117 Buckboard Dr · Martinez, GA 30907

$224,900

3 bd · 1.0 ba · 1,475 sqft · SingleFamily public records · 41 Days on market

Built 1968 0.31 ac lot $152/sqft · 9% below area Est $248k · 9% under

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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 +11.7/15.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful well maintained brick/vinyl ranch on almost an acre flat lot in the heart of Martinez * Hardwoods in main living areas & all bedrooms * Beautiful custom tile shower in Owner Bath * Updated home ready to move in * Nice pool with diving board & slide * 31 x 16 Pool House w/ 1/2 BA (air window unit & space heater in Pool House) * Storage Building * Seller offering $3,000 in closing costs

Key facts

• Large driveway
• Front porch
• 31x16 pool house

Tags

• PRIVATE IN GROUND POOL
• 31X16 POOL HOUSE
• ZONED FOR LAKESIDE HS AND MS
• WOOD BURNING STOVE
• FRONT PORCH
• LARGE DRIVEWAY

Property features AI

Finance

• HOA & community: Association amenities: Other

Exterior

• Parking: Concrete parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story; Entry level: 1; Has a view
• Construction: Block, brick, vinyl siding and frame construction; Composition roof; Crawl space / no basement
• Exterior features: Garden; Deck; Front porch; Privacy fencing; Fenced yard; In-ground pool

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Flooring: Vinyl; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Electric heating; Forced air; Fireplace(s)
• Interior features: Window coverings; See remarks
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-67 ($-806/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (22.8% below list).
• Recommended offer: $174k (22.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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 at typical pace (median 26d 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 $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 41 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y 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 $145k; list at $225k implies a 55% 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 $173,548 (22.8% 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 41 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.28%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

• ARV (median comp): $248,189
• List price: $224,900
• Delta: -9.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Cokesbury Ct	0.12mi	3/2.0	1,512 (+2%)	6mo	$240,000	$159	81
210 Oakridge Dr	0.30mi	3/2.5	1,495 (+1%)	2mo	$259,900	$174	76
156 Holiday Dr	0.41mi	3/2.0	1,556 (+6%)	1mo	$269,900	$173	67
226 Ashley Cir	0.40mi	3/2.0	1,393 (-6%)	6mo	$237,000	$170	63
199 Ashley Cir	0.47mi	3/2.0	1,603 (+9%)	1mo	$252,000	$157	59
4340 Roswell Dr	0.63mi	3/2.0	1,457 (-1%)	7mo	$250,000	$172	59
222 Oakridge Dr	0.35mi	3/2.0	1,642 (+11%)	4mo	$284,000	$173	58
4266 Waylon Ct	0.48mi	3/2.0	1,600 (+8%)	3mo	$250,000	$156	57
4328 Roswell Dr	0.63mi	3/2.5	1,570 (+6%)	1mo	$176,000	$112	53
116 Thomas Drive Dr	0.45mi	3/1.5	1,657 (+12%)	8mo	$210,000	$127	50
4129 Allison Rd	0.73mi	2/1.5 (-1)	1,538 (+4%)	5mo	$223,000	$145	48
121 Thomas Dr	0.50mi	3/2.5	1,666 (+13%)	2mo	$258,000	$155	48

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.30×
• Total profit: $-43,990
• Equity at exit: $33,533

10-year hold

• IRR: -17.9%
• Equity multiple: 0.10×
• Total profit: $-56,733
• 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: 10.8×

Monthly cashflow live

• Estimated rent: $1,735 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-67

Break-even live

Break-even rent $1,821

Max offer price $213,031

Occupancy floor 99%

Sensitivity live

Price	-10% $60	-5% $-4	+0% $-67	+5% $-131	+10% $-194
Rent	-10% $-204	-5% $-136	+0% $-67	+5% $1	+10% $70
Rate	-1.0pp $46	-0.5pp $-10	base $-67	+0.5pp $-125	+1.0pp $-185

