICK RANCH
• OPEN-CONCEPT LAYOUT
• COZY FIREPLACE
• ABUNDANT CABINET SPACE
• SPLIT FLOOR PLAN
• OWNER'S SUITE

Property features AI

Finance

• HOA & community: Homeowners association with $100 annual fee (about $8.33/month)

Exterior

• Parking: Attached 2-car garage with concrete driveway and garage door opener; Total 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Natural gas available; Underground utilities
• Home design: Single family residence; One story; Entry level: 1; Brick construction
• Construction: Brick construction; Composition roof; Slab foundation; Built as a single-story home
• Exterior features: Deck; Fenced yard; Has a view; Paved road access; City street and state road frontage; Sidewalks; Street lights

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Microwave
• Flooring: Carpet; Laminate; Vinyl; Ceramic tile; Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating; Fireplace(s)
• Interior features: Entrance foyer; Eat-in kitchen; Window coverings; Smoke detector(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $255k.

Deal economics

• At list price, monthly cash flow is $-81 ($-975/yr) — negative.
• To cash-flow at today's rent, offer at most $241k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (20.5% below list).
• Recommended offer: $203k (20.5% 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: Euchee Creek Elementary School (math 53% / reading 42%, grade D, #298 of 1,228 statewide, top 24%, 657 students, 36% 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-school proficiency averages 33% 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); 725 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 ($247k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y 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 $215k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% 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 $202,544 (20.5% 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 21% 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: 0.79% ✗
• Cap rate: 5.91%
• Cash-on-cash: -1.37%
• DSCR: 0.94
• GRM: 10.5

CMA / ARV

• ARV (median comp): $255,686
• List price: $254,900
• Delta: -0.31%
• 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: -20.6%
• Equity multiple: 0.30×
• Total profit: $-50,202
• Equity at exit: $38,006

10-year hold

• IRR: -18.3%
• Equity multiple: 0.09×
• Total profit: $-65,094
• Equity at exit: $22,039

Cash invested: $71,372 (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: 725
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,025 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$230 /mo · $2,765/yr
• Insurance: −$106
• HOA: −$8
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-81

Break-even live

Break-even rent $2,128

Max offer price $240,541

Occupancy floor 99%

Sensitivity live

Price	-10% $63	-5% $-9	+0% $-81	+5% $-153	+10% $-226
Rent	-10% $-241	-5% $-161	+0% $-81	+5% $-1	+10% $79
Rate	-1.0pp $47	-0.5pp $-16	base $-81	+0.5pp $-147	+1.0pp $-215

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1253 Birch Cir Grovetown, GA	4.0	2.0	1776	$2,100	$1.18	45d	1	0.35mi
1161 Fawn Forest Rd Grovetown, GA	4.0	2.0	1865	$2,700	$1.45	45d	1	0.75mi
4041 Rosedale Pl #1 Grovetown, GA	3.0	2.0	1516	$1,800	$1.19	45d	1	0.87mi
4041 Rosedale Pl #1 Grovetown, GA	3.0	2.0	1516	$1,800	$1.19	25d	1	0.87mi
945 Cannock St Grovetown, GA	4.0	2.0	1786	$2,000	$1.12	25d	1	0.93mi
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	15d	1	0.95mi
2057 Lake Forest Dr Grovetown, GA	4.0	2.0	1737	$1,825	$1.05	15d	1	1.33mi
1101 Clareton Dr Grovetown, GA	3.0	3.0	1601	$1,895	$1.18	25d	1	1.41mi
201 Lynbrook Way Grovetown, GA	2.0	2.0	1092	$1,250	$1.14	15d	1	1.49mi
402 Northrop Pl Grovetown, GA	2.0	2.0	1092	$1,225	$1.12	22d	1	1.50mi

HOA detail

• Monthly dues: $8 · $96/yr
• Likely covers: electricpool

Listing history 28 events

1. 2026-06-18
   days on market $254,900 Active 38 DOM
2. 2026-06-17
   days on market $254,900 Active 37 DOM
3. 2026-06-16
   days on market $254,900 Active 36 DOM
4. 2026-06-15
   days on market $254,900 Active 35 DOM
5. 2026-06-14
   days on market $254,900 Active 33 DOM
6. 2026-06-13
   days on market $254,900 Active 32 DOM
7. 2026-06-10
   days on market $254,900 Active 30 DOM
8. 2026-06-09
   days on market $254,900 Active 29 DOM
9. 2026-06-08
   days on market $254,900 Active 28 DOM
10. 2026-06-07
    days on market $254,900 Active 27 DOM
11. 2026-06-03
    days on market $254,900 Active 23 DOM
12. 2026-06-02
    days on market $254,900 Active 22 DOM
13. 2026-06-01
    days on market $254,900 Active 21 DOM
14. 2026-05-31
    days on market $254,900 Active 20 DOM
15. 2026-05-30
    days on market $254,900 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-02-26
    listed $254,900 Active
18. 2026-02-26
    listed $254,900 Active 1348-char remark
19. 2021-09-15
    soldstatus $215,000
20. 2021-07-30
    soldstatus $215,000

