332 Crawford Mill Ln · Martinez, GA 30813

$190,000

2 bd · 2.0 ba · 1,102 sqft · Townhouse public records · 10 Days on market

Built 1999 5,112 sqft lot Est $177k · 7% over $40/mo HOA · 3% 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).

• Cash flow +12.9/30.0
• Schools +4.5/10.0
• ARV discount +4.3/15.0
• DSCR +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GA BANK AND TRUST 1ST RIGHT MANY OTHER LOTS AVAILABLE FOR PRESOLDS EACH HAS BREAKRFAST NOOK.

Key facts

• Separate dining room
• Breakfast area
• Covered back porch

Tags

• LUXURY VINYL PLANK FLOORING
• COVERED BACK PORCH
• FULLY FENCED BACKYARD
• BREAKFAST AREA
• SEPARATE DINING ROOM

Property features AI

Finance

• Other: Paved road access; Lot dimensions approximately 36 x 142; Zoning: 2CO; Subdivision: Crawford Mill
• HOA & community: Homeowners association present; Annual association fee of $480 (about $40/month); Association amenities: Other

Exterior

• Parking: Parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Water connected
• Home design: Townhouse; One-level / single-story; Entry level: 1; Residential property
• Construction: Vinyl siding and frame construction; Shingle roof; Slab foundation; Built as townhouse (year built not provided)
• Exterior features: Covered porch; Wood fencing; Has view

Interior

• Kitchen: Dishwasher; Electric range
• Bedrooms: 6 total rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Fireplace(s)
• Interior features: Tray ceilings; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $-15 ($-182/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (1.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (16.9% below list).
• Recommended offer: $158k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Brookwood Elementary School (math 50% / reading 41%, grade D-, #323 of 1,228 statewide, top 26%, 696 students, 52% FRL); Columbia Middle School (math 37% / reading 48%, grade D-, #122 of 470 statewide, top 26%, 993 students, 33% FRL); Evans High School (math 12% / reading 31%, grade F, #218 of 424 statewide, top 53%, 1,887 students, 30% FRL).
• Zoned-school proficiency averages 36% at this address vs 50% district-wide (-14 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); 737 active listings in the ZIP; 13 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 $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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 28y 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 $82k; list at $190k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $157,933 (16.9% 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. 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: 0.83% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $177,422
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 Crawford Mill Ln	0.01mi	2/2.0	1,102 (0%)	8mo	$190,000	$172	93
4758 Creek Mill Crk	0.23mi	2/2.0	1,102 (0%)	17mo	$175,000	$159	75
301 Crawford Mill Ln	0.09mi	2/2.0	1,180 (+7%)	11mo	$190,000	$161	75
4776 W Creek Mill Ct	0.29mi	2/2.0	1,102 (0%)	14mo	$183,000	$166	75
323 Crawford Mill Ln	0.03mi	2/2.5	1,152 (+4%)	17mo	$184,900	$161	75
300 Beech Ln	0.47mi	2/2.0	1,092 (-1%)	9mo	$171,900	$157	69
1611 Bradley Way	0.70mi	2/2.0	1,092 (-1%)	3mo	$185,000	$169	63
102 Ginkgo Ln	0.49mi	2/2.0	1,092 (-1%)	16mo	$175,000	$160	62
210 Sassafras Ln	0.50mi	2/2.0	1,092 (-1%)	18mo	$160,000	$147	60
240 Sassafras Ln	0.58mi	2/2.0	1,092 (-1%)	14mo	$165,000	$151	60
131 Ginkgo Ln	0.56mi	2/2.0	1,092 (-1%)	16mo	$125,000	$114	59
1127 Bison Way	0.72mi	2/2.0	1,092 (-1%)	15mo	$176,000	$161	52

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-34,645
• Equity at exit: $28,330

10-year hold

• IRR: -15.5%
• Equity multiple: 0.19×
• Total profit: $-42,851
• Equity at exit: $16,428

Cash invested: $53,200 (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 30813

• Home prices YoY: -29.2%
• Rents YoY: 1.1%
• Active inventory: 737
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,579 high
• Mortgage (P&I): −$996
• Tax from tax record: −$147 /mo · $1,767/yr
• Insurance: −$79
• HOA: −$40
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $-15