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 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Holiday Dr Augusta, GA	3.0	2.0	1755	$1,900	$1.08	45d	1	0.20mi
148 Shawns Way Augusta, GA	3.0	2.0	1400	$1,695	$1.21	16d	1	0.44mi
303 Wave Hl Augusta, GA	1.0–3.0	1.0–2.0	1034	$1,915	$1.85	16d	25	0.61mi
165 Ashley Cir Augusta, GA	3.0	2.5	1740	$1,800	$1.03	23d	1	0.64mi
4139 Fair Oaks Rd Augusta, GA	3.0	2.0	1539	$1,800	$1.17	25d	1	0.85mi
4081 Melrose Dr Augusta, GA	3.0	2.0	1331	$1,731	$1.30	25d	1	0.90mi
650 Thoroughbred Ln Evans, GA	1.0–4.0	1.0–3.0	1015	$1,625	$1.60	45d	1	0.93mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	45d	1	0.93mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	16d	1	0.93mi
157 Moss Creek Dr Augusta, GA	3.0	2.5	1818	$1,775	$0.98	25d	1	0.93mi
4082 Spencer St Augusta, GA	3.0	2.0	1600	$1,795	$1.12	45d	1	0.97mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	25d	1	1.06mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	45d	1	1.06mi
240 Maywood Dr Augusta, GA	3.0	1.5	1674	$1,400	$0.84	45d	1	1.18mi
154 Anneswood Rd Augusta, GA	3.0	1.5	1545	$2,000	$1.29	45d	1	1.21mi
262 Indian Creek Rd Augusta, GA	3.0	2.0	1637	$1,795	$1.10	16d	1	1.25mi
3999 Pleasant Home Rd Augusta, GA	3.0	2.0	1334	$1,600	$1.20	16d	1	1.26mi
4460 Whisperwood Dr Augusta, GA	3.0	2.0	1388	$1,600	$1.15	25d	1	1.29mi
4300 River Watch Pkwy Martinez, GA	1.0–3.0	1.0–2.0	1057	$1,709	$1.62	16d	16	1.31mi
3909 Almon Dr Augusta, GA	2.0	2.0	1221	$1,550	$1.27	45d	1	1.32mi
255 Miramar Dr Augusta, GA	3.0	2.0	1331	$1,600	$1.20	16d	1	1.38mi
109 Highview Dr Augusta, GA	4.0	2.0	1675	$1,600	$0.96	16d	1	1.42mi

Listing history 39 events

1. 2026-06-22
   days on market $224,900 Active 41 DOM
2. 2026-06-18
   days on market $224,900 Active 38 DOM
3. 2026-06-17
   days on market $224,900 Active 37 DOM
4. 2026-06-16
   days on market $224,900 Active 36 DOM
5. 2026-06-15
   days on market $224,900 Active 35 DOM
6. 2026-06-14
   days on market $224,900 Active 33 DOM
7. 2026-06-13
   days on market $224,900 Active 32 DOM
8. 2026-06-10
   days on market $224,900 Active 30 DOM
9. 2026-06-09
   days on market $224,900 Active 29 DOM
10. 2026-06-08
    days on market $224,900 Active 28 DOM
11. 2026-06-07
    days on market $224,900 Active 27 DOM
12. 2026-06-03
    days on market $224,900 Active 23 DOM
13. 2026-06-02
    days on market $224,900 Active 22 DOM
14. 2026-06-01
    days on market $224,900 Active 21 DOM
15. 2026-05-31
    days on market $224,900 Active 20 DOM
16. 2026-05-30
    days on market $224,900 Active 19 DOM
17. 2026-05-04
    status Active
18. 2026-03-29
    status Pending
19. 2026-03-29
    historical
20. 2026-03-22
    listed $229,900 Active
21. 2026-03-22
    listed $224,900 Active 482-char remark
22. 2026-02-12
    price $144,900

    Show marketing remark (415 chars)

    Wonderful well maintained brick/vinyl ranch on almost an acre flat lot in the heart of Martinez * Hardwoods in main living areas & all bedrooms * Beautiful custom tile shower in Owner Bath * Updated home ready to move in * Nice pool with diving board & slide * 31 x 16 Pool House w/ 1/2 BA (air window unit & space heater in Pool House) * Storage Building * Seller offering $3,000 in closing costs

23. 2024-10-07
    soldstatus $144,900

    Show marketing remark (415 chars)

    Wonderful well maintained brick/vinyl ranch on almost an acre flat lot in the heart of Martinez * Hardwoods in main living areas & all bedrooms * Beautiful custom tile shower in Owner Bath * Updated home ready to move in * Nice pool with diving board & slide * 31 x 16 Pool House w/ 1/2 BA (air window unit & space heater in Pool House) * Storage Building * Seller offering $3,000 in closing costs

