907 Westlawn Dr · Grovetown, GA 30813

$279,900

3 bd · 2.0 ba · 1,672 sqft · Other public records · 7 Days on market

Built 2013 8,712 sqft lot $10/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 +12.2/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

$5000 Buyer Bonus. Use towards closing costs or upgrades. Only $99 Earnest Money. Rocking-chair front porch. Spacious 19x13 Master Bedroom. Split floor plan three bedroom ranch with private study with French Doors. Spacious gourmet kitchen with pantry and raised bar top. Sliding glass back door with screen. Master bath includes separate garden tub and shower, and separate water closet (Men's Library!). Fully landscaped yard includes sprinkler and sod in front, sides, and back, at least 30-40' behind the back of the home, with seed/straw to back of property. Included features: Oil rubbed bronze fixtures, frieze carpet, elongated toilets, framed mirrors, hardwood in foyer and study, staggered cabinets, Whirlpool Silver-line appliances, Delta faucets, and Thermostat Radiant Barrier roof sheathing, for energy savings. Zoned for all 3 of Columbia County's newest and soon-to-be newest schools.

Key facts

• Spacious pantry
• New carpet
• Hard wood flooring

Tags

• NEW CARPET
• SPACIOUS PANTRY
• EAT IN BREAKFAST AREA
• NICE SIZED LAUNDRY ROOM
• HARD WOOD FLOORING
• FRESHLY PAINTED

Property features AI

Finance

• Other: Zoning: RES
• HOA & community: Homeowners association with annual fee; Annual HOA fee: $115 (approximately $9.58/month); Association amenities: Other

Exterior

• Parking: Attached garage; 2 total parking spaces; 2 garage spaces; Concrete driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Other utilities (see remarks)
• Home design: Single-family residence; One story; Entry level: 1; Vinyl siding and frame construction; See remarks for additional construction details
• Construction: Composition roof; Slab foundation; Built with frame construction and vinyl siding
• Exterior features: Patio; Front porch; Fenced backyard with wood fencing; Landscaped yard; Front and rear sprinklers; Paved road access; Has a view; Other (see remarks)

Interior

• Kitchen: Range; Disposal; Dishwasher; Microwave; Electric water heater
• Bedrooms: Bedrooms information not specified
• Flooring: Carpet; Vinyl; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air conditioning; Ceiling fans
• Interior features: Walk-in closets; Entrance foyer; Pantry; Wired for data; Other (see remarks); Storm windows; Window coverings; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $280k.

Deal economics

• At list price, monthly cash flow is $-58 ($-698/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (27.6% below list).
• Recommended offer: $203k (27.6% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Baker Place Elementary (math 58% / reading 58%, grade C+, #143 of 1,228 statewide, top 12%, 1,005 students, 28% FRL); Columbia Middle School (math 37% / reading 48%, grade D-, #122 of 470 statewide, top 26%, 993 students, 33% FRL); Grovetown High School (math 15% / reading 25%, grade F, #232 of 424 statewide, top 56%, 2,236 students, 34% FRL).
• Market conditions: Rents rising (+1.1%/yr); 725 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.
• Current owner paid $152k; list at $280k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $202,633 (27.6% 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: 0.72% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.89%
• DSCR: 0.96
• GRM: 11.5

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: -19.6%
• Equity multiple: 0.32×
• Total profit: $-52,902
• Equity at exit: $41,734

10-year hold

• IRR: -16.3%
• Equity multiple: 0.16×
• Total profit: $-66,042
• Equity at exit: $24,201

Cash invested: $78,372 (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 30813

• Home prices YoY: -29.2%
• Rents YoY: 1.1%
• Active inventory: 725
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,026 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$65 /mo · $774/yr
• Insurance: −$117
• HOA: −$10
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $-58

Break-even live

Break-even rent $2,100

Max offer price $269,627

Occupancy floor 98%

Sensitivity live

Price	-10% $100	-5% $21	+0% $-58	+5% $-137	+10% $-217
Rent	-10% $-218	-5% $-138	+0% $-58	+5% $22	+10% $102
Rate	-1.0pp $83	-0.5pp $13	base $-58	+0.5pp $-131	+1.0pp $-204

