1650 Cedar Hill Dr · Grovetown, GA 30813

$292,500

4 bd · 2.0 ba · 2,010 sqft · Other public records

Built 2014 0.27 ac lot $9/mo HOA

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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 +11.7/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.4/10.0
• 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 MLS

Adorable, fully-landscaped 4 Bed, 2.5 Bath Ranch-style home is ready for you to call home. Brand new LVT floors throughout main living area and halls. Vinyl floors in Kitchen and Baths. Seller offering $1500 flooring allowance for Buyer to choose new flooring in Bed Rms. Open floor plan offers ample space for entertaining. Granite counters & glass tile backsplash in kitchen overlooking Lg Great Rm with Cozy Fireplace & tons of natural light. Expansive Eat-in Kitchen allows Formal Dining Rm w/ fireplace to be used as additional flex space if desired. Retreat to the Lg Owner Bed Rm. Ensuite Bath w/ Dual Vanity, Separate Garden Tub w/ gorgeous tile detail, Walk-in Shower, Private Water Closet & Walk-in Closet. Extend entertainment to the Lg Privacy-fenced Back Yard w/ Play Set. Enjoy resting on patio under the pergola w/ Clamantis Plants vining for added cover. 3 blueberry bushes growing at right-side fence. Lovely Mandavilla Flowers & Wild blackberries grow just behind the rear fence.

Key facts

• 0.27 acre lot
• Garage
• Built 2014

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $292k.

Deal economics

• At list price, monthly cash flow is $-85 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (5.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (22.6% below list).
• Recommended offer: $226k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Grovetown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); Grovetown High School (math 15% / reading 25%, grade F, #232 of 424 statewide, top 56%, 2,236 students, 34% FRL).
• Zoned-school proficiency averages 33% at this address vs 50% district-wide (-18 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); 724 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).
• This rent runs 31% of the median local income ($87k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 13y 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.

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 $226,441 (22.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.77% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.24%
• DSCR: 0.94
• GRM: 10.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.30×
• Total profit: $-57,003
• Equity at exit: $43,613

10-year hold

• IRR: -17.7%
• Equity multiple: 0.11×
• Total profit: $-73,198
• Equity at exit: $25,290

Cash invested: $81,900 (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: 724
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,264 high
• Mortgage (P&I): −$1,534
• Tax from tax record: −$209 /mo · $2,509/yr
• Insurance: −$122
• HOA: −$9
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-85

