201 Williams St · Grovetown, GA 30813

$249,900

3 bd · 1.0 ba · 1,912 sqft · SingleFamily public records · 42 Days on market

Built 1969 0.47 ac lot $131/sqft · at area comps Est $243k · at est.

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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 +13.2/30.0
• ARV discount +6.3/15.0
• Schools +4.5/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-Bed Home in the Heart of Grovetown -- Minutes from Fort Gordon Welcome to this inviting 4-bedroom, 2-bath house located in the heart of Grovetown. Bright, large eat-in kitchen perfect for family meals and casual entertaining. Spacious living areas and a practical layout that's move-in ready. Outdoor living shines on a large, flat lot featuring two storage buildings, a private backyard with gazebo and patio, and a full privacy fence -- ideal for kids, pets, and weekend gatherings. Conveniently close to schools, shopping, recreation, and restaurants, and just minutes from Fort Gordon.

Key facts

• Full privacy fence
• Private backyard
• Storage buildings

Tags

• EAT-IN KITCHEN
• LARGE FLAT LOT
• PRIVATE BACKYARD
• STORAGE BUILDINGS
• FULL PRIVACY FENCE

Property features AI

Finance

• Other: Zoning: R-2
• HOA & community: Street lights

Exterior

• Parking: Concrete parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story; Entry level: 1
• Construction: Brick construction; See remarks for additional construction details; Composition roof; Slab foundation; Built (year not provided)
• Exterior features: Covered patio/porch; Front porch; Rear porch; Privacy fencing; Fenced yard; Outbuilding; Has view

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Flooring: Carpet; Laminate; Vinyl; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Natural gas heating; Fireplace(s)
• Interior features: Walk-in closet(s); Pantry; Eat-in kitchen; Window coverings; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-7 ($-81/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (0.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (22.9% below list).
• Recommended offer: $193k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); 736 active listings in the ZIP; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 $2k of loan paydown is wiped out by about $7k 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 42 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 26y ago; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• 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 $192,598 (22.9% 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. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.77% ✗
• Cap rate: 6.26%
• Cash-on-cash: -0.12%
• DSCR: 0.99
• GRM: 10.8

CMA / ARV

• ARV (median comp): $243,294
• List price: $249,900
• Delta: 2.72%
• 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
106 Walton Dr	0.28mi	3/2.0	1,792 (-6%)	1mo	$308,000	$172	72
100 Buck Ave	0.32mi	3/2.0	1,817 (-5%)	8mo	$259,000	$143	67
116 Bennett St	0.29mi	3/2.0	1,630 (-15%)	1mo	$293,400	$180	57
4917 Cavan Pl	0.27mi	3/2.0	1,659 (-13%)	6mo	$230,000	$139	56
4612 Martha Way	0.63mi	3/2.5	1,880 (-2%)	13mo	$271,300	$144	51
649 Butler Springs Cir	0.70mi	3/2.0	2,064 (+8%)	0mo	$280,000	$136	50
115 Wadsworth Ct	0.73mi	4/2.0 (+1)	1,866 (-2%)	10mo	$255,000	$137	45
115 Summerfield Cir	0.61mi	3/2.0	1,722 (-10%)	10mo	$260,000	$151	42
4308 Felmellow Dr	0.57mi	3/2.0	1,681 (-12%)	9mo	$245,000	$146	42
636 Butler Springs Cir	0.71mi	3/2.0	1,728 (-10%)	7mo	$265,000	$153	41
3916 Nantucket Circle Cir	0.67mi	4/2.0 (+1)	2,030 (+6%)	10mo	$278,000	$137	41
211 Whiskey Rd	0.72mi	3/2.0	1,680 (-12%)	6mo	$299,900	$179	37

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: -18.4%
• Equity multiple: 0.36×
• Total profit: $-44,538
• Equity at exit: $37,261

10-year hold

• IRR: -14.4%
• Equity multiple: 0.23×
• Total profit: $-53,633
• Equity at exit: $21,607

Cash invested: $69,972 (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 30813

• Home prices YoY: -29.2%
• Rents YoY: 1.1%
• Active inventory: 736
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$114 /mo · $1,364/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-7

