1226 Vail Dr Unit 14b · Grovetown, GA 30813

$211,900

2 bd · 2.5 ba · 1,162 sqft · Condo · 135 Days on market

Built 2026 Good condition $182/sqft · 9% below area Est $234k · 9% under $246/mo HOA · 14% of rent

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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).

• ARV discount +11.7/15.0
• Cash flow +6.8/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• DSCR +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks

* Move-In Ready Special 9,000 in incentives includes blinds, fridge and 1 year of paid HOA dues on contracts written by 9/30/26. Don't forget to ask about our Ivey Honors Program for active/retired military, first responders and teachers * Located in Caroleton at 1226 Vail Drive in Grovetown, Georgia, the Athens 2-Bedroom Townhome floor plan offers 1,162 square feet with 2 bedrooms and 2.5 bathrooms. This two-story layout is designed for efficient, low maintenance living. The main level features an open-concept kitchen that connects directly to the dining area and living room, creating a functional space for everyday routines.

Key facts

• Community pool
• Open-concept kitchen
• Walk-in closets

Tags

• OPEN-CONCEPT KITCHEN
• PRIVATE LANAI
• WALK-IN CLOSETS
• COMMUNITY POOL
• ACTIVITY PARK
• LANDSCAPED ENTRANCE

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $212k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-334 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (22.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $174k (17.8% below list).
• Recommended offer: $164k (22.8% below list) — sets the bar for cash-flow.

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); Harlem Middle School (math 36% / reading 42%, grade F, #155 of 470 statewide, top 33%, 981 students, 39% FRL); Harlem High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,223 students, 33% FRL).
• Zoned-school proficiency averages 34% at this address vs 50% district-wide (-17 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); 973 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 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 $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 135 days — a 12% lower offer ($186k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $163,611 (22.8% 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. It's been on market 135 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.82% ✗
• Cap rate: 4.40%
• Cash-on-cash: -6.75%
• DSCR: 0.70
• GRM: 10.1

CMA / ARV

• ARV (median comp): $233,537
• List price: $211,900
• Delta: -9.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1149 Clareton Dr Unit 7b	0.02mi	2/2.0	1,230 (+6%)	3mo	$232,000	$189	85
1135 Clareton Dr Unit 5c	0.04mi	2/2.0	1,238 (+6%)	3mo	$219,900	$178	83
1103 Clareton Dr	0.08mi	2/2.0	1,238 (+6%)	1mo	$215,000	$174	82
1151 Clareton Dr Unit 7c	0.02mi	2/2.0	1,230 (+6%)	7mo	$236,500	$192	82
1147 Clareton Dr Unit 7a	0.03mi	2/2.0	1,230 (+6%)	8mo	$236,500	$192	80
1005 Candleberry Drive,1 Dr	0.13mi	2/2.0	1,230 (+6%)	6mo	$231,000	$188	77
1030 Candleberry Dr	0.08mi	2/2.0	1,238 (+6%)	8mo	$229,000	$185	76
809 Dara Cors	0.95mi	3/2.0 (+1)	1,376 (+18%)	1mo	$273,230	$199	32
817 Dara Cors	0.93mi	3/2.0 (+1)	1,376 (+18%)	5mo	$272,230	$198	29
976 Raghorn Rd	1.05mi	3/2.0 (+1)	1,376 (+18%)	6mo	$272,230	$198	28
967 Raghorn Rd	1.05mi	3/2.0 (+1)	1,376 (+18%)	8mo	$274,190	$199	26
920 Raghorn Rd	0.87mi	3/2.0 (+1)	1,376 (+18%)	9mo	$271,230	$197	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -30.4%
• Equity multiple: 0.01×
• Total profit: $-58,599
• Equity at exit: $31,595

10-year hold

• IRR: -45.3%
• Equity multiple: -0.52×
• Total profit: $-90,268
• Equity at exit: $18,321

Cash invested: $59,332 (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: 973
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,743 high
• Mortgage (P&I): −$1,111
• Tax est. 1.5%: −$265 /mo · $3,178/yr
• Insurance: −$88
• HOA: −$246
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $-334

Break-even live

Break-even rent $2,165

Max offer price $163,611

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-260	+0% $-334	+5% $-407	+10% $-480
Rent	-10% $-471	-5% $-403	+0% $-334	+5% $-265	+10% $-196
Rate	-1.0pp $-227	-0.5pp $-280	base $-334	+0.5pp $-389	+1.0pp $-444

