4452 Grove Landing Dr · Grovetown, GA 30813

$280,000

4 bd · 2.0 ba · 2,172 sqft · Other public records · 12 Days on market

Built 2014 5,663 sqft lot $31/mo HOA · 1% of rent

---

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 +12.0/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• 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

This beautiful 4-bedroom, 2.5-bath home offers a spacious and functional layout designed for comfortable living and entertaining. The main level features 9-foot ceilings, elegant archways, and coffered ceilings that add character and style throughout the open-concept floor plan. Upstairs, all four bedrooms provide privacy and comfort, including a generous owner's suite with an oversized walk-in closet. The main floor flows seamlessly from the family room to the dining area and kitchen, creating the perfect space for gatherings and everyday life. Step outside to enjoy the fully fenced backyard, ideal for grilling, pets, play, or relaxing evenings at home. Located in a sought-after community

Key facts

• Coffered ceilings
• 9 foot ceilings
• Neighborhood pool

Tags

• 9 FOOT CEILINGS
• COFFERED CEILINGS
• OVERSIZED WALK-IN CLOSET
• FULLY FENCED BACKYARD
• NEIGHBORHOOD POOL

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $280k.

Deal economics

• At list price, monthly cash flow is $-68 ($-821/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (18.4% below list).
• Recommended offer: $229k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Cedar Ridge Elementary School (math 45% / reading 44%, grade F, #336 of 1,228 statewide, top 29%, 1,150 students, 42% 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 42% FRL vs 26% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% 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; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• This rent runs 32% 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 $8k 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.
• 8 sale attempts since 12y 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 $189k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,512 (18.4% 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: 0.82% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 10.2

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: -20.1%
• Equity multiple: 0.31×
• Total profit: $-53,911
• Equity at exit: $41,749

10-year hold

• IRR: -17.5%
• Equity multiple: 0.12×
• Total profit: $-69,084
• Equity at exit: $24,209

Cash invested: $78,400 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,285 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$258 /mo · $3,092/yr
• Insurance: −$117
• HOA: −$31
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $-68

Break-even live

Break-even rent $2,372

Max offer price $267,910

Occupancy floor 98%

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3333 Grove Landing Cir Grovetown, GA	5.0	3.0	2696	$2,220	$0.82	23d	1	0.08mi
3375 Grove Landing Cir Grovetown, GA	4.0	3.0	2500	$2,200	$0.88	43d	1	0.17mi
3402 Grove Landing Cir Grovetown, GA	5.0	3.0	2854	$2,561	$0.90	23d	1	0.24mi
4041 Rosedale Pl #1 Grovetown, GA	3.0	2.0	1516	$1,800	$1.19	43d	1	0.37mi
4041 Rosedale Pl #1 Grovetown, GA	3.0	2.0	1516	$1,800	$1.19	23d	1	0.37mi
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	14d	1	0.45mi
945 Cannock St Grovetown, GA	4.0	2.0	1786	$2,000	$1.12	23d	1	0.70mi
4046 Corners Way Grovetown, GA	4.0	2.5	2034	$2,025	$1.00	43d	1	0.75mi
4046 Corners Way Grovetown, GA	4.0	2.5	2034	$2,025	$1.00	23d	1	0.75mi
4007 Corners Way Unit Na Grovetown, GA	4.0	3.0	2226	$2,295	$1.03	14d	1	0.81mi
532 Myrtle Crst Grovetown, GA	5.0	3.5	2833	$2,395	$0.85	23d	1	0.82mi
2057 Lake Forest Dr Grovetown, GA	4.0	2.0	1737	$1,825	$1.05	14d	1	0.84mi
1253 Birch Cir Grovetown, GA	4.0	2.0	1776	$2,100	$1.18	43d	1	0.90mi
495 Lory Ln Grovetown, GA	4.0	2.5	2690	$2,200	$0.82	43d	1	0.92mi
156 Swinton Pond Rd Grovetown, GA	4.0	2.5	2294	$2,300	$1.00	43d	1	0.94mi
8022 Battle St Grovetown, GA	4.0	2.5	2461	$2,200	$0.89	43d	1	0.96mi
1161 Fawn Forest Rd Grovetown, GA	4.0	2.0	1865	$2,700	$1.45	43d	1	0.98mi
1240 Sambar Cir Grovetown, GA	5.0	3.0	2648	$2,300	$0.87	43d	1	1.05mi
1203 Sambar Cir Grovetown, GA	5.0	3.5	2846	$2,750	$0.97	14d	1	1.09mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$1,950	$1.36	23d	1	1.23mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$2,000	$1.39	43d	1	1.23mi
479 Sebastian Dr Grovetown, GA	4.0	2.5	2517	$2,200	$0.87	43d	1	1.23mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	43d	1	1.46mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	23d	1	1.46mi