Break-even live

Break-even rent $1,935

Max offer price $248,707

Occupancy floor 95%

Sensitivity live

Price	-10% $135	-5% $64	+0% $-7	+5% $-77	+10% $-148
Rent	-10% $-159	-5% $-83	+0% $-7	+5% $69	+10% $145
Rate	-1.0pp $119	-0.5pp $57	base $-7	+0.5pp $-72	+1.0pp $-137

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Barbara St Grovetown, GA	4.0	2.5	1701	$1,820	$1.07	46d	1	0.12mi
302 Dorn St Grovetown, GA	4.0	3.0	1698	$1,960	$1.15	46d	1	0.19mi
1010 Salford Pl Grovetown, GA	3.0	2.0	1527	$1,800	$1.18	23d	1	0.38mi
4003 Hidden Crossing Ln Grovetown, GA	3.0	2.5	1970	$1,995	$1.01	16d	2	0.57mi
630 Butler Springs Cir Grovetown, GA	3.0	2.0	1513	$1,895	$1.25	46d	1	0.76mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	26d	1	0.85mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	46d	1	0.85mi
707 Porter Ln Grovetown, GA	4.0	3.0	2160	$1,950	$0.90	16d	1	0.89mi
611 Butler Springs Cir Grovetown, GA	3.0	2.0	1780	$1,800	$1.01	16d	1	0.89mi
664 Butler Springs Cir Grovetown, GA	3.0	2.0	1542	$1,825	$1.18	46d	1	0.91mi
701 Benelli Ct Unit 00 740 Grovetown, GA	3.0	2.5	1500	$1,750	$1.17	46d	1	0.95mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$2,000	$1.39	46d	1	0.97mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$1,950	$1.36	26d	1	0.97mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,550	$1.03	46d	1	0.98mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,495	$1.00	26d	1	0.98mi
359 Washington St Grovetown, GA	4.0	2.0	1930	$1,775	$0.92	46d	1	1.03mi
345 Washington St Grovetown, GA	3.0	2.0	1455	$1,961	$1.35	23d	1	1.13mi
1000 Station Dr Grovetown, GA	1.0–3.0	1.0–2.5	1226	$2,435	$1.99	16d	26	1.14mi
2053 Lotus Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	46d	1	1.21mi
2027 Lotus Dr Grovetown, GA	2.0	2.5	1241	$1,515	$1.22	23d	1	1.25mi
7025 Hummingbird Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	46d	1	1.25mi
7026 Hummingbird Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	46d	1	1.27mi
5036 Mimosa Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	16d	1	1.27mi
2009 Lotus Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	46d	1	1.27mi
444 Madison St Grovetown, GA	3.0	2.0	1546	$1,700	$1.10	23d	1	1.28mi
444 Madison St Grovetown, GA	3.0	2.0	1546	$1,750	$1.13	46d	1	1.28mi
8022 Battle St Grovetown, GA	4.0	2.5	2461	$2,200	$0.89	46d	1	1.31mi
445 Northrop Pl Grovetown, GA	3.0	2.0	1300	$1,535	$1.18	26d	1	1.37mi
410 Northrop Pl Grovetown, GA	2.0	2.0	1366	$1,575	$1.15	16d	1	1.39mi
4007 Corners Way Unit Na Grovetown, GA	4.0	3.0	2226	$2,295	$1.03	16d	1	1.41mi
1913 Butternut Dr Grovetown, GA	2.0	2.5	1260	$1,785	$1.42	16d	1	1.42mi
135 Brighton Landing Dr Grovetown, GA	3.0	2.0	1588	$1,925	$1.21	26d	1	1.45mi
4046 Corners Way Grovetown, GA	4.0	2.5	2034	$2,025	$1.00	26d	1	1.45mi
4046 Corners Way Grovetown, GA	4.0	2.5	2034	$2,025	$1.00	46d	1	1.45mi
2057 Lake Forest Dr Grovetown, GA	4.0	2.0	1737	$1,825	$1.05	16d	1	1.49mi

