222 Harvestwood Dr · Grovetown, GA 30813

$185,000

2 bd · 2.0 ba · 1,130 sqft · Townhouse public records · 1 Days on market

Built 2005 2,400 sqft lot $164/sqft · at area comps Est $180k · at est.

---

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 +14.9/30.0
• ARV discount +6.3/15.0
• DSCR +4.5/10.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS ONE HAS 9' CEILINGS THROUGHOUT! STORAGE CUBBIES, LOTS OF MOLDING, VAULTED CEILINGS, PRIVACY FENCE, STILL TIME TO PICK OUT COLORS & WALLPAPER. MORE THAN YOU WOULD EXPECT TO GET IN THIS PRICE RANGE. SELLER PAYS $3200 IN CLOSING COSTS. CALL LILI FOR DETAILS ON 4 DAY/ 3 NIGHT VACATION PKG OFFERED @ CLOSING. OVER 60 DESTINATIONS TO CHOOSE FROM.

Key facts

• Built 2005

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $53 ($634/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 $151k (18.2% below list).
• Recommended offer: $151k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Grovetown Elementary School (math 39% / reading 31%, grade F, #523 of 1,228 statewide, top 43%, 979 students, 56% FRL); Grovetown Middle School (math 25% / reading 38%, grade F, #234 of 470 statewide, top 50%, 1,080 students, 49% FRL); Grovetown High School (math 15% / reading 25%, grade F, #232 of 424 statewide, top 56%, 2,236 students, 34% FRL) — zoned schools average 46% FRL vs 26% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-22 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; 35 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 25y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $151,399 (18.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.82% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.22%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (median comp): $180,252
• List price: $185,000
• Delta: 2.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
222 Harvestwood Dr	0.00mi	2/2.0	1,140 (+1%)	1mo	$180,000	$158	98
218 Harvestwood Dr	0.01mi	2/2.0	1,130 (0%)	8mo	$187,900	$166	93
119 Harvestwood Dr	0.11mi	2/2.0	1,180 (+4%)	3mo	$190,900	$162	85
803 Whispering Willow Ct	0.67mi	2/2.0	1,160 (+3%)	4mo	$190,000	$164	60
307 Brock Ln	0.63mi	2/2.0	1,092 (-3%)	8mo	$176,000	$161	58
264 Lynbrook Way Unit N/A	0.63mi	2/2.0	1,044 (-8%)	0mo	$175,000	$168	57
403 Newhaven Ct	0.67mi	2/2.0	1,092 (-3%)	8mo	$176,500	$162	56
1802 Butternut Dr	0.66mi	2/2.5	1,162 (+3%)	8mo	$200,000	$172	56
231 Lynbrook Way	0.67mi	2/2.0	1,092 (-3%)	11mo	$170,000	$156	54
663 Red Cedar Ct	0.71mi	2/2.5	1,206 (+7%)	12mo	$207,000	$172	44
1863 Butternut Dr	0.74mi	2/2.5	1,282 (+14%)	8mo	$200,000	$156	34
1843 Butternut Dr	0.71mi	2/2.5	1,282 (+14%)	15mo	$208,500	$163	30

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: -16.3%
• Equity multiple: 0.43×
• Total profit: $-29,442
• Equity at exit: $27,584

10-year hold

• IRR: -11.3%
• Equity multiple: 0.37×
• Total profit: $-32,493
• Equity at exit: $15,995

Cash invested: $51,800 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,514 high
• Mortgage (P&I): −$970
• Tax from tax record: −$96 /mo · $1,152/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $53

Break-even live

Break-even rent $1,447

Max offer price $185,000

Occupancy floor 92%

Sensitivity live

Price	-10% $158	-5% $105	+0% $53	+5% $0	+10% $-52
Rent	-10% $-67	-5% $-7	+0% $53	+5% $113	+10% $172
Rate	-1.0pp $146	-0.5pp $100	base $53	+0.5pp $5	+1.0pp $-44