Break-even live

Break-even rent $2,372

Max offer price $277,493

Occupancy floor 99%

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: $73,125
• Closing costs: $8,775
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 Clareton Dr Grovetown, GA	3.0	3.0	1601	$1,895	$1.18	23d	1	0.32mi
1161 Fawn Forest Rd Grovetown, GA	4.0	2.0	1865	$2,700	$1.45	43d	1	0.38mi
945 Cannock St Grovetown, GA	4.0	2.0	1786	$2,000	$1.12	23d	1	0.71mi
532 Myrtle Crst Grovetown, GA	5.0	3.5	2833	$2,395	$0.85	23d	1	0.73mi
2612 Waites Dr Grovetown, GA	5.0	3.0	2754	$2,295	$0.83	43d	1	0.75mi
1253 Birch Cir Grovetown, GA	4.0	2.0	1776	$2,100	$1.18	43d	1	0.76mi
1203 Sambar Cir Grovetown, GA	5.0	3.5	2846	$2,750	$0.97	13d	1	0.77mi
488 Brantley Cove Cir Grovetown, GA	3.0	2.5	2161	$2,100	$0.97	43d	1	0.78mi
484 Brantley Cove Cir Grovetown, GA	4.0	2.5	2128	$2,200	$1.03	43d	1	0.80mi
484 Brantley Cove Cir Grovetown, GA	4.0	2.5	2128	$2,200	$1.03	23d	1	0.80mi
918 Williford Run Dr Grovetown, GA	4.0	2.5	2190	$2,195	$1.00	13d	1	0.85mi
456 Brantley Cove Cir Grovetown, GA	3.0	2.5	1652	$1,995	$1.21	43d	1	0.85mi
1240 Sambar Cir Grovetown, GA	5.0	3.0	2648	$2,300	$0.87	43d	1	0.91mi
835 Williford Run Dr Grovetown, GA	5.0	3.0	2889	$2,495	$0.86	13d	1	0.94mi
2467 Newbury Ave Grovetown, GA	4.0	3.0	2236	$2,300	$1.03	13d	1	0.95mi
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	13d	1	1.01mi
3615 Penrith Dr Grovetown, GA	4.0	2.0	1842	$2,125	$1.15	43d	1	1.03mi
4041 Rosedale Pl #1 Grovetown, GA	3.0	2.0	1516	$1,800	$1.19	43d	1	1.04mi
4041 Rosedale Pl #1 Grovetown, GA	3.0	2.0	1516	$1,800	$1.19	23d	1	1.04mi
1721 Dunmore Ave Grovetown, GA	4.0	3.0	2112	$2,200	$1.04	13d	1	1.04mi
2057 Lake Forest Dr Grovetown, GA	4.0	2.0	1737	$1,825	$1.05	13d	1	1.04mi
206 Corley Cir Grovetown, GA	4.0	2.0	1654	$1,850	$1.12	23d	1	1.13mi
206 Corley Cir Grovetown, GA	4.0	2.0	1654	$1,850	$1.12	43d	1	1.13mi
3402 Grove Landing Cir Grovetown, GA	5.0	3.0	2854	$2,561	$0.90	23d	1	1.14mi
479 Sebastian Dr Grovetown, GA	4.0	2.5	2517	$2,200	$0.87	43d	1	1.19mi
3375 Grove Landing Cir Grovetown, GA	4.0	3.0	2500	$2,200	$0.88	43d	1	1.22mi
1063 Linsmore Ave Grovetown, GA	3.0	2.5	1656	$1,975	$1.19	23d	1	1.24mi
5112 Heathbrook Dr Grovetown, GA	3.0	2.5	1844	$2,000	$1.08	23d	1	1.24mi
1055 Linsmore Ave Grovetown, GA	3.0	2.5	1540	$1,875	$1.22	13d	1	1.24mi
495 Lory Ln Grovetown, GA	4.0	2.5	2690	$2,200	$0.82	43d	1	1.24mi
5105 Heathbrook Dr Grovetown, GA	4.0	2.5	2095	$2,200	$1.05	23d	1	1.26mi
5105 Heathbrook Dr Grovetown, GA	4.0	2.5	2095	$2,200	$1.05	43d	1	1.26mi
5107 Heathbrook Dr Grovetown, GA	3.0	2.0	1570	$1,900	$1.21	21d	1	1.26mi
1007 Linsmore Ave Grovetown, GA	3.0	2.5	1574	$2,100	$1.33	43d	1	1.26mi
3333 Grove Landing Cir Grovetown, GA	5.0	3.0	2696	$2,220	$0.82	23d	1	1.27mi
1066 Linsmore Ave Grovetown, GA	3.0	2.5	1574	$1,720	$1.09	13d	1	1.27mi
1058 Linsmore Ave Grovetown, GA	3.0	2.5	1540	$1,875	$1.22	23d	1	1.27mi
1042 Linsmore Ave Grovetown, GA	3.0	2.5	1550	$1,900	$1.23	23d	1	1.28mi
1042 Linsmore Ave Grovetown, GA	3.0	3.0	1550	$1,900	$1.23	21d	1	1.28mi
2109 Kinsale Ave Grovetown, GA	3.0	2.0	1956	$1,995	$1.02	21d	1	1.28mi

HOA detail

• Monthly dues: $9 · $108/yr
• Likely covers: water

Listing history 16 events

1. 2026-04-24
   status Pending
2. 2026-04-24
   historical
3. 2026-04-24
   historical
4. 2026-04-17
   price $292,500
5. 2026-03-11
   listed $300,000 Active
6. 2026-03-11
   listed $292,500
7. 2021-09-28
   soldstatus $260,000
8. 2021-09-17
   soldstatus $260,000 1022-char remark

   Show marketing remark (1022 chars)

   Adorable, fully-landscaped 4 Bed, 2.5 Bath Ranch-style home is ready for you to call home. Brand new LVT floors throughout main living area and halls. Vinyl floors in Kitchen and Baths. Seller offering $1500 flooring allowance for Buyer to choose new flooring in Bed Rms. Open floor plan offers ample space for entertaining. Granite counters & glass tile backsplash in kitchen overlooking Lg Great Rm with Cozy Fireplace & tons of natural light. Expansive Eat-in Kitchen allows Formal Dining Rm w/ fireplace to be used as additional flex space if desired. Retreat to the Lg Owner Bed Rm. Ensuite Bath w/ Dual Vanity, Separate Garden Tub w/ gorgeous tile detail, Walk-in Shower, Private Water Closet & Walk-in Closet. Extend entertainment to the Lg Privacy-fenced Back Yard w/ Play Set. Enjoy resting on patio under the pergola w/ Clamantis Plants vining for added cover. 3 blueberry bushes growing at right-side fence. Lovely Mandavilla Flowers & Wild blackberries grow just behind the rear fence.

9. 2021-09-17
   soldstatus $260,000

   Show marketing remark (1022 chars)

   Adorable, fully-landscaped 4 Bed, 2.5 Bath Ranch-style home is ready for you to call home. Brand new LVT floors throughout main living area and halls. Vinyl floors in Kitchen and Baths. Seller offering $1500 flooring allowance for Buyer to choose new flooring in Bed Rms. Open floor plan offers ample space for entertaining. Granite counters & glass tile backsplash in kitchen overlooking Lg Great Rm with Cozy Fireplace & tons of natural light. Expansive Eat-in Kitchen allows Formal Dining Rm w/ fireplace to be used as additional flex space if desired. Retreat to the Lg Owner Bed Rm. Ensuite Bath w/ Dual Vanity, Separate Garden Tub w/ gorgeous tile detail, Walk-in Shower, Private Water Closet & Walk-in Closet. Extend entertainment to the Lg Privacy-fenced Back Yard w/ Play Set. Enjoy resting on patio under the pergola w/ Clamantis Plants vining for added cover. 3 blueberry bushes growing at right-side fence. Lovely Mandavilla Flowers & Wild blackberries grow just behind the rear fence.

