443 Northrop Pl · Grovetown, GA 30813

$204,900

3 bd · 2.0 ba · 1,377 sqft · Townhouse public records · 9 Days on market

Built 2004 Est $220k · 7% under ↓ 28% since listing

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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 +12.4/30.0
• ARV discount +10.6/15.0
• Schools +4.5/10.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 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

Grovetown townhome gem for sale! This end unit 2 bedroom, 2 bathroom home with an additional 12'x16' bonus room upstairs is a short drive to Fort Gordon's Gate 2 and Interstate 20. This townhome features a single car garage, fenced yard, 4 sided-irrigation, and is completely electric. Loads of storage space and energy efficient. Townhome is zero lot line fee simple title. Tenant is in place, lease must be fulfilled expiring March 2022, and paying $1,150 per month. HVAC systems are 1/2 year old, water heater is 4 years old, and townhome has been updated. Schedule your showing today! 24 hour notice required. All information deemed accurate but not guaranteed.

Key facts

• Garage
• Built 2004
• Listed 9 days

Property features AI

Finance

• HOA & community: Street lights in community

Exterior

• Parking: Attached garage with garage door opener; Concrete driveway; 1 garage space (1 parking space total)
• Security: Smoke detectors; Owned security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Townhouse; One and one-half levels (2 stories); Entry level: 1
• Construction: Built with concrete, stone, and vinyl siding; Slab foundation; Composition roof
• Exterior features: Patio; Privacy fencing; Fenced yard; Landscaped yard; Front and rear sprinklers; Has view

Interior

• Kitchen: Range; Dishwasher
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Forced air; Electric heating; Fireplace(s); Central air; Ceiling fan(s)
• Interior features: Walk-in closets; Wired for data; Window coverings; Insulated windows; Vented exhaust fan; Disposal; Electric water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $205k.

Deal economics

• At list price, monthly cash flow is $-33 ($-394/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (18.8% below list).
• Recommended offer: $166k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.6% in Grovetown — 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 73/100 on livability (#57 in GA) — a middle-class / working-renter tenant base. Strengths: crime 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: Euchee Creek Elementary School (math 53% / reading 42%, grade D, #298 of 1,228 statewide, top 24%, 657 students, 36% FRL); Grovetown Middle School (math 25% / reading 38%, grade F, #234 of 470 statewide, top 50%, 1,080 students, 49% FRL); Harlem High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,223 students, 33% FRL).
• Zoned-school proficiency averages 31% at this address vs 50% district-wide (-19 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); 736 active listings in the ZIP; 40 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 $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 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 22y 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 $140k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $166,332 (18.8% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.81% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.69%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $220,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
437 Northrop Pl	0.02mi	3/2.0	1,400 (+2%)	6mo	$210,000	$150	91
422 Northrop Pl	0.07mi	2/2.0 (-1)	1,366 (-1%)	10mo	$185,000	$135	82
325 Hazelnut Dr	0.53mi	3/2.0	1,506 (+9%)	10mo	$240,000	$159	51
661 Red Cedar Ct	0.60mi	3/2.5	1,524 (+11%)	4mo	$249,900	$164	49
712 Red Cedar Ct	0.67mi	2/2.5 (-1)	1,282 (-7%)	2mo	$199,900	$156	48
1924 Butternut Dr	0.66mi	3/2.5	1,524 (+11%)	1mo	$245,000	$161	48
1863 Butternut Dr	0.59mi	2/2.5 (-1)	1,282 (-7%)	8mo	$200,000	$156	48
1904 Butternut Dr	0.63mi	3/2.5	1,509 (+10%)	10mo	$239,000	$158	44
1843 Butternut Dr	0.56mi	2/2.5 (-1)	1,282 (-7%)	15mo	$208,500	$163	43
119 Harvestwood Dr	0.58mi	2/2.0 (-1)	1,180 (-14%)	3mo	$190,900	$162	42
675 Red Cedar Court Ct	0.62mi	3/2.5	1,533 (+11%)	14mo	$245,000	$160	38
663 Red Cedar Ct	0.60mi	2/2.5 (-1)	1,206 (-12%)	12mo	$207,000	$172	34

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: -19.4%
• Equity multiple: 0.33×
• Total profit: $-38,352
• Equity at exit: $30,551

10-year hold

• IRR: -16.3%
• Equity multiple: 0.16×
• Total profit: $-48,181
• Equity at exit: $17,716

Cash invested: $57,372 (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: 736
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,663 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$187 /mo · $2,244/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-33

Break-even live

Break-even rent $1,705

Max offer price $199,098

Occupancy floor 97%

Sensitivity live

Price	-10% $83	-5% $25	+0% $-33	+5% $-91	+10% $-149
Rent	-10% $-164	-5% $-99	+0% $-33	+5% $33	+10% $99
Rate	-1.0pp $70	-0.5pp $19	base $-33	+0.5pp $-86	+1.0pp $-140

