442 Bristol Rd · Martinez, GA 30907

$179,900

3 bd · 2.0 ba · 1,414 sqft · Other public records · 12 Days on market

Built 1979 0.33 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 +18.4/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +4.5/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A unique "A" framed home. Think of living in the mountains yet enjoying the ambiance of the Martinez community by Lakeside schools. A circular driveway is in front and a creek runs on the back side of the property. A nice sized patio to the side of the home is perfect for entertaining. Lots of large windows located in the front of the home to look out onto your surroundings. Enter the interior on tiled floors to the kitchen, hallway, and bathroom. The living room features a gas fireplace, with mirrored walls and shutters on windows. The spacious dining room is adjacent to the long kitchen tiled bar. The kitchen includes tiled counters, while cabinets, and refrigerator remains. Two downstairs large bedrooms with full bathroom which includes a shower. Upstairs is the owner's suite with spacious landing at entrance, nice sized closet, full bathroom, and an outside balcony to enjoy the scenic backyard. The basement is strictly used for laundry and storage. Sold "AS IS".

Key facts

• Gas fireplace
• Creek
• Tile flooring

Tags

• CIRCULAR DRIVEWAY
• CREEK
• SIDE PATIO
• TILE FLOORING
• GAS FIREPLACE
• TILED KITCHEN BAR

Property features AI

Finance

• HOA & community: Street lights in the community

Exterior

• Parking: Circular driveway; No designated garage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two levels; Entry level: 1; Residential property
• Construction: Wood siding and frame construction; Composition roof; Concrete perimeter foundation; Built as a single-family home
• Exterior features: Balcony; Deck; Front porch; Rear porch; Side porch; Landscaped lot; Has a view

Interior

• Kitchen: Range; Dishwasher; Tile countertops; Eat-in kitchen; Pantry
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Laminate; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Fireplace(s); Central air; Ceiling fans; Heat pump cooling
• Interior features: Pantry; Built-in features; Dry bar; Eat-in kitchen; Tile countertops; Skylights; Window coverings; Partially finished basement; Crawl space
• Laundry & utility: Washer hookup; Washer (appliance present); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $180k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/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 $172k (4.6% below list).
• Recommended offer: $172k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 4.6% 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: Blue Ridge Elementary School (math 59% / reading 49%, grade C, #204 of 1,228 statewide, top 17%, 603 students, 40% 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).
• Market conditions: Rents rising (+1.1%/yr); 333 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $5k 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $122k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $171,599 (4.6% below list)

Questions for the listing agent

1. Built in 1979 — 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: 0.95% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.98%
• DSCR: 1.18
• GRM: 8.7

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: -12.1%
• Equity multiple: 0.57×
• Total profit: $-21,697
• Equity at exit: $26,824

10-year hold

• IRR: -6.0%
• Equity multiple: 0.65×
• Total profit: $-17,803
• Equity at exit: $15,554

Cash invested: $50,372 (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 30907

• Rents YoY: 1.1%
• Active inventory: 333
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,716 high
• Mortgage (P&I): −$943
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $167

Break-even live

Break-even rent $1,504

Max offer price $179,900

Occupancy floor 85%

Sensitivity live

Price	-10% $269	-5% $218	+0% $167	+5% $116	+10% $65
Rent	-10% $32	-5% $99	+0% $167	+5% $235	+10% $303
Rate	-1.0pp $258	-0.5pp $213	base $167	+0.5pp $121	+1.0pp $73

