3907 Haley Rd · Martinez, GA 30907

$199,900

3 bd · 1.0 ba · 1,200 sqft · Other public records · 23 Days on market

Built 1957 0.49 ac lot

---

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 +14.6/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.4/10.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

hardwood floors, good sized rooms, new roof in 2016, great starter or rental propertylarge fenced back yard.

Key facts

• Near i-20
• Near washington road
• Large lot

Tags

• LARGE LOT
• HIGH TRAFFIC LOCATION
• NEAR WASHINGTON ROAD
• NEAR I-20
• NEAR BOBBY JONES EXPRESSWAY
• NEAR RIVERWATCH PARKWAY

Property features AI

Exterior

• Parking: Asphalt parking; see remarks for details
• Utilities: Public water; Septic tank sewer; Natural gas connected; Water connected; Cable available; Other utilities: see remarks
• Home design: Single-family residence; One story (entry level on first floor); One-level layout
• Construction: Composition roof; Construction materials: see remarks; Crawl space foundation; Built on a lot zoned R-3
• Exterior features: Patios/porches: see remarks; Chain link fencing around back yard; Has a view; Other structures: see remarks; Level, rectangular lot

Interior

• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Hardwood flooring; See remarks for additional flooring details
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (natural gas); Has cooling (type listed as Other)
• Interior features: See remarks for additional interior details; Unfurnished

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $46 ($552/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (19.6% below list).
• Recommended offer: $161k (19.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $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

• It's been on market 23 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $80k; list at $200k implies a 148% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• 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 $160,658 (19.6% below list)

Questions for the listing agent

1. Built in 1957 — 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. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.99%
• DSCR: 1.04
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.7%
• Equity multiple: 0.42×
• Total profit: $-32,519
• Equity at exit: $29,806

10-year hold

• IRR: -11.9%
• Equity multiple: 0.35×
• Total profit: $-36,629
• Equity at exit: $17,284

Cash invested: $55,972 (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: 10.4×

Monthly cashflow live

• Estimated rent: $1,607 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$92 /mo · $1,099/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $46

Break-even live

Break-even rent $1,548

Max offer price $199,900

Occupancy floor 92%

Sensitivity live

Price	-10% $159	-5% $103	+0% $46	+5% $-11	+10% $-67
Rent	-10% $-81	-5% $-17	+0% $46	+5% $109	+10% $173
Rate	-1.0pp $147	-0.5pp $97	base $46	+0.5pp $-6	+1.0pp $-59

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3909 Almon Dr Augusta, GA	2.0	2.0	1221	$1,550	$1.27	45d	1	0.49mi
303 Wave Hl Augusta, GA	1.0–3.0	1.0–2.0	1034	$1,915	$1.85	15d	25	0.64mi
255 Miramar Dr Augusta, GA	3.0	2.0	1331	$1,600	$1.20	15d	1	0.66mi
301 Old Plantation Rd Augusta, GA	2.0	2.0	1022	$1,100	$1.08	45d	2	0.90mi
300 Applecross Dr Martinez, GA	2.0	2.0	950	$1,200	$1.26	25d	1	1.20mi
3520 Washington Rd Martinez, GA	2.0	2.0	950	$1,200	$1.26	45d	1	1.23mi
3999 Pleasant Home Rd Augusta, GA	3.0	2.0	1334	$1,600	$1.20	15d	1	1.26mi
2326 Greengate Dr Augusta, GA	3.0	2.0	1216	$1,495	$1.23	25d	1	1.27mi
23 Londonberry Ln Augusta, GA	2.0	2.0	1100	$1,995	$1.81	25d	1	1.29mi
23 Londonberry Ln Augusta, GA	2.0	2.0	1100	$1,995	$1.81	45d	1	1.29mi
4300 River Watch Pkwy Martinez, GA	1.0–3.0	1.0–2.0	1057	$1,709	$1.62	15d	16	1.30mi
65 Montebello Ln Augusta, GA	2.0	2.0	1092	$1,300	$1.19	45d	1	1.38mi
601 Giddings Ct Augusta, GA	1.0–3.0	1.0–2.0	969	$1,849	$1.91	15d	22	1.40mi
3412 Crane Ferry Rd Augusta, GA	3.0	1.5	1375	$1,300	$0.95	45d	1	1.42mi
650 Thoroughbred Ln Evans, GA	1.0–4.0	1.0–3.0	1015	$1,625	$1.60	45d	1	1.43mi
3722 Walton Way Ext Augusta, GA	1.0–3.0	1.0–2.0	1022	$1,435	$1.40	15d	15	1.47mi

Listing history 17 events

1. 2026-06-22
   days on market $199,900 Active 23 DOM
2. 2026-06-18
   days on market $199,900 Active 20 DOM
3. 2026-06-17
   days on market $199,900 Active 19 DOM
4. 2026-06-16
   days on market $199,900 Active 18 DOM
5. 2026-06-15
   days on market $199,900 Active 17 DOM
6. 2026-06-14
   days on market $199,900 Active 15 DOM
7. 2026-06-13
   days on market $199,900 Active 14 DOM
8. 2026-06-10
   days on market $199,900 Active 12 DOM
9. 2026-06-09
   days on market $199,900 Active 11 DOM
10. 2026-06-08
    days on market $199,900 Active 10 DOM
11. 2026-06-07
    days on market $199,900 Active 9 DOM
12. 2026-06-03
    days on market $199,900 Active 5 DOM
13. 2026-06-02
    days on market $199,900 Active 4 DOM
14. 2026-06-01
    days on market $199,900 Active 3 DOM
15. 2026-05-31
    days on market $199,900 Active 2 DOM
16. 2026-05-30
    remarks 189-char remark
17. 2026-05-30
    listed $199,900 Active 1 DOM

ⓘ 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: $1,099 · $92/mo
• Projected year-2 tax: $1,839 · $153/mo
• Expected delta: +$740/yr (+$62/mo · 67.3%)

ⓘ 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: $19,279
• − Mortgage interest: −$11,198
• − Property taxes: −$1,099
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,542
• − Management: −$1,542
• − Depreciation: −$5,815
• Taxable loss: −$2,917
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $1,252/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

+330.4% since first listed

9 events — show timeline

• 2026-05-29 Listed $199,900 Hive MLS
• 2016-12-15 Sold (Public Records) $80,500 Public Records
• 2016-12-14 Sold (MLS) $80,500 Hive MLS
• 2016-12-14 Sold (MLS) $80,500 Hive MLS
• 2016-10-31 Listed $79,900 Hive MLS
• 2016-10-31 Listed $79,900 Hive MLS
• 2000-01-07 Sold (Public Records) $64,000 Public Records
• 1993-02-05 Sold (Public Records) $51,700 Public Records
• 1985-03-01 Sold (Public Records) $46,450 Public Records

Property tax history

+4.6%/yr

Latest (2025): $1,099 · +3.0% YoY. Source: county tax records.