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
445 Northrop Pl Grovetown, GA	3.0	2.0	1300	$1,535	$1.18	26d	1	0.03mi
133 Brandimere Dr Grovetown, GA	2.0	2.0	1100	$1,375	$1.25	16d	1	0.04mi
118 Brandimere Dr Grovetown, GA	2.0	2.0	1092	$1,400	$1.28	46d	1	0.09mi
201 Lynbrook Way Grovetown, GA	2.0	2.0	1092	$1,250	$1.14	16d	1	0.09mi
413 Northrop Pl Grovetown, GA	2.0	2.0	1100	$1,341	$1.22	46d	1	0.11mi
413 Northrop Pl Grovetown, GA	2.0	2.0	1100	$1,250	$1.14	16d	1	0.11mi
410 Northrop Pl Grovetown, GA	2.0	2.0	1366	$1,575	$1.15	16d	1	0.12mi
402 Northrop Pl Grovetown, GA	2.0	2.0	1092	$1,225	$1.12	23d	1	0.15mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,550	$1.03	46d	1	0.42mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,495	$1.00	26d	1	0.42mi
2057 Lake Forest Dr Grovetown, GA	4.0	2.0	1737	$1,825	$1.05	16d	1	0.43mi
724 Tarvin Cir Grovetown, GA	1.0–2.0	1.0–2.5	1026	$1,440	$1.40	16d	3	0.44mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	26d	1	0.56mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	46d	1	0.56mi
7026 Hummingbird Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	46d	1	0.58mi
7025 Hummingbird Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	46d	1	0.60mi
945 Cannock St Grovetown, GA	4.0	2.0	1786	$2,000	$1.12	26d	1	0.65mi
1913 Butternut Dr Grovetown, GA	2.0	2.5	1260	$1,785	$1.42	16d	1	0.65mi
5036 Mimosa Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	16d	1	0.66mi
2053 Lotus Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	46d	1	0.70mi
2027 Lotus Dr Grovetown, GA	2.0	2.5	1241	$1,515	$1.22	23d	1	0.71mi
2009 Lotus Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	46d	1	0.71mi
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	16d	1	0.79mi
1000 Station Dr Grovetown, GA	1.0–3.0	1.0–2.5	1226	$2,435	$1.99	16d	26	0.80mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$1,950	$1.36	26d	1	0.82mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$2,000	$1.39	46d	1	0.82mi
5107 Heathbrook Dr Grovetown, GA	3.0	2.0	1570	$1,900	$1.21	23d	1	0.83mi
729 Whispering Willow Way Grovetown, GA	2.0	2.0	1223	$1,575	$1.29	26d	1	0.84mi
729 Whispering Willow Way Grovetown, GA	2.0	2.0	1223	$1,575	$1.29	46d	1	0.84mi
5112 Heathbrook Dr Grovetown, GA	3.0	2.5	1844	$2,000	$1.08	26d	1	0.85mi
4041 Rosedale Pl #1 Grovetown, GA	3.0	2.0	1516	$1,800	$1.19	46d	1	0.88mi
4041 Rosedale Pl #1 Grovetown, GA	3.0	2.0	1516	$1,800	$1.19	26d	1	0.88mi
806 Whispering Willow Ct Grovetown, GA	2.0	2.0	1135	$1,500	$1.32	26d	1	0.88mi
205 Old Berzelia Rd Grovetown, GA	2.0	2.0	1092	$1,300	$1.19	26d	1	0.90mi
135 Brighton Landing Dr Grovetown, GA	3.0	2.0	1588	$1,925	$1.21	26d	1	0.91mi
112 Fiske St Unit C Grovetown, GA	2.0	1.0	1200	$1,100	$0.92	26d	1	0.92mi
1161 Fawn Forest Rd Grovetown, GA	4.0	2.0	1865	$2,700	$1.45	46d	1	0.97mi
721 Tarvin Cir Unit 721 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	46d	1	1.03mi
302 Joiner Cir Unit 302 Grovetown, GA	2.0	2.5	1202	$1,440	$1.20	23d	1	1.03mi
301 Joiner Cir Unit 301 Grovetown, GA	2.0	2.5	1202	$1,465	$1.22	26d	1	1.04mi

Listing history 23 events

1. 2026-06-07
   statusdays on market $204,900 Pending 9 DOM
2. 2026-06-03
   days on market $204,900 Active 7 DOM
3. 2026-06-02
   days on market $204,900 Active 6 DOM
4. 2026-06-01
   days on market $204,900 Active 5 DOM
5. 2026-05-31
   days on market $204,900 Active 4 DOM
6. 2026-05-30
   days on market $204,900 Active 3 DOM
7. 2026-05-27
   listed $204,900 Active
8. 2022-02-24
   price $1,300
9. 2021-04-09
   soldstatus $140,500
10. 2021-03-16
    soldstatus $140,500 666-char remark

    Show marketing remark (666 chars)

    Grovetown townhome gem for sale! This end unit 2 bedroom, 2 bathroom home with an additional 12'x16' bonus room upstairs is a short drive to Fort Gordon's Gate 2 and Interstate 20. This townhome features a single car garage, fenced yard, 4 sided-irrigation, and is completely electric. Loads of storage space and energy efficient. Townhome is zero lot line fee simple title. Tenant is in place, lease must be fulfilled expiring March 2022, and paying $1,150 per month. HVAC systems are 1/2 year old, water heater is 4 years old, and townhome has been updated. Schedule your showing today! 24 hour notice required. All information deemed accurate but not guaranteed.