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
756 Keyes Dr Grovetown, GA	3.0	3.0	1992	$2,000	$1.00	15d	1	0.05mi
532 Capstone Way Grovetown, GA	4.0	2.5	2168	$2,100	$0.97	24d	1	0.18mi
700 Keyes Dr Grovetown, GA	3.0	2.5	1950	$2,050	$1.05	24d	1	0.20mi
700 Keyes Dr Grovetown, GA	3.0	2.5	1950	$2,125	$1.09	45d	1	0.20mi
547 Cranberry Cir Grovetown, GA	3.0	2.0	1386	$1,650	$1.19	45d	1	0.28mi
2056 Sylvan Lake Dr Grovetown, GA	3.0	2.0	1409	$1,995	$1.42	24d	1	0.28mi
536 Stirling Bridge Rd Grovetown, GA	3.0	2.0	1450	$1,750	$1.21	24d	1	0.37mi
2045 Shoreline Dr Grovetown, GA	3.0	2.0	1219	$1,650	$1.35	15d	1	0.38mi
358 Bowen Fls Grovetown, GA	2.0	2.0	1156	$1,395	$1.21	24d	1	0.48mi
1864 Long Creek Fls Grovetown, GA	4.0	2.0	1750	$1,875	$1.07	24d	1	0.70mi
298 High Meadows Cir Grovetown, GA	3.0	2.0	1634	$1,850	$1.13	15d	1	0.81mi
1117 Jolly LN Grovetown, GA	3.0	2.5	1461	$1,995	$1.37	15d	1	0.83mi
1115 Jolly Ln , GA	3.0	2.5	1461	$2,035	$1.39	15d	1	0.83mi
253 High Meadows Cir Grovetown, GA	3.0	2.0	1522	$2,000	$1.31	24d	1	0.87mi
253 High Meadows Cir Grovetown, GA	3.0	2.0	1522	$2,000	$1.31	45d	1	0.87mi
5336 Nikki Way Unit 1 Grovetown, GA	4.0	2.5	1755	$1,895	$1.08	45d	1	0.89mi
5336 Nikki Way Grovetown, GA	4.0	3.0	1755	$1,895	$1.08	24d	1	0.89mi
703 Buddy Ct Grovetown, GA	3.0	2.5	1545	$1,750	$1.13	24d	1	0.92mi
703 Buddy Ct Grovetown, GA	3.0	2.5	1545	$1,750	$1.13	45d	1	0.92mi
1066 Linsmore Ave Grovetown, GA	3.0	2.5	1574	$1,720	$1.09	15d	1	0.95mi
1058 Linsmore Ave Grovetown, GA	3.0	2.5	1540	$1,875	$1.22	24d	1	0.95mi
1042 Linsmore Ave Grovetown, GA	3.0	3.0	1550	$1,900	$1.23	22d	1	0.96mi
1042 Linsmore Ave Grovetown, GA	3.0	2.5	1550	$1,900	$1.23	24d	1	0.96mi
943 Erika Ln Grovetown, GA	3.0	2.0	1285	$1,700	$1.32	15d	1	0.97mi
724 Buddy Ct Grovetown, GA	3.0	2.0	1612	$1,870	$1.16	24d	1	0.97mi
4858 High Meadows Dr Grovetown, GA	3.0	2.0	1953	$2,285	$1.17	15d	1	0.97mi
1063 Linsmore Ave Grovetown, GA	3.0	2.5	1656	$1,975	$1.19	24d	1	0.97mi
1055 Linsmore Ave Grovetown, GA	3.0	2.5	1540	$1,875	$1.22	15d	1	0.98mi
1007 Linsmore Ave Grovetown, GA	3.0	2.5	1574	$2,100	$1.33	45d	1	1.01mi
3915 Griese Ln Grovetown, GA	4.0	2.5	1924	$1,975	$1.03	45d	1	1.02mi
3926 Griese Ln Grovetown, GA	4.0	2.5	1936	$2,231	$1.15	24d	1	1.08mi
2109 Kinsale Ave Grovetown, GA	3.0	2.0	1956	$1,995	$1.02	22d	1	1.16mi
1721 Dunmore Ave Grovetown, GA	4.0	3.0	2112	$2,200	$1.04	15d	1	1.22mi
3615 Penrith Dr Grovetown, GA	4.0	2.0	1842	$2,125	$1.15	45d	1	1.22mi
456 Brantley Cove Cir Grovetown, GA	3.0	2.5	1652	$1,995	$1.21	45d	1	1.40mi
484 Brantley Cove Cir Grovetown, GA	4.0	2.5	2128	$2,200	$1.03	24d	1	1.46mi
484 Brantley Cove Cir Grovetown, GA	4.0	2.5	2128	$2,200	$1.03	45d	1	1.46mi
488 Brantley Cove Cir Grovetown, GA	3.0	2.5	2161	$2,100	$0.97	45d	1	1.47mi
2467 Newbury Ave Grovetown, GA	4.0	3.0	2236	$2,300	$1.03	15d	1	1.48mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: waterpoolsecurity

Listing history 7 events

1. 2026-06-18
   days on market $279,900 Active 7 DOM
2. 2026-06-17
   days on market $279,900 Active 6 DOM
3. 2026-06-16
   days on market $279,900 Active 5 DOM
4. 2026-06-15
   days on market $279,900 Active 4 DOM
5. 2026-06-14
   days on market $279,900 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $279,900 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: $774 · $65/mo
• Projected year-2 tax: $2,575 · $215/mo
• Expected delta: +$1,801/yr (+$150/mo · 232.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 18 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,316
• − Mortgage interest: −$15,679
• − Property taxes: −$774
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,945
• − Management: −$1,945
• − HOA: −$120
• − Depreciation: −$8,143
• Taxable loss: −$5,689
• Est. tax savings @ 24.0%: +$1,365
• After-tax cash flow: $668/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

+84.3% since first listed

5 events — show timeline

• 2026-06-11 Listed $279,900 Hive MLS
• 2013-07-30 Sold (MLS) $151,900 Hive MLS
• 2013-07-30 Sold (MLS) $151,900 Hive MLS
• 2013-04-15 Listed $151,900 Hive MLS
• 2013-04-15 Listed $151,900 Hive MLS

Property tax history

+4.1%/yr

Latest (2025): $774 · -6.0% YoY. Source: county tax records.