    Show marketing remark (730 chars)

    Well maintained, beautiful 3 bedroom home, with 2 full baths with one being in the owner suite which includes Jack and Jill sinks, shower and whirlpool jacuzzi tub. This home also has a nice size fence-in back yard. Plenty of room for kids to play or allow the animals out with no worries. Gorgeous family room with corner electric fireplace, open kitchen to breakfast room and family room. The foyer opens to two bedrooms then owners suite is separated to give it privacy. The home has hardwood floors, carpet and tile combo. Double garage. Kitchen boosts of cabinets, pantry, bar top for seating giving more eating area with breakfast area. Ranch style home, well taken care of and awaiting it's new forever family to call home.

21. 2021-07-30
    soldstatus $215,000

    Show marketing remark (730 chars)

    Well maintained, beautiful 3 bedroom home, with 2 full baths with one being in the owner suite which includes Jack and Jill sinks, shower and whirlpool jacuzzi tub. This home also has a nice size fence-in back yard. Plenty of room for kids to play or allow the animals out with no worries. Gorgeous family room with corner electric fireplace, open kitchen to breakfast room and family room. The foyer opens to two bedrooms then owners suite is separated to give it privacy. The home has hardwood floors, carpet and tile combo. Double garage. Kitchen boosts of cabinets, pantry, bar top for seating giving more eating area with breakfast area. Ranch style home, well taken care of and awaiting it's new forever family to call home.

22. 2021-06-20
    listed $215,000

    Show marketing remark (730 chars)

    Well maintained, beautiful 3 bedroom home, with 2 full baths with one being in the owner suite which includes Jack and Jill sinks, shower and whirlpool jacuzzi tub. This home also has a nice size fence-in back yard. Plenty of room for kids to play or allow the animals out with no worries. Gorgeous family room with corner electric fireplace, open kitchen to breakfast room and family room. The foyer opens to two bedrooms then owners suite is separated to give it privacy. The home has hardwood floors, carpet and tile combo. Double garage. Kitchen boosts of cabinets, pantry, bar top for seating giving more eating area with breakfast area. Ranch style home, well taken care of and awaiting it's new forever family to call home.

23. 2021-06-20
    listed $215,000

    Show marketing remark (730 chars)

    Well maintained, beautiful 3 bedroom home, with 2 full baths with one being in the owner suite which includes Jack and Jill sinks, shower and whirlpool jacuzzi tub. This home also has a nice size fence-in back yard. Plenty of room for kids to play or allow the animals out with no worries. Gorgeous family room with corner electric fireplace, open kitchen to breakfast room and family room. The foyer opens to two bedrooms then owners suite is separated to give it privacy. The home has hardwood floors, carpet and tile combo. Double garage. Kitchen boosts of cabinets, pantry, bar top for seating giving more eating area with breakfast area. Ranch style home, well taken care of and awaiting it's new forever family to call home.

24. 2019-08-07
    soldstatus $155,000
25. 2019-08-07
    soldstatus $155,000
26. 2019-05-24
    listed $160,000
27. 2019-05-24
    listed $160,000
28. 2007-04-16
    soldstatus $924,000

ⓘ 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: $2,765 · $230/mo
• Projected year-2 tax: $2,765 · $230/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 ≥106°F today · 18 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,305
• − Mortgage interest: −$14,278
• − Property taxes: −$2,765
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,944
• − Management: −$1,944
• − HOA: −$96
• − Depreciation: −$7,415
• Taxable loss: −$5,413
• Est. tax savings @ 24.0%: +$1,299
• After-tax cash flow: $324/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

-72.4% since first listed

13 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-02-26 Listed $254,900 Hive MLS
• 2026-02-26 Listed $254,900 Hive MLS
• 2021-09-15 Sold (Public Records) $215,000 Public Records
• 2021-07-30 Sold (MLS) $215,000 Hive MLS
• 2021-07-30 Sold (MLS) $215,000 Hive MLS
• 2021-06-20 Listed $215,000 Hive MLS
• 2021-06-20 Listed $215,000 Hive MLS
• 2019-08-07 Sold (MLS) $155,000 Hive MLS
• 2019-08-07 Sold (MLS) $155,000 Hive MLS
• 2019-05-24 Listed $160,000 Hive MLS
• 2019-05-24 Listed $160,000 Hive MLS
• 2007-04-16 Sold (Public Records) $924,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $2,765 · -1.0% YoY. Source: county tax records.