Break-even live

Break-even rent $1,598

Max offer price $187,328

Occupancy floor 96%

Sensitivity live

Price	-10% $92	-5% $39	+0% $-15	+5% $-69	+10% $-123
Rent	-10% $-140	-5% $-78	+0% $-15	+5% $47	+10% $110
Rate	-1.0pp $81	-0.5pp $33	base $-15	+0.5pp $-64	+1.0pp $-114

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
323 Crawford Mill Ln Grovetown, GA	2.0	2.5	1152	$1,495	$1.30	25d	1	0.06mi
4763 W Creek Mill Ct Grovetown, GA	2.0	2.0	1102	$1,295	$1.18	15d	1	0.20mi
301 Beech Ln Grovetown, GA	2.0	2.0	1092	$1,300	$1.19	15d	1	0.47mi
1802 Honeysuckle Way Grovetown, GA	2.0	2.0	1092	$1,995	$1.83	25d	1	0.71mi
1802 Honeysuckle Way Grovetown, GA	2.0	2.0	1092	$1,995	$1.83	45d	1	0.71mi
2000 Kennesaw Way Unit 01 2202 Grovetown, GA	2.0	3.0	1380	$1,590	$1.15	15d	1	0.75mi
2000 Kennesaw Way Unit 01 2220 Grovetown, GA	2.0	3.0	1380	$1,590	$1.15	25d	1	0.75mi
2207 Jasmine Way Grovetown, GA	3.0	3.0	1500	$1,725	$1.15	25d	1	0.81mi
2207 Jasmine Way Grovetown, GA	3.0	3.0	1500	$1,750	$1.17	45d	1	0.81mi
1191 Bison Way Grovetown, GA	2.0	2.0	1092	$1,450	$1.33	15d	1	0.85mi
801 Trailside Ct Grovetown, GA	3.0	3.0	1478	$1,770	$1.20	15d	1	0.90mi
336 Deerwood Ct Augusta, GA	3.0	1.5	1064	$1,525	$1.43	45d	1	0.91mi
402 Ridge Xing Augusta, GA	2.0	2.0	916	$1,125	$1.23	45d	1	1.35mi

HOA detail

• Monthly dues: $40 · $480/yr

Listing history 5 events

1. 2026-05-15
   listed $190,000 Active
2. 2020-10-26
   soldstatus $82,000
3. 1999-11-19
   soldstatus $69,100 92-char remark

   Show marketing remark (92 chars)

   GA BANK AND TRUST 1ST RIGHT MANY OTHER LOTS AVAILABLE FOR PRESOLDS EACH HAS BREAKRFAST NOOK.

4. 1999-11-19
   soldstatus $69,100

   Show marketing remark (92 chars)

   GA BANK AND TRUST 1ST RIGHT MANY OTHER LOTS AVAILABLE FOR PRESOLDS EACH HAS BREAKRFAST NOOK.

5. 1998-10-08
   listed $65,900 92-char remark

   Show marketing remark (92 chars)

   GA BANK AND TRUST 1ST RIGHT MANY OTHER LOTS AVAILABLE FOR PRESOLDS EACH HAS BREAKRFAST NOOK.

ⓘ 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: $1,767 · $147/mo
• Projected year-2 tax: $1,767 · $147/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 63% 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: $18,952
• − Mortgage interest: −$10,643
• − Property taxes: −$1,767
• − Insurance: −$950
• − Repairs & maintenance: −$1,516
• − Management: −$1,516
• − HOA: −$480
• − Depreciation: −$5,527
• Taxable loss: −$3,448
• Est. tax savings @ 24.0%: +$827
• After-tax cash flow: $646/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

• County: Columbia County · 154,184 people
• City population: 46,975
• 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

+188.3% since first listed

6 events — show timeline

• 2026-05-26 Pending — Hive MLS
• 2026-05-15 Listed $190,000 Hive MLS
• 2020-10-26 Sold (Public Records) $82,000 Public Records
• 1999-11-19 Sold (Public Records) $69,100 Public Records
• 1999-11-19 Sold (MLS) $69,100 Hive MLS
• 1998-10-08 Listed $65,900 Hive MLS

Property tax history

+7.8%/yr

Latest (2025): $1,767 · +0.7% YoY. Source: county tax records.