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Whiskey Rd Grovetown, GA	1.0–2.0	1.0–2.0	685	$1,025	$1.50	15d	1	0.17mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,495	$1.00	25d	1	0.21mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,550	$1.03	45d	1	0.21mi
112 Fiske St Unit C Grovetown, GA	2.0	1.0	1200	$1,100	$0.92	25d	1	0.32mi
724 Tarvin Cir Grovetown, GA	1.0–2.0	1.0–2.5	1026	$1,440	$1.40	15d	3	0.33mi
721 Tarvin Cir Unit 721 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	45d	1	0.43mi
647 Dobhill Ln Unit 647 Grovetown, GA	1.0	1.0	851	$1,275	$1.50	45d	1	0.45mi
626 Dobhill Ln Unit 626 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	23d	1	0.47mi
614 Dobhill Ln Unit 614 Grovetown, GA	2.0	2.5	1163	$1,480	$1.27	45d	1	0.47mi
302 Joiner Cir Unit 302 Grovetown, GA	2.0	2.5	1202	$1,440	$1.20	23d	1	0.48mi
301 Joiner Cir Unit 301 Grovetown, GA	2.0	2.5	1202	$1,465	$1.22	25d	1	0.48mi
205 Old Berzelia Rd Grovetown, GA	2.0	2.0	1092	$1,300	$1.19	25d	1	0.51mi
445 Northrop Pl Grovetown, GA	3.0	2.0	1300	$1,535	$1.18	25d	1	0.60mi
410 Northrop Pl Grovetown, GA	2.0	2.0	1366	$1,575	$1.15	15d	1	0.61mi
806 Whispering Willow Ct Grovetown, GA	2.0	2.0	1135	$1,500	$1.32	25d	1	0.62mi
402 Northrop Pl Grovetown, GA	2.0	2.0	1092	$1,225	$1.12	23d	1	0.62mi
729 Whispering Willow Way Grovetown, GA	2.0	2.0	1223	$1,575	$1.29	45d	1	0.63mi
729 Whispering Willow Way Grovetown, GA	2.0	2.0	1223	$1,575	$1.29	25d	1	0.63mi
413 Northrop Pl Grovetown, GA	2.0	2.0	1100	$1,341	$1.22	45d	1	0.64mi
413 Northrop Pl Grovetown, GA	2.0	2.0	1100	$1,250	$1.14	15d	1	0.64mi
118 Brandimere Dr Grovetown, GA	2.0	2.0	1092	$1,400	$1.28	45d	1	0.65mi
133 Brandimere Dr Grovetown, GA	2.0	2.0	1100	$1,375	$1.25	15d	1	0.65mi
201 Lynbrook Way Grovetown, GA	2.0	2.0	1092	$1,250	$1.14	15d	1	0.67mi
7026 Hummingbird Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	45d	1	0.68mi
7025 Hummingbird Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	45d	1	0.68mi
2053 Lotus Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	45d	1	0.71mi
1000 Station Dr Grovetown, GA	1.0–3.0	1.0–2.5	1226	$1,875	$1.53	15d	26	0.72mi
5036 Mimosa Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	15d	1	0.73mi
2027 Lotus Dr Grovetown, GA	2.0	2.5	1241	$1,515	$1.22	23d	1	0.74mi
2009 Lotus Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	45d	1	0.76mi
1913 Butternut Dr Grovetown, GA	2.0	2.5	1260	$1,785	$1.42	15d	1	0.84mi
846 Bryan Cir Grovetown, GA	2.0	2.0	1050	$1,450	$1.38	23d	1	1.14mi
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	15d	1	1.17mi
345 Washington St Grovetown, GA	3.0	2.0	1455	$1,961	$1.35	23d	1	1.23mi
326 Browning Dr Grovetown, GA	2.0	2.0	1092	$1,250	$1.14	15d	1	1.44mi

Listing history 27 events

1. 2026-05-12
   status Pending 1080-char remark
2. 2026-04-30
   price $185,000
3. 2026-04-10
   status Active
4. 2026-04-09
   status Pending
5. 2026-04-09
   historical
6. 2026-04-06
   price $190,000
7. 2026-02-13
   price $69,900

   Show marketing remark (352 chars)

   THIS ONE HAS 9' CEILINGS THROUGHOUT! STORAGE CUBBIES, LOTS OF MOLDING, VAULTED CEILINGS, PRIVACY FENCE, STILL TIME TO PICK OUT COLORS & WALLPAPER. MORE THAN YOU WOULD EXPECT TO GET IN THIS PRICE RANGE. SELLER PAYS $3200 IN CLOSING COSTS. CALL LILI FOR DETAILS ON 4 DAY/ 3 NIGHT VACATION PKG OFFERED @ CLOSING. OVER 60 DESTINATIONS TO CHOOSE FROM.

8. 2026-02-10
   listed $195,000 Active
9. 2026-02-10
   listed $185,000 Active 1080-char remark
10. 2020-02-06
    historical

    Show marketing remark (352 chars)

    THIS ONE HAS 9' CEILINGS THROUGHOUT! STORAGE CUBBIES, LOTS OF MOLDING, VAULTED CEILINGS, PRIVACY FENCE, STILL TIME TO PICK OUT COLORS & WALLPAPER. MORE THAN YOU WOULD EXPECT TO GET IN THIS PRICE RANGE. SELLER PAYS $3200 IN CLOSING COSTS. CALL LILI FOR DETAILS ON 4 DAY/ 3 NIGHT VACATION PKG OFFERED @ CLOSING. OVER 60 DESTINATIONS TO CHOOSE FROM.

11. 2019-12-01
    listed $310,000

    Show marketing remark (352 chars)

    THIS ONE HAS 9' CEILINGS THROUGHOUT! STORAGE CUBBIES, LOTS OF MOLDING, VAULTED CEILINGS, PRIVACY FENCE, STILL TIME TO PICK OUT COLORS & WALLPAPER. MORE THAN YOU WOULD EXPECT TO GET IN THIS PRICE RANGE. SELLER PAYS $3200 IN CLOSING COSTS. CALL LILI FOR DETAILS ON 4 DAY/ 3 NIGHT VACATION PKG OFFERED @ CLOSING. OVER 60 DESTINATIONS TO CHOOSE FROM.

