404 Arthurs Ct · Martinez, GA 30813

$229,000

2 bd · 2.0 ba · 1,311 sqft · Other public records · 13 Days on market

Built 2000

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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 +10.3/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• DSCR +2.9/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

?? * * For Sale By Owner & acirc; & euro; & ldquo; Grovetown, GA * * ?? ?? 404 Arthurs Ct, Grovetown, GA Looking for the perfect home in a peaceful, family-friendly neighborhood? This beautifully * * recently renovated * * home is move-in ready and packed with upgrades you& apos; ll love! ? * * Home Highlights: * * NEW ROOF AND NEW AC! May 2026 * ??? * * 3 Bedrooms | ?? 2 Bathrooms * * * ?? * * Big, spacious closets * * with plenty of storage * ?? Updated kitchen with * * granite countertops * * * ?? * * Brand new stove & amp; dishwasher * * * ?? * * New water heater * * * ?? * * New flooring throughout * * * ??? Recentl

Key facts

• Brand new dishwasher
• Brand new stove
• Updated kitchen

Tags

• NEW ROOF
• NEW AC
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• BRAND NEW STOVE
• BRAND NEW DISHWASHER

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $229k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (26.3% below list).
• Recommended offer: $169k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.6% in Martinez — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising (+1.1%/yr); 724 active listings in the ZIP; 22 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 $7k 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 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 10y 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 $155k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $168,744 (26.3% 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. 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: 0.74% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 11.3

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: -22.2%
• Equity multiple: 0.25×
• Total profit: $-48,318
• Equity at exit: $34,145

10-year hold

• IRR: -21.1%
• Equity multiple: -0.01×
• Total profit: $-64,870
• Equity at exit: $19,800

Cash invested: $64,120 (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: 11.3×

Monthly cashflow live

• Estimated rent: $1,687 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$164 /mo · $1,963/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $-127

Break-even live

Break-even rent $1,848

Max offer price $206,602

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-62	+0% $-127	+5% $-192	+10% $-256
Rent	-10% $-260	-5% $-193	+0% $-127	+5% $-60	+10% $7
Rate	-1.0pp $-11	-0.5pp $-69	base $-127	+0.5pp $-186	+1.0pp $-247

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Beech Ln Grovetown, GA	2.0	2.0	1092	$1,300	$1.19	14d	1	0.24mi
323 Crawford Mill Ln Grovetown, GA	2.0	2.5	1152	$1,495	$1.30	24d	1	0.30mi
4763 W Creek Mill Ct Grovetown, GA	2.0	2.0	1102	$1,295	$1.18	14d	1	0.43mi
1802 Honeysuckle Way Grovetown, GA	2.0	2.0	1092	$1,995	$1.83	24d	1	0.50mi
1802 Honeysuckle Way Grovetown, GA	2.0	2.0	1092	$1,995	$1.83	44d	1	0.50mi
1426 Collins Dr Augusta, GA	3.0	2.5	1551	$2,000	$1.29	24d	1	0.51mi
2000 Kennesaw Way Unit 01 2202 Grovetown, GA	2.0	3.0	1380	$1,590	$1.15	14d	1	0.55mi
2000 Kennesaw Way Unit 01 2220 Grovetown, GA	2.0	3.0	1380	$1,590	$1.15	24d	1	0.55mi
1447 Collins Dr Augusta, GA	3.0	2.5	1580	$1,790	$1.13	44d	1	0.56mi
913 Cabot Cv Augusta, GA	3.0	2.5	1677	$1,895	$1.13	44d	1	0.57mi
640 Vista Dr Grovetown, GA	3.0	3.0	1580	$1,700	$1.08	44d	1	0.61mi
640 Vista Dr Grovetown, GA	3.0	3.0	1580	$1,700	$1.08	24d	1	0.61mi
2207 Jasmine Way Grovetown, GA	3.0	3.0	1500	$1,725	$1.15	24d	1	0.61mi
2207 Jasmine Way Grovetown, GA	3.0	3.0	1500	$1,750	$1.17	44d	1	0.61mi
517 Scenic Dr Grovetown, GA	3.0	2.5	1746	$1,795	$1.03	24d	1	0.62mi
801 Trailside Ct Grovetown, GA	3.0	3.0	1478	$1,770	$1.20	14d	1	0.64mi
1191 Bison Way Grovetown, GA	2.0	2.0	1092	$1,450	$1.33	14d	1	0.65mi
327 Oak Lake Dr Augusta, GA	3.0	2.0	1619	$1,600	$0.99	24d	1	0.83mi
336 Deerwood Ct Augusta, GA	3.0	1.5	1064	$1,525	$1.43	44d	1	0.91mi
4724 Brookgreen Rd Augusta, GA	3.0	2.0	1798	$2,175	$1.21	14d	1	1.12mi
402 Ridge Xing Augusta, GA	2.0	2.0	916	$1,125	$1.23	44d	1	1.15mi
4537 Shawnee Dr Augusta, GA	3.0	2.0	1534	$1,795	$1.17	24d	1	1.16mi

Listing history 11 events

1. 2026-06-18
   days on market $229,000 Active 13 DOM
2. 2026-06-17
   days on market $229,000 Active 12 DOM
3. 2026-06-16
   days on market $229,000 Active 11 DOM
4. 2026-06-15
   days on market $229,000 Active 10 DOM
5. 2026-06-14
   days on market $229,000 Active 8 DOM
6. 2026-06-13
   days on market $229,000 Active 7 DOM
7. 2026-06-10
   days on market $229,000 Active 5 DOM
8. 2026-06-09
   days on market $229,000 Active 4 DOM
9. 2026-06-08
   days on market $229,000 Active 3 DOM
10. 2026-06-07
    remarks 679-char remark
11. 2026-06-07
    listed $229,000 Active 2 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: $1,963 · $164/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$144/yr (+$12/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 · 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: $20,249
• − Mortgage interest: −$12,828
• − Property taxes: −$1,963
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,620
• − Management: −$1,620
• − Depreciation: −$6,662
• Taxable loss: −$5,588
• Est. tax savings @ 24.0%: +$1,341
• After-tax cash flow: $-180/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

• County: Columbia County · 154,184 people
• City population: 46,975
• 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

+296.9% since first listed

12 events — show timeline

• 2026-06-05 Listed $229,000 FSBO.com
• 2026-05-11 Listing Removed — Hive MLS
• 2025-09-30 Listing Removed — Hive MLS
• 2025-03-28 Listed $239,900 Hive MLS
• 2025-03-28 Listed $239,900 Hive MLS
• 2025-01-21 Sold (Public Records) $155,000 Public Records
• 2016-05-09 Sold (Public Records) $118,000 Public Records
• 2016-05-06 Sold (MLS) $118,000 Hive MLS
• 2016-05-06 Sold (MLS) $118,000 Hive MLS
• 2016-03-07 Listed $117,500 Hive MLS
• 2016-03-07 Listed $117,500 Hive MLS
• 1991-07-26 Sold (Public Records) $57,700 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,963 · +2.6% YoY. Source: county tax records.