11. 2021-03-16
    soldstatus $140,500 666-char remark

    Show marketing remark (666 chars)

    Grovetown townhome gem for sale! This end unit 2 bedroom, 2 bathroom home with an additional 12'x16' bonus room upstairs is a short drive to Fort Gordon's Gate 2 and Interstate 20. This townhome features a single car garage, fenced yard, 4 sided-irrigation, and is completely electric. Loads of storage space and energy efficient. Townhome is zero lot line fee simple title. Tenant is in place, lease must be fulfilled expiring March 2022, and paying $1,150 per month. HVAC systems are 1/2 year old, water heater is 4 years old, and townhome has been updated. Schedule your showing today! 24 hour notice required. All information deemed accurate but not guaranteed.

12. 2021-02-08
    listed $149,900 666-char remark

    Show marketing remark (666 chars)

    Grovetown townhome gem for sale! This end unit 2 bedroom, 2 bathroom home with an additional 12'x16' bonus room upstairs is a short drive to Fort Gordon's Gate 2 and Interstate 20. This townhome features a single car garage, fenced yard, 4 sided-irrigation, and is completely electric. Loads of storage space and energy efficient. Townhome is zero lot line fee simple title. Tenant is in place, lease must be fulfilled expiring March 2022, and paying $1,150 per month. HVAC systems are 1/2 year old, water heater is 4 years old, and townhome has been updated. Schedule your showing today! 24 hour notice required. All information deemed accurate but not guaranteed.

13. 2021-02-08
    listed $149,900 666-char remark

    Show marketing remark (666 chars)

    Grovetown townhome gem for sale! This end unit 2 bedroom, 2 bathroom home with an additional 12'x16' bonus room upstairs is a short drive to Fort Gordon's Gate 2 and Interstate 20. This townhome features a single car garage, fenced yard, 4 sided-irrigation, and is completely electric. Loads of storage space and energy efficient. Townhome is zero lot line fee simple title. Tenant is in place, lease must be fulfilled expiring March 2022, and paying $1,150 per month. HVAC systems are 1/2 year old, water heater is 4 years old, and townhome has been updated. Schedule your showing today! 24 hour notice required. All information deemed accurate but not guaranteed.

14. 2018-09-14
    soldstatus $108,000
15. 2018-09-10
    soldstatus $110,000
16. 2018-09-10
    soldstatus $110,000
17. 2018-08-06
    listed $115,000
18. 2018-08-06
    listed $115,000
19. 2005-01-19
    soldstatus $98,900
20. 2005-01-19
    soldstatus $98,900
21. 2004-06-03
    listed $98,900
22. 2004-06-03
    listed $98,900
23. 2003-04-15
    soldstatus $283,800

ⓘ 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: $2,244 · $187/mo
• Projected year-2 tax: $2,244 · $187/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 60% 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: $19,960
• − Mortgage interest: −$11,478
• − Property taxes: −$2,244
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$5,961
• Taxable loss: −$3,940
• Est. tax savings @ 24.0%: +$946
• After-tax cash flow: $552/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 — Grovetown

• Score: 73/100
• State rank: #57
• US rank: #5433

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety B+ User ratings B

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Grovetown, GA
• County: Columbia County · 154,184 people
• City population: 52,466
• 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

-27.8% since first listed

17 events — show timeline

• 2026-05-27 Listed $204,900 Hive MLS
• 2022-02-24 Price Changed $1,300 RENT.
• 2021-04-09 Sold (Public Records) $140,500 Public Records
• 2021-03-16 Sold (MLS) $140,500 Hive MLS
• 2021-03-16 Sold (MLS) $140,500 Hive MLS
• 2021-02-08 Listed $149,900 Hive MLS
• 2021-02-08 Listed $149,900 Hive MLS
• 2018-09-14 Sold (Public Records) $108,000 Public Records
• 2018-09-10 Sold (MLS) $110,000 Hive MLS
• 2018-09-10 Sold (MLS) $110,000 Hive MLS
• 2018-08-06 Listed $115,000 Hive MLS
• 2018-08-06 Listed $115,000 Hive MLS
• 2005-01-19 Sold (MLS) $98,900 Hive MLS
• 2005-01-19 Sold (MLS) $98,900 Hive MLS
• 2004-06-03 Listed $98,900 Hive MLS
• 2004-06-03 Listed $98,900 Hive MLS
• 2003-04-15 Sold (Public Records) $283,800 Public Records

Property tax history

+4.9%/yr

Latest (2025): $2,244 · -2.3% YoY. Source: county tax records.