4067 Briarwood Dr · Martinez, GA 30907

$165,000

3 bd · 1.0 ba · 1,256 sqft · Other public records · 23 Days on market

Built 1972 9,583 sqft lot $131/sqft · 16% below area Est $219k · 25% under

---

Why this score? — see what drove the C+ 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 +22.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Extra large fenced yard Storage bldg. Brick all four sides. Aluminum soffit and Fascia. No maintenance. Ceramic and Wood floors. Move in ready. Clean.

Key facts

• One level brick home
• Storage building
• No hoa

Tags

• ONE LEVEL BRICK HOME
• EXTRA LARGE FENCED BACKYARD
• STORAGE BUILDING
• NO HOA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $165k.

Deal economics

• At list price, monthly cash flow is $291 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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: 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); 333 active listings in the ZIP; 22 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 $1k of loan paydown is wiped out by about $5k 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 23 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $25k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.56%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (median comp): $219,419
• List price: $165,000
• Delta: -24.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.75×
• Total profit: $-11,408
• Equity at exit: $24,602

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,233
• Equity at exit: $14,266

Cash invested: $46,200 (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 30907

• Rents YoY: 1.1%
• Active inventory: 333
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,724 high
• Mortgage (P&I): −$865
• Tax from tax record: −$136 /mo · $1,637/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $291

Break-even live

Break-even rent $1,355

Max offer price $165,000

Occupancy floor 78%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3747 Cactus Trl Augusta, GA	3.0	2.5	1800	$1,956	$1.09	43d	1	0.41mi
4300 River Watch Pkwy Martinez, GA	1.0–3.0	1.0–2.0	1057	$1,709	$1.62	14d	16	0.51mi
4500 Chestnut Trl Evans, GA	3.0	2.5	1540	$1,850	$1.20	23d	1	0.52mi
123 Canton Park Ave Evans, GA	3.0	2.5	1540	$1,885	$1.22	23d	1	0.59mi
142 Canton Park Ave Unit 1 Evans, GA	3.0	2.5	1659	$1,850	$1.12	43d	1	0.62mi
154 Anneswood Rd Augusta, GA	3.0	1.5	1545	$2,000	$1.29	43d	1	0.65mi
317 Sumac Trl Evans, GA	3.0	2.5	1668	$1,935	$1.16	21d	1	0.65mi
500 Commons Dr Unit 500 Evans, GA	3.0	2.0	1200	$1,175	$0.98	43d	1	0.89mi
650 Thoroughbred Ln Evans, GA	1.0–4.0	1.0–3.0	1015	$1,625	$1.60	43d	1	0.96mi
566 Fairfield Way Evans, GA	3.0	2.5	1550	$1,595	$1.03	14d	1	1.01mi
303 Wave Hl Augusta, GA	1.0–3.0	1.0–2.0	1034	$1,915	$1.85	14d	25	1.02mi
301 Old Plantation Rd Augusta, GA	2.0	2.0	1022	$1,100	$1.08	43d	2	1.04mi
519 Rocky Ridge Dr Unit 1 Martinez, GA	3.0	2.0	1789	$2,100	$1.17	43d	1	1.12mi
433 Evans Mill Dr Unit B Evans, GA	2.0	1.5	1000	$1,200	$1.20	23d	1	1.13mi
433 Evans Mill Dr Unit B Evans, GA	2.0	1.5	1000	$1,200	$1.20	43d	1	1.13mi
1000 Alder Way Evans, GA	1.0–3.0	1.0–2.5	960	$1,726	$1.80	14d	28	1.26mi
165 Ashley Cir Augusta, GA	3.0	2.5	1740	$1,800	$1.03	21d	1	1.26mi
134 Holiday Dr Augusta, GA	3.0	2.0	1755	$1,900	$1.08	43d	1	1.33mi
207 Evans Lake Dr Evans, GA	2.0	2.0	1092	$1,400	$1.28	23d	1	1.37mi
104 Bens Pl Unit 104 Martinez, GA	3.0	3.0	1495	$1,850	$1.24	43d	1	1.43mi
3909 Almon Dr Augusta, GA	2.0	2.0	1221	$1,550	$1.27	43d	1	1.44mi
148 Shawns Way Augusta, GA	3.0	2.0	1400	$1,695	$1.21	14d	1	1.46mi

Listing history 19 events

1. 2026-06-07
   status $165,000 Pending 23 DOM
2. 2026-06-03
   days on market $165,000 Active 23 DOM
3. 2026-06-02
   days on market $165,000 Active 22 DOM
4. 2026-06-01
   days on market $165,000 Active 21 DOM
5. 2026-05-31
   days on market $165,000 Active 20 DOM
6. 2026-05-30
   days on market $165,000 Active 19 DOM
7. 2026-05-11
   historical
8. 2026-05-04
   price $165,000
9. 2026-04-30
   price $171,000
10. 2026-04-23
    price $178,000
11. 2026-04-02
    listed $189,900 Active
12. 2026-04-02
    listed $165,000 Active 409-char remark
13. 2019-11-26
    soldstatus $119,900
14. 2019-11-22
    soldstatus $119,900

    Show marketing remark (150 chars)

    Extra large fenced yard Storage bldg. Brick all four sides. Aluminum soffit and Fascia. No maintenance. Ceramic and Wood floors. Move in ready. Clean.

15. 2019-11-22
    soldstatus $119,900

    Show marketing remark (150 chars)

    Extra large fenced yard Storage bldg. Brick all four sides. Aluminum soffit and Fascia. No maintenance. Ceramic and Wood floors. Move in ready. Clean.

16. 2019-09-23
    listed $119,900

    Show marketing remark (150 chars)

    Extra large fenced yard Storage bldg. Brick all four sides. Aluminum soffit and Fascia. No maintenance. Ceramic and Wood floors. Move in ready. Clean.

17. 2019-09-23
    listed $119,900

    Show marketing remark (150 chars)

    Extra large fenced yard Storage bldg. Brick all four sides. Aluminum soffit and Fascia. No maintenance. Ceramic and Wood floors. Move in ready. Clean.

18. 1992-03-23
    soldstatus $48,660
19. 1984-07-01
    soldstatus $32,300

ⓘ 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: $1,637 · $136/mo
• Projected year-2 tax: $1,637 · $136/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $20,683
• − Mortgage interest: −$9,243
• − Property taxes: −$1,637
• − Insurance: −$825
• − Repairs & maintenance: −$1,655
• − Management: −$1,655
• − Depreciation: −$4,800
• Taxable income: $869
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $3,286/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

+410.8% since first listed

14 events — show timeline

• 2026-06-03 Pending — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-04 Price Changed $165,000 Hive MLS
• 2026-04-30 Price Changed $171,000 Hive MLS
• 2026-04-23 Price Changed $178,000 Hive MLS
• 2026-04-02 Listed $189,900 Hive MLS
• 2026-04-02 Listed $165,000 Hive MLS
• 2019-11-26 Sold (Public Records) $119,900 Public Records
• 2019-11-22 Sold (MLS) $119,900 Hive MLS
• 2019-11-22 Sold (MLS) $119,900 Hive MLS
• 2019-09-23 Listed $119,900 Hive MLS
• 2019-09-23 Listed $119,900 Hive MLS
• 1992-03-23 Sold (Public Records) $48,660 Public Records
• 1984-07-01 Sold (Public Records) $32,300 Public Records

Property tax history

+7.2%/yr

Latest (2025): $1,637 · -4.5% YoY. Source: county tax records.