497 Creekwalk Cir · Martinez, GA 30907

$230,000

3 bd · 2.0 ba · 1,646 sqft · Townhouse public records

Built 1986 3,180 sqft lot Est $260k · 12% under $120/mo HOA · 6% 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).

• ARV discount +12.7/15.0
• Cash flow +12.0/30.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained town home in a great location with fresh paint throughout and new roof. A covered rocking chair front porch with a storm door on the front welcomes you home. The first floor of this home features a spacious great room with a cozy fireplace, french doors that lead out to the covered back porch and beautiful back yard. A galley style kitchen with stove, built in microwave, dish washer and refrigerator. The generous size owner's bedroom with en suite bath with dual vanities and walk in closet is also conveniently located on the main floor. Upstairs you will find 2 other good size bedrooms with a jack and jill bath and a loft area. Move in ready! Great home for the price!

Key facts

• $120 HOA
• Built 1986

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $230k.

Deal economics

• At list price, monthly cash flow is $-56 ($-673/yr) — negative.
• To cash-flow at today's rent, offer at most $220k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (18.6% below list).
• Recommended offer: $187k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.6% 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: Stevens Creek Elementary School (math 72% / reading 70%, grade A-, #52 of 1,228 statewide, top 4%, 839 students, 16% FRL); Stallings Island Middle School (math 67% / reading 72%, grade A, #16 of 470 statewide, top 3%, 690 students, 17% FRL); Lakeside High School (math 23% / reading 31%, grade F, #162 of 424 statewide, top 40%, 1,940 students, 24% FRL).
• Market conditions: Rents rising (+1.1%/yr); 333 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 44d 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.
• 8 sale attempts since 12y 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.

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 $187,280 (18.6% 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. 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: 0.81% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $260,068
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
426 Creekwalk Dr	0.05mi	2/2.0 (-1)	1,720 (+4%)	8mo	$271,000	$158	78
320 Joshua Tree Dr	0.12mi	3/2.0	1,478 (-10%)	1mo	$245,000	$166	77
481 Creekwalk Cir	0.05mi	2/2.0 (-1)	1,699 (+3%)	24mo	$235,000	$138	68
351 Joshua Tree Dr	0.15mi	3/2.0	1,444 (-12%)	6mo	$239,900	$166	67
313 Joshua Tree Dr	0.06mi	2/2.0 (-1)	1,526 (-7%)	22mo	$185,000	$121	62
363 Joshua Tree Dr	0.17mi	3/2.0	1,444 (-12%)	14mo	$205,000	$142	60

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: -20.1%
• Equity multiple: 0.31×
• Total profit: $-44,323
• Equity at exit: $34,294

10-year hold

• IRR: -17.6%
• Equity multiple: 0.12×
• Total profit: $-56,954
• Equity at exit: $19,886

Cash invested: $64,400 (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: 333
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,873 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$114 /mo · $1,363/yr
• Insurance: −$96
• HOA: −$120
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-56