Listing history 42 events

1. 2026-06-23
   days on market $249,900 Active 42 DOM
2. 2026-06-22
   days on market $249,900 Active 41 DOM
3. 2026-06-18
   days on market $249,900 Active 38 DOM
4. 2026-06-17
   days on market $249,900 Active 37 DOM
5. 2026-06-16
   days on market $249,900 Active 36 DOM
6. 2026-06-15
   days on market $249,900 Active 35 DOM
7. 2026-06-14
   days on market $249,900 Active 33 DOM
8. 2026-06-13
   days on market $249,900 Active 32 DOM
9. 2026-06-10
   days on market $249,900 Active 30 DOM
10. 2026-06-09
    days on market $249,900 Active 29 DOM
11. 2026-06-08
    days on market $249,900 Active 28 DOM
12. 2026-06-07
    pricedays on market $249,900 Active 27 DOM
13. 2026-06-03
    days on market $259,900 Active 23 DOM
14. 2026-06-02
    days on market $259,900 Active 22 DOM
15. 2026-06-01
    days on market $259,900 Active 21 DOM
16. 2026-05-31
    days on market $259,900 Active 20 DOM
17. 2026-05-30
    days on market $259,900 Active 19 DOM
18. 2026-04-28
    status Active
19. 2026-04-22
    status Pending
20. 2026-04-22
    historical
21. 2026-04-08
    price $259,900
22. 2026-03-12
    listed $264,900 Active
23. 2026-03-12
    listed $259,900 Active 603-char remark
24. 2026-02-21
    status Active
25. 2026-02-20
    historical
26. 2026-02-13
    price $59,900
27. 2026-01-22
    status Active
28. 2025-09-18
    historical
29. 2025-09-18
    historical
30. 2025-09-18
    historical
31. 2025-09-16
    listed $270,000
32. 2025-09-16
    listed $270,000
33. 2021-10-26
    soldstatus $221,999
34. 2021-10-26
    soldstatus $221,999
35. 2021-09-27
    listed $214,900
36. 2021-09-27
    listed $214,900
37. 2019-07-24
    soldstatus $58,000
38. 2019-06-12
    soldstatus $120,000
39. 2019-06-05
    listed $89,900
40. 2000-09-29
    soldstatus $58,000 Closed
41. 2000-09-29
    soldstatus $58,000
42. 2000-09-07
    listed $59,900

ⓘ 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: $1,364 · $114/mo
• Projected year-2 tax: $2,299 · $192/mo
• Expected delta: +$935/yr (+$78/mo · 68.6%)

ⓘ 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 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,112
• − Mortgage interest: −$13,998
• − Property taxes: −$1,364
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$7,270
• Taxable loss: −$4,467
• Est. tax savings @ 24.0%: +$1,072
• After-tax cash flow: $991/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

+317.2% since first listed

26 events — show timeline

• 2026-06-04 Price Changed $249,900 Hive MLS
• 2026-04-28 Relisted — Hive MLS
• 2026-04-22 Pending — Hive MLS
• 2026-04-22 Listing Removed — Hive MLS
• 2026-04-08 Price Changed $259,900 Hive MLS
• 2026-03-12 Listed $264,900 Hive MLS
• 2026-03-12 Listed $259,900 Hive MLS
• 2026-02-21 Relisted — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2026-02-13 Price Changed $59,900 Hive MLS
• 2026-01-22 Relisted — Hive MLS
• 2025-09-18 Listing Removed — Hive MLS
• 2025-09-18 Listing Removed — Hive MLS
• 2025-09-18 Listing Removed — Hive MLS
• 2025-09-16 Listed $270,000 Hive MLS
• 2025-09-16 Listed $270,000 Hive MLS
• 2021-10-26 Sold (MLS) $221,999 Hive MLS
• 2021-10-26 Sold (MLS) $221,999 Hive MLS
• 2021-09-27 Listed $214,900 Hive MLS
• 2021-09-27 Listed $214,900 Hive MLS
• 2019-07-24 Sold (MLS) $58,000 Hive MLS
• 2019-06-12 Sold (Public Records) $120,000 Public Records
• 2019-06-05 Listed $89,900 Hive MLS
• 2000-09-29 Sold (MLS) $58,000 Hive MLS
• 2000-09-29 Sold (MLS) $58,000 Hive MLS
• 2000-09-07 Listed $59,900 Hive MLS

Property tax history

+4.2%/yr

Latest (2019): $1,364 · +1.5% YoY. Source: county tax records.