24. 2024-07-25
    listed $414,900

    Show marketing remark (415 chars)

    Wonderful well maintained brick/vinyl ranch on almost an acre flat lot in the heart of Martinez * Hardwoods in main living areas & all bedrooms * Beautiful custom tile shower in Owner Bath * Updated home ready to move in * Nice pool with diving board & slide * 31 x 16 Pool House w/ 1/2 BA (air window unit & space heater in Pool House) * Storage Building * Seller offering $3,000 in closing costs

25. 2019-04-23
    soldstatus $126,000
26. 2019-04-18
    soldstatus $126,000
27. 2019-04-18
    soldstatus $126,000
28. 2018-09-18
    listed $129,900
29. 2018-09-18
    listed $129,900
30. 2009-10-28
    soldstatus $144,900
31. 2009-10-23
    soldstatus $144,900 Closed

    Show marketing remark (415 chars)

    Wonderful well maintained brick/vinyl ranch on almost an acre flat lot in the heart of Martinez * Hardwoods in main living areas & all bedrooms * Beautiful custom tile shower in Owner Bath * Updated home ready to move in * Nice pool with diving board & slide * 31 x 16 Pool House w/ 1/2 BA (air window unit & space heater in Pool House) * Storage Building * Seller offering $3,000 in closing costs

32. 2009-10-23
    soldstatus $144,900

    Show marketing remark (415 chars)

    Wonderful well maintained brick/vinyl ranch on almost an acre flat lot in the heart of Martinez * Hardwoods in main living areas & all bedrooms * Beautiful custom tile shower in Owner Bath * Updated home ready to move in * Nice pool with diving board & slide * 31 x 16 Pool House w/ 1/2 BA (air window unit & space heater in Pool House) * Storage Building * Seller offering $3,000 in closing costs

33. 2009-07-24
    listed $144,900
34. 1995-06-23
    soldstatus $88,500
35. 1994-03-21
    soldstatus $85,000
36. 1991-07-15
    soldstatus $78,000
37. 1988-04-01
    soldstatus $30,000
38. 1986-08-01
    soldstatus $64,000
39. 1978-05-01
    soldstatus $41,000

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $2,069 · $172/mo
• Expected delta: +$88/yr (+$7/mo · 4.4%)

ⓘ 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: $20,826
• − Mortgage interest: −$12,598
• − Property taxes: −$1,981
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,666
• − Management: −$1,666
• − Depreciation: −$6,543
• Taxable loss: −$4,753
• Est. tax savings @ 24.0%: +$1,141
• After-tax cash flow: $334/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

+460.7% since first listed

23 events — show timeline

• 2026-05-04 Relisted — Hive MLS
• 2026-03-29 Pending — Hive MLS
• 2026-03-29 Listing Removed — Hive MLS
• 2026-03-22 Listed $229,900 Hive MLS
• 2026-03-22 Listed $224,900 Hive MLS
• 2026-02-12 Price Changed $144,900 Hive MLS
• 2024-10-07 Sold (MLS) $144,900 Hive MLS
• 2024-07-25 Listed $414,900 Hive MLS
• 2019-04-23 Sold (Public Records) $126,000 Public Records
• 2019-04-18 Sold (MLS) $126,000 Hive MLS
• 2019-04-18 Sold (MLS) $126,000 Hive MLS
• 2018-09-18 Listed $129,900 Hive MLS
• 2018-09-18 Listed $129,900 Hive MLS
• 2009-10-28 Sold (Public Records) $144,900 Public Records
• 2009-10-23 Sold (MLS) $144,900 Hive MLS
• 2009-10-23 Sold (MLS) $144,900 Hive MLS
• 2009-07-24 Listed $144,900 Hive MLS
• 1995-06-23 Sold (Public Records) $88,500 Public Records
• 1994-03-21 Sold (Public Records) $85,000 Public Records
• 1991-07-15 Sold (Public Records) $78,000 Public Records
• 1988-04-01 Sold (Public Records) $30,000 Public Records
• 1986-08-01 Sold (Public Records) $64,000 Public Records
• 1978-05-01 Sold (Public Records) $41,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,981 · +4.2% YoY. Source: county tax records.