307 Crestview Dr · Martinez, GA 30907

$215,000

3 bd · 2.0 ba · 1,870 sqft · Other public records · 23 Days on market

Built 1964 0.40 ac lot

---

Why this score? — see what drove the C- 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 +19.2/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +4.5/10.0
• 1% rule +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3BR 2BA Split level home with elevator. Inground pool with covered pool deck, large fenced bacyard and outbuilding.

Key facts

• Outbuilding
• Split level home
• Inground pool

Tags

• SPLIT LEVEL HOME
• INGROUND POOL
• COVERED POOL DECK
• LARGE FENCED BACKYARD
• OUTBUILDING

Property features AI

Exterior

• Parking: Detached garage; Concrete driveway; 1 total parking space; 1 garage space
• Utilities: Cable available; Sewer connected; Water connected
• Home design: Single-family residence; Residential property; Entry level: 2; Two stories (listed as three or more levels overall); Facing information not provided
• Construction: Vinyl siding and frame construction; Composition roof; Slab foundation; Built year not provided
• Exterior features: Covered patio; Front porch; Patio; Fenced yard; Has a view; Paved road access

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s) for cooling; Electric heating; Forced air; Natural gas
• Interior features: Ceiling fans; Elevator; Built-in features; Eat-in kitchen; 8 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $215k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/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 $192k (10.8% below list).
• Recommended offer: $192k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.5% 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); Stallings Island Middle School (math 67% / reading 72%, grade A, #16 of 470 statewide, top 3%, 690 students, 17% FRL); Lakeside High School (math 23% / reading 31%, grade F, #162 of 424 statewide, top 40%, 1,940 students, 24% FRL) — zoned schools at 27% FRL track the district average.
• Market conditions: Rents rising (+1.1%/yr); 337 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $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

• It's been on market 23 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

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 $191,711 (10.8% below list)

Questions for the listing agent

1. Built in 1964 — 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. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.63%
• DSCR: 1.21
• GRM: 9.3

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: -11.0%
• Equity multiple: 0.61×
• Total profit: $-23,701
• Equity at exit: $32,057

10-year hold

• IRR: -4.4%
• Equity multiple: 0.73×
• Total profit: $-16,044
• Equity at exit: $18,589

Cash invested: $60,200 (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: 337
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $232

Break-even live

Break-even rent $1,623

Max offer price $215,000

Occupancy floor 83%

Sensitivity live

Price	-10% $354	-5% $293	+0% $232	+5% $171	+10% $111
Rent	-10% $81	-5% $157	+0% $232	+5% $308	+10% $384
Rate	-1.0pp $341	-0.5pp $287	base $232	+0.5pp $177	+1.0pp $120

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3671 Lynnwood Dr Augusta, GA	4.0	2.5	2200	$2,299	$1.04	25d	1	0.56mi
519 Rocky Ridge Dr Unit 1 Martinez, GA	3.0	2.0	1789	$2,100	$1.17	45d	1	0.58mi
104 Bens Pl Unit 104 Martinez, GA	3.0	3.0	1495	$1,850	$1.24	45d	1	0.78mi
323 Sally Dr Augusta, GA	3.0	2.0	1434	$1,595	$1.11	25d	1	0.79mi
323 Sally Dr Augusta, GA	3.0	2.0	1434	$1,595	$1.11	45d	1	0.79mi
3844 Creek Ct Augusta, GA	3.0	2.5	2271	$1,995	$0.88	45d	1	0.93mi
3844 Creek Ct Augusta, GA	3.0	2.5	2271	$1,995	$0.88	25d	1	0.93mi
3747 Cactus Trl Augusta, GA	3.0	2.5	1800	$1,956	$1.09	45d	1	0.95mi
1723 Chesil Dr Augusta, GA	4.0	3.0	2481	$2,190	$0.88	15d	1	0.97mi
3846 Forest Creek Way Augusta, GA	4.0	3.5	1915	$1,956	$1.02	45d	1	1.00mi
3412 Crane Ferry Rd Augusta, GA	3.0	1.5	1375	$1,300	$0.95	45d	1	1.08mi
3318 Westcliffe Ct Augusta, GA	3.0	1.5	1261	$1,500	$1.19	15d	1	1.19mi
711 Cool Brook Ct Augusta, GA	3.0	2.5	1716	$1,995	$1.16	25d	1	1.22mi
711 Cool Brook Ct Augusta, GA	3.0	2.5	1716	$1,995	$1.16	45d	1	1.22mi
154 Anneswood Rd Augusta, GA	3.0	1.5	1545	$2,000	$1.29	45d	1	1.25mi
483 Cambridge Way Augusta, GA	3.0	2.5	2241	$2,300	$1.03	45d	1	1.33mi
3403 Ravenwood Dr Augusta, GA	3.0	2.0	1560	$1,600	$1.03	25d	1	1.37mi
307 Rabun Valley Ln Augusta, GA	3.0	2.5	2187	$2,195	$1.00	46d	1	1.40mi
3148 Village West Dr Augusta, GA	2.0	2.5	1398	$1,350	$0.97	25d	1	1.42mi
3148 Village West Dr Augusta, GA	2.0	2.5	1398	$1,350	$0.97	45d	1	1.42mi
3218 Winding Wood Pl Augusta, GA	4.0	3.0	2040	$3,500	$1.72	45d	1	1.45mi
1960 Avenel Ln Augusta, GA	3.0	2.0	1753	$1,850	$1.06	25d	1	1.47mi

Listing history 16 events

1. 2026-06-22
   days on market $215,000 Active 23 DOM
2. 2026-06-18
   days on market $215,000 Active 20 DOM
3. 2026-06-17
   days on market $215,000 Active 19 DOM
4. 2026-06-16
   days on market $215,000 Active 18 DOM
5. 2026-06-15
   days on market $215,000 Active 17 DOM
6. 2026-06-14
   days on market $215,000 Active 15 DOM
7. 2026-06-13
   days on market $215,000 Active 14 DOM
8. 2026-06-10
   days on market $215,000 Active 12 DOM
9. 2026-06-09
   days on market $215,000 Active 11 DOM
10. 2026-06-08
    days on market $215,000 Active 10 DOM
11. 2026-06-07
    days on market $215,000 Active 9 DOM
12. 2026-06-03
    days on market $215,000 Active 5 DOM
13. 2026-06-02
    days on market $215,000 Active 4 DOM
14. 2026-06-01
    days on market $215,000 Active 3 DOM
15. 2026-05-31
    days on market $215,000 Active 2 DOM
16. 2026-05-27
    listed $215,000 Active

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $1,978 · $165/mo
• Expected delta: +$1,196/yr (+$100/mo · 153.0%)

ⓘ 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 1/10 Low
• 🌡 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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,005
• − Mortgage interest: −$12,043
• − Property taxes: −$782
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,840
• − Management: −$1,840
• − Depreciation: −$6,255
• Taxable loss: −$830
• Est. tax savings @ 24.0%: +$199
• After-tax cash flow: $2,987/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: 154,035
• 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

1 event — show timeline

• 2026-05-27 Listed $215,000 Hive MLS

Property tax history

+46.6%/yr

Latest (2025): $782 · +12.5% YoY. Source: county tax records.