12. 2017-06-26
    soldstatus $97,900
13. 2017-06-07
    soldstatus $97,900
14. 2017-06-07
    soldstatus $97,900
15. 2017-05-01
    listed $97,900
16. 2017-05-01
    listed $97,900
17. 2009-05-22
    soldstatus $83,500
18. 2009-03-03
    soldstatus $83,100
19. 2005-06-06
    soldstatus $75,900
20. 2005-05-18
    soldstatus $75,850
21. 2005-05-18
    soldstatus $75,850
22. 2005-04-09
    listed $76,900
23. 2005-04-09
    listed $76,900
24. 2001-12-12
    soldstatus $69,900 Closed

    Show marketing remark (352 chars)

    THIS ONE HAS 9' CEILINGS THROUGHOUT! STORAGE CUBBIES, LOTS OF MOLDING, VAULTED CEILINGS, PRIVACY FENCE, STILL TIME TO PICK OUT COLORS & WALLPAPER. MORE THAN YOU WOULD EXPECT TO GET IN THIS PRICE RANGE. SELLER PAYS $3200 IN CLOSING COSTS. CALL LILI FOR DETAILS ON 4 DAY/ 3 NIGHT VACATION PKG OFFERED @ CLOSING. OVER 60 DESTINATIONS TO CHOOSE FROM.

25. 2001-12-12
    soldstatus $69,900

    Show marketing remark (352 chars)

    THIS ONE HAS 9' CEILINGS THROUGHOUT! STORAGE CUBBIES, LOTS OF MOLDING, VAULTED CEILINGS, PRIVACY FENCE, STILL TIME TO PICK OUT COLORS & WALLPAPER. MORE THAN YOU WOULD EXPECT TO GET IN THIS PRICE RANGE. SELLER PAYS $3200 IN CLOSING COSTS. CALL LILI FOR DETAILS ON 4 DAY/ 3 NIGHT VACATION PKG OFFERED @ CLOSING. OVER 60 DESTINATIONS TO CHOOSE FROM.

26. 2001-07-17
    listed $69,900
27. 2000-04-20
    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: $1,152 · $96/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$550/yr (+$46/mo · 47.7%)

ⓘ 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 · 17 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: $18,168
• − Mortgage interest: −$10,363
• − Property taxes: −$1,152
• − Insurance: −$925
• − Repairs & maintenance: −$1,453
• − Management: −$1,453
• − Depreciation: −$5,382
• Taxable loss: −$2,561
• Est. tax savings @ 24.0%: +$615
• After-tax cash flow: $1,248/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: 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

+150.0% since first listed

29 events — show timeline

• 2026-05-26 Sold (Public Records) $180,000 Public Records
• 2026-05-20 Sold (MLS) $180,000 Hive MLS
• 2026-05-12 Pending — Hive MLS
• 2026-04-30 Price Changed $185,000 Hive MLS
• 2026-04-10 Relisted — Hive MLS
• 2026-04-09 Pending — Hive MLS
• 2026-04-09 Listing Removed — Hive MLS
• 2026-04-06 Price Changed $190,000 Hive MLS
• 2026-02-13 Price Changed $69,900 Hive MLS
• 2026-02-10 Listed $195,000 Hive MLS
• 2026-02-10 Listed $185,000 Hive MLS
• 2020-02-06 Listing Removed — Hive MLS
• 2019-12-01 Listed $310,000 Hive MLS
• 2017-06-26 Sold (Public Records) $97,900 Public Records
• 2017-06-07 Sold (MLS) $97,900 Hive MLS
• 2017-06-07 Sold (MLS) $97,900 Hive MLS
• 2017-05-01 Listed $97,900 Hive MLS
• 2017-05-01 Listed $97,900 Hive MLS
• 2009-05-22 Sold (Public Records) $83,500 Public Records
• 2009-03-03 Sold (Public Records) $83,100 Public Records
• 2005-06-06 Sold (Public Records) $75,900 Public Records
• 2005-05-18 Sold (MLS) $75,850 Hive MLS
• 2005-05-18 Sold (MLS) $75,850 Hive MLS
• 2005-04-09 Listed $76,900 Hive MLS
• 2005-04-09 Listed $76,900 Hive MLS
• 2001-12-12 Sold (MLS) $69,900 Hive MLS
• 2001-12-12 Sold (MLS) $69,900 Hive MLS
• 2001-07-17 Listed $69,900 Hive MLS
• 2000-04-20 Sold (Public Records) $72,000 Public Records

Property tax history

+4.3%/yr

Latest (2023): $1,152 · -22.3% YoY. Source: county tax records.