10. 2021-08-12
    listed $265,000 1022-char remark

    Show marketing remark (1022 chars)

    Adorable, fully-landscaped 4 Bed, 2.5 Bath Ranch-style home is ready for you to call home. Brand new LVT floors throughout main living area and halls. Vinyl floors in Kitchen and Baths. Seller offering $1500 flooring allowance for Buyer to choose new flooring in Bed Rms. Open floor plan offers ample space for entertaining. Granite counters & glass tile backsplash in kitchen overlooking Lg Great Rm with Cozy Fireplace & tons of natural light. Expansive Eat-in Kitchen allows Formal Dining Rm w/ fireplace to be used as additional flex space if desired. Retreat to the Lg Owner Bed Rm. Ensuite Bath w/ Dual Vanity, Separate Garden Tub w/ gorgeous tile detail, Walk-in Shower, Private Water Closet & Walk-in Closet. Extend entertainment to the Lg Privacy-fenced Back Yard w/ Play Set. Enjoy resting on patio under the pergola w/ Clamantis Plants vining for added cover. 3 blueberry bushes growing at right-side fence. Lovely Mandavilla Flowers & Wild blackberries grow just behind the rear fence.

11. 2021-08-12
    listed $265,000

    Show marketing remark (1022 chars)

    Adorable, fully-landscaped 4 Bed, 2.5 Bath Ranch-style home is ready for you to call home. Brand new LVT floors throughout main living area and halls. Vinyl floors in Kitchen and Baths. Seller offering $1500 flooring allowance for Buyer to choose new flooring in Bed Rms. Open floor plan offers ample space for entertaining. Granite counters & glass tile backsplash in kitchen overlooking Lg Great Rm with Cozy Fireplace & tons of natural light. Expansive Eat-in Kitchen allows Formal Dining Rm w/ fireplace to be used as additional flex space if desired. Retreat to the Lg Owner Bed Rm. Ensuite Bath w/ Dual Vanity, Separate Garden Tub w/ gorgeous tile detail, Walk-in Shower, Private Water Closet & Walk-in Closet. Extend entertainment to the Lg Privacy-fenced Back Yard w/ Play Set. Enjoy resting on patio under the pergola w/ Clamantis Plants vining for added cover. 3 blueberry bushes growing at right-side fence. Lovely Mandavilla Flowers & Wild blackberries grow just behind the rear fence.

12. 2014-05-28
    soldstatus $174,900
13. 2014-05-28
    soldstatus $174,900
14. 2013-11-14
    soldstatus $30,900
15. 2013-11-13
    listed $174,900
16. 2013-11-13
    listed $174,900

ⓘ 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: $2,509 · $209/mo
• Projected year-2 tax: $2,691 · $224/mo
• Expected delta: +$182/yr (+$15/mo · 7.3%)

ⓘ 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 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: $27,173
• − Mortgage interest: −$16,385
• − Property taxes: −$2,509
• − Insurance: −$1,462
• − Repairs & maintenance: −$2,174
• − Management: −$2,174
• − HOA: −$108
• − Depreciation: −$8,509
• Taxable loss: −$6,148
• Est. tax savings @ 24.0%: +$1,475
• After-tax cash flow: $456/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

• 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

+67.2% since first listed

16 events — show timeline

• 2026-04-24 Pending — Hive MLS
• 2026-04-24 Listing Removed — Hive MLS
• 2026-04-24 Listing Removed — Hive MLS
• 2026-04-17 Price Changed $292,500 Hive MLS
• 2026-03-11 Listed $292,500 Hive MLS
• 2026-03-11 Listed $300,000 Hive MLS
• 2021-09-28 Sold (Public Records) $260,000 Public Records
• 2021-09-17 Sold (MLS) $260,000 Hive MLS
• 2021-09-17 Sold (MLS) $260,000 Hive MLS
• 2021-08-12 Listed $265,000 Hive MLS
• 2021-08-12 Listed $265,000 Hive MLS
• 2014-05-28 Sold (MLS) $174,900 Hive MLS
• 2014-05-28 Sold (MLS) $174,900 Hive MLS
• 2013-11-14 Sold (Public Records) $30,900 Public Records
• 2013-11-13 Listed $174,900 Hive MLS
• 2013-11-13 Listed $174,900 Hive MLS

Property tax history

+3.0%/yr

Latest (2025): $2,509 · -6.6% YoY. Source: county tax records.