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4500 Chestnut Trl Evans, GA	3.0	2.5	1540	$1,850	$1.20	24d	1	0.29mi
317 Sumac Trl Evans, GA	3.0	2.5	1668	$1,935	$1.16	22d	1	0.37mi
142 Canton Park Ave Unit 1 Evans, GA	3.0	2.5	1659	$1,850	$1.12	44d	1	0.39mi
123 Canton Park Ave Evans, GA	3.0	2.5	1540	$1,885	$1.22	24d	1	0.39mi
500 Commons Dr Unit 500 Evans, GA	3.0	2.0	1200	$1,175	$0.98	44d	1	0.39mi
566 Fairfield Way Evans, GA	3.0	2.5	1550	$1,595	$1.03	14d	1	0.52mi
4300 River Watch Pkwy Martinez, GA	1.0–3.0	1.0–2.0	1057	$1,709	$1.62	14d	16	0.55mi
3747 Cactus Trl Augusta, GA	3.0	2.5	1800	$1,956	$1.09	44d	1	0.64mi
433 Evans Mill Dr Unit B Evans, GA	2.0	1.5	1000	$1,200	$1.20	24d	1	0.80mi
433 Evans Mill Dr Unit B Evans, GA	2.0	1.5	1000	$1,200	$1.20	44d	1	0.80mi
1000 Alder Way Evans, GA	1.0–3.0	1.0–2.5	960	$1,726	$1.80	14d	28	0.98mi
207 Evans Lake Dr Evans, GA	2.0	2.0	1092	$1,400	$1.28	24d	1	1.00mi
650 Thoroughbred Ln Evans, GA	1.0–4.0	1.0–3.0	1015	$1,625	$1.60	44d	1	1.10mi
154 Anneswood Rd Augusta, GA	3.0	1.5	1545	$2,000	$1.29	44d	1	1.15mi
519 Rocky Ridge Dr Unit 1 Martinez, GA	3.0	2.0	1789	$2,100	$1.17	44d	1	1.15mi
235 Full Circle Dr Evans, GA	3.0	2.0	1706	$1,900	$1.11	24d	1	1.21mi
1960 Avenel Ln Augusta, GA	3.0	2.0	1753	$1,850	$1.06	24d	1	1.33mi
301 Old Plantation Rd Augusta, GA	2.0	2.0	1022	$1,100	$1.08	44d	2	1.35mi
104 Bens Pl Unit 104 Martinez, GA	3.0	3.0	1495	$1,850	$1.24	44d	1	1.38mi
165 Ashley Cir Augusta, GA	3.0	2.5	1740	$1,800	$1.03	22d	1	1.47mi
303 Wave Hl Augusta, GA	1.0–3.0	1.0–2.0	1034	$1,915	$1.85	14d	25	1.47mi
1065 Williamsburg Way Evans, GA	2.0	1.0–2.0	941	$2,443	$2.59	14d	22	1.48mi
403 Long Needle Cir Evans, GA	2.0	2.0	1125	$1,295	$1.15	22d	1	1.49mi

Listing history 12 events

1. 2026-06-18
   price $179,900 Active 12 DOM
2. 2026-06-18
   days on market $194,900 Active 12 DOM
3. 2026-06-17
   days on market $194,900 Active 11 DOM
4. 2026-06-16
   days on market $194,900 Active 10 DOM
5. 2026-06-15
   days on market $194,900 Active 9 DOM
6. 2026-06-14
   days on market $194,900 Active 7 DOM
7. 2026-06-13
   days on market $194,900 Active 6 DOM
8. 2026-06-10
   days on market $194,900 Active 4 DOM
9. 2026-06-09
   days on market $194,900 Active 3 DOM
10. 2026-06-08
    days on market $194,900 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $194,900 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: $2,041 · $170/mo
• Projected year-2 tax: $2,041 · $170/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $20,592
• − Mortgage interest: −$10,077
• − Property taxes: −$2,041
• − Insurance: −$900
• − Repairs & maintenance: −$1,647
• − Management: −$1,647
• − Depreciation: −$5,233
• Taxable loss: −$954
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $2,235/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

+210.8% since first listed

8 events — show timeline

• 2026-06-06 Listed $194,900 Hive MLS
• 2019-09-19 Sold (Public Records) $122,500 Public Records
• 2019-09-16 Sold (MLS) $122,500 Hive MLS
• 2019-09-16 Sold (MLS) $122,500 Hive MLS
• 2019-06-20 Listed $130,000 Hive MLS
• 2019-06-20 Listed $130,000 Hive MLS
• 1996-11-27 Sold (Public Records) $96,000 Public Records
• 1979-07-01 Sold (Public Records) $62,700 Public Records

Property tax history

+4.6%/yr

Latest (2025): $2,041 · -3.4% YoY. Source: county tax records.