Break-even live

Break-even rent $1,944

Max offer price $220,096

Occupancy floor 98%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
519 Rocky Ridge Dr Unit 1 Martinez, GA	3.0	2.0	1789	$2,100	$1.17	43d	1	0.23mi
3846 Forest Creek Way Augusta, GA	4.0	3.5	1915	$1,956	$1.02	43d	1	0.43mi
3747 Cactus Trl Augusta, GA	3.0	2.5	1800	$1,956	$1.09	43d	1	0.52mi
104 Bens Pl Unit 104 Martinez, GA	3.0	3.0	1495	$1,850	$1.24	43d	1	0.52mi
1960 Avenel Ln Augusta, GA	3.0	2.0	1753	$1,850	$1.06	23d	1	0.93mi
235 Full Circle Dr Evans, GA	3.0	2.0	1706	$1,900	$1.11	23d	1	0.96mi
3671 Lynnwood Dr Augusta, GA	4.0	2.5	2200	$2,299	$1.04	23d	1	0.98mi
500 Commons Dr Unit 500 Evans, GA	3.0	2.0	1200	$1,175	$0.98	43d	1	1.09mi
4500 Chestnut Trl Evans, GA	3.0	2.5	1540	$1,850	$1.20	23d	1	1.19mi
154 Anneswood Rd Augusta, GA	3.0	1.5	1545	$2,000	$1.29	43d	1	1.19mi
566 Fairfield Way Evans, GA	3.0	2.5	1550	$1,595	$1.03	14d	1	1.27mi
123 Canton Park Ave Evans, GA	3.0	2.5	1540	$1,885	$1.22	23d	1	1.29mi
317 Sumac Trl Evans, GA	3.0	2.5	1668	$1,935	$1.16	21d	1	1.29mi
142 Canton Park Ave Unit 1 Evans, GA	3.0	2.5	1659	$1,850	$1.12	43d	1	1.30mi
4300 River Watch Pkwy Martinez, GA	1.0–3.0	1.0–2.0	1057	$1,709	$1.62	14d	16	1.35mi
3501 Rainbow St Augusta, GA	3.0	2.0	1103	$1,675	$1.52	43d	1	1.39mi
3501 Rainbow St Augusta, GA	3.0	2.0	1103	$1,675	$1.52	23d	1	1.39mi
323 Sally Dr Augusta, GA	3.0	2.0	1434	$1,595	$1.11	23d	1	1.46mi
323 Sally Dr Augusta, GA	3.0	2.0	1434	$1,595	$1.11	43d	1	1.46mi
483 Cambridge Way Augusta, GA	3.0	2.5	2241	$2,300	$1.03	43d	1	1.49mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 23 events

1. 2026-01-15
   soldstatus $220,000
2. 2025-12-31
   historical
3. 2025-12-31
   status Pending
4. 2025-12-14
   historical
5. 2025-11-03
   listed $230,000
6. 2025-11-03
   listed $230,000 Active
7. 2020-01-03
   soldstatus $141,000 693-char remark

   Show marketing remark (693 chars)

   Well maintained town home in a great location with fresh paint throughout and new roof. A covered rocking chair front porch with a storm door on the front welcomes you home. The first floor of this home features a spacious great room with a cozy fireplace, french doors that lead out to the covered back porch and beautiful back yard. A galley style kitchen with stove, built in microwave, dish washer and refrigerator. The generous size owner's bedroom with en suite bath with dual vanities and walk in closet is also conveniently located on the main floor. Upstairs you will find 2 other good size bedrooms with a jack and jill bath and a loft area. Move in ready! Great home for the price!

8. 2020-01-03
   soldstatus $141,000

   Show marketing remark (693 chars)

   Well maintained town home in a great location with fresh paint throughout and new roof. A covered rocking chair front porch with a storm door on the front welcomes you home. The first floor of this home features a spacious great room with a cozy fireplace, french doors that lead out to the covered back porch and beautiful back yard. A galley style kitchen with stove, built in microwave, dish washer and refrigerator. The generous size owner's bedroom with en suite bath with dual vanities and walk in closet is also conveniently located on the main floor. Upstairs you will find 2 other good size bedrooms with a jack and jill bath and a loft area. Move in ready! Great home for the price!

9. 2020-01-03
   soldstatus $141,000

   Show marketing remark (693 chars)

   Well maintained town home in a great location with fresh paint throughout and new roof. A covered rocking chair front porch with a storm door on the front welcomes you home. The first floor of this home features a spacious great room with a cozy fireplace, french doors that lead out to the covered back porch and beautiful back yard. A galley style kitchen with stove, built in microwave, dish washer and refrigerator. The generous size owner's bedroom with en suite bath with dual vanities and walk in closet is also conveniently located on the main floor. Upstairs you will find 2 other good size bedrooms with a jack and jill bath and a loft area. Move in ready! Great home for the price!