HOA detail

• Monthly dues: $31 · $372/yr

Listing history 31 events

1. 2026-06-18
   days on market $280,000 Active 12 DOM
2. 2026-06-17
   days on market $280,000 Active 11 DOM
3. 2026-06-16
   days on market $280,000 Active 10 DOM
4. 2026-06-15
   price $280,000 Active 9 DOM
5. 2026-06-15
   days on market $290,000 Active 9 DOM
6. 2026-06-14
   days on market $290,000 Active 7 DOM
7. 2026-06-13
   days on market $290,000 Active 6 DOM
8. 2026-06-10
   days on market $290,000 Active 4 DOM
9. 2026-06-09
   days on market $290,000 Active 3 DOM
10. 2026-06-08
    days on market $290,000 Active 2 DOM
11. 2026-06-07
    statusdays on marketlisting id $290,000 Active 1 DOM
12. 2026-03-29
    historical
13. 2026-03-29
    status Pending
14. 2026-03-28
    historical
15. 2025-07-27
    listed $290,000
16. 2025-07-27
    listed $290,000 Active
17. 2022-05-23
    historical
18. 2022-05-23
    historical
19. 2022-05-19
    listed $280,000
20. 2022-05-19
    listed $280,000
21. 2018-09-14
    soldstatus $188,900
22. 2018-09-05
    soldstatus $188,900
23. 2018-09-05
    soldstatus $188,900
24. 2018-07-01
    listed $188,900
25. 2018-07-01
    listed $188,900
26. 2014-12-22
    soldstatus $166,644
27. 2014-12-22
    soldstatus $166,644
28. 2014-07-28
    soldstatus $157,600
29. 2014-07-24
    soldstatus $157,500
30. 2014-07-12
    listed $169,671
31. 2014-07-12
    listed $169,671

ⓘ 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: $3,092 · $258/mo
• Projected year-2 tax: $3,092 · $258/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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% 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: $27,421
• − Mortgage interest: −$15,684
• − Property taxes: −$3,092
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − HOA: −$372
• − Depreciation: −$8,145
• Taxable loss: −$5,660
• Est. tax savings @ 24.0%: +$1,358
• After-tax cash flow: $537/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

+70.9% since first listed

20 events — show timeline

• 2026-03-29 Listing Removed — Hive MLS
• 2026-03-29 Pending — Hive MLS
• 2026-03-28 Listing Removed — Hive MLS
• 2025-07-27 Listed $290,000 Hive MLS
• 2025-07-27 Listed $290,000 Hive MLS
• 2022-05-23 Listing Removed — Hive MLS
• 2022-05-23 Listing Removed — Hive MLS
• 2022-05-19 Listed $280,000 Hive MLS
• 2022-05-19 Listed $280,000 Hive MLS
• 2018-09-14 Sold (Public Records) $188,900 Public Records
• 2018-09-05 Sold (MLS) $188,900 Hive MLS
• 2018-09-05 Sold (MLS) $188,900 Hive MLS
• 2018-07-01 Listed $188,900 Hive MLS
• 2018-07-01 Listed $188,900 Hive MLS
• 2014-12-22 Sold (MLS) $166,644 Hive MLS
• 2014-12-22 Sold (MLS) $166,644 Hive MLS
• 2014-07-28 Sold (Public Records) $157,600 Public Records
• 2014-07-24 Sold (Public Records) $157,500 Public Records
• 2014-07-12 Listed $169,671 Hive MLS
• 2014-07-12 Listed $169,671 Hive MLS

Property tax history

+20.3%/yr

Latest (2025): $3,092 · -4.6% YoY. Source: county tax records.