10. 2019-12-03
    listed $139,900 693-char remark

    Show marketing remark (693 chars)

    Well maintained town home in a great location with fresh paint throughout and new roof. A covered rocking chair front porch with a storm door on the front welcomes you home. The first floor of this home features a spacious great room with a cozy fireplace, french doors that lead out to the covered back porch and beautiful back yard. A galley style kitchen with stove, built in microwave, dish washer and refrigerator. The generous size owner's bedroom with en suite bath with dual vanities and walk in closet is also conveniently located on the main floor. Upstairs you will find 2 other good size bedrooms with a jack and jill bath and a loft area. Move in ready! Great home for the price!

11. 2019-12-03
    listed $139,900

    Show marketing remark (693 chars)

    Well maintained town home in a great location with fresh paint throughout and new roof. A covered rocking chair front porch with a storm door on the front welcomes you home. The first floor of this home features a spacious great room with a cozy fireplace, french doors that lead out to the covered back porch and beautiful back yard. A galley style kitchen with stove, built in microwave, dish washer and refrigerator. The generous size owner's bedroom with en suite bath with dual vanities and walk in closet is also conveniently located on the main floor. Upstairs you will find 2 other good size bedrooms with a jack and jill bath and a loft area. Move in ready! Great home for the price!

12. 2017-02-14
    soldstatus $128,000
13. 2017-02-10
    soldstatus $128,000
14. 2017-02-10
    soldstatus $128,000
15. 2016-12-20
    listed $132,900
16. 2016-12-20
    listed $132,900
17. 2014-05-27
    soldstatus $115,300
18. 2014-05-16
    soldstatus $115,300
19. 2014-05-16
    soldstatus $115,300
20. 2014-02-06
    listed $124,900
21. 2014-02-06
    listed $124,900
22. 1992-10-30
    soldstatus $78,500
23. 1986-09-01
    soldstatus $72,000

ⓘ 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: $1,363 · $114/mo
• Projected year-2 tax: $2,116 · $176/mo
• Expected delta: +$753/yr (+$63/mo · 55.2%)

ⓘ 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 ≥106°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: $22,474
• − Mortgage interest: −$12,884
• − Property taxes: −$1,363
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − HOA: −$1,440
• − Depreciation: −$6,691
• Taxable loss: −$4,650
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $443/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

+205.6% since first listed

23 events — show timeline

• 2026-01-15 Sold (Public Records) $220,000 Public Records
• 2025-12-31 Listing Removed — Hive MLS
• 2025-12-31 Pending — Hive MLS
• 2025-12-14 Listing Removed — Hive MLS
• 2025-11-03 Listed $230,000 Hive MLS
• 2025-11-03 Listed $230,000 Hive MLS
• 2020-01-03 Sold (Public Records) $141,000 Public Records
• 2020-01-03 Sold (MLS) $141,000 Hive MLS
• 2020-01-03 Sold (MLS) $141,000 Hive MLS
• 2019-12-03 Listed $139,900 Hive MLS
• 2019-12-03 Listed $139,900 Hive MLS
• 2017-02-14 Sold (Public Records) $128,000 Public Records
• 2017-02-10 Sold (MLS) $128,000 Hive MLS
• 2017-02-10 Sold (MLS) $128,000 Hive MLS
• 2016-12-20 Listed $132,900 Hive MLS
• 2016-12-20 Listed $132,900 Hive MLS
• 2014-05-27 Sold (Public Records) $115,300 Public Records
• 2014-05-16 Sold (MLS) $115,300 Hive MLS
• 2014-05-16 Sold (MLS) $115,300 Hive MLS
• 2014-02-06 Listed $124,900 Hive MLS
• 2014-02-06 Listed $124,900 Hive MLS
• 1992-10-30 Sold (Public Records) $78,500 Public Records
• 1986-09-01 Sold (Public Records) $72,000 Public Records

Property tax history

+0.1%/yr

Latest (2020): $1,363 · +0.9% YoY. Source: county tax records.