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: $52,975
• Closing costs: $6,357
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Vail Dr Grovetown, GA	2.0	2.5	1162	$1,800	$1.55	5d	1	0.04mi
1103 Clareton Dr Grovetown, GA	2.0	2.0	1238	$1,595	$1.29	5d	1	0.06mi
514 Lory Ln Grovetown, GA	3.0	2.0	1437	$1,795	$1.25	5d	1	0.68mi
1074 Grove Landing Ln Grovetown, GA	3.0	2.0	1414	$1,455	$1.03	5d	1	0.74mi
452 Lory Ln Grovetown, GA	3.0	2.0	1438	$1,610	$1.12	5d	1	0.77mi
770 Michelle Ct Grovetown, GA	3.0	2.0	1496	$1,800	$1.20	5d	1	0.88mi
2002 Darwood Dr Grovetown, GA	3.0	2.0	1462	$1,795	$1.23	5d	1	0.90mi
639 Lory Ln Grovetown, GA	3.0	2.0	1437	$1,795	$1.25	5d	1	0.93mi
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	109d	1	1.00mi

Property features AI

Finance

• Other: Subdivision: CaroletonCommunity features: Pool, sidewalks, street lights
• HOA & community: Homeowners association with clubhouse and parkAnnual association fee of $2,950 (about $245.83/month)

Exterior

• Parking: Concrete parking
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable availableVentilation (improved indoor air quality)Energy-efficient lighting and thermostat
• Home design: TownhouseTwo levels (2 stories)Entry level: 1New constructionResidential property
• Construction: Vinyl siding and frame constructionComposition roofSlab foundationHas home warranty
• Exterior features: Covered patioPatioPorch with front and rear porchesLandscaped yardSprinklers in front and rearPaved road accessHas a viewSmoke detector(s)

Interior

• Kitchen: RangeDishwasherDisposalMicrowavePantryEat-in kitchen
• Bedrooms: Total rooms: 5 (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central airCeiling fan(s)Electric heatingForced airHeat pump
• Interior features: Walk-in closetsEntrance foyerPantryEat-in kitchenInsulated windowsVented exhaust fanEnergy Star qualified appliancesMicrowave
• Laundry & utility: Washer hookup

HOA detail $246/mo · $2,952/yr condo

• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 50 events

1. 2026-09-23
   days on market $211,900 Active 135 DOM
2. 2026-09-22
   days on market $211,900 Active 134 DOM
3. 2026-09-21
   days on market $211,900 Active 133 DOM
4. 2026-09-20
   days on market $211,900 Active 132 DOM
5. 2026-09-19
   days on market $211,900 Active 131 DOM
6. 2026-09-18
   days on market $211,900 Active 130 DOM
7. 2026-09-17
   days on market $211,900 Active 129 DOM
8. 2026-09-16
   days on market $211,900 Active 128 DOM
9. 2026-09-15
   days on market $211,900 Active 127 DOM
10. 2026-09-14
    days on market $211,900 Active 126 DOM
11. 2026-09-13
    days on market $211,900 Active 125 DOM
12. 2026-09-12
    days on market $211,900 Active 124 DOM
13. 2026-09-11
    days on market $211,900 Active 123 DOM
14. 2026-09-05
    days on market $211,900 Active 117 DOM
15. 2026-09-04
    days on market $211,900 Active 116 DOM
16. 2026-09-03
    days on market $211,900 Active 115 DOM
17. 2026-08-31
    days on market $211,900 Active 112 DOM
18. 2026-08-30
    days on market $211,900 Active 111 DOM
19. 2026-08-29
    days on market $211,900 Active 110 DOM
20. 2026-08-28
    days on market $211,900 Active 109 DOM
21. 2026-08-27
    days on market $211,900 Active 108 DOM
22. 2026-08-25
    days on market $211,900 Active 106 DOM
23. 2026-08-24
    days on market $211,900 Active 105 DOM
24. 2026-08-23
    days on market $211,900 Active 104 DOM
25. 2026-08-22
    days on market $211,900 Active 103 DOM
26. 2026-08-21
    days on market $211,900 Active 102 DOM
27. 2026-08-20
    days on market $211,900 Active 101 DOM
28. 2026-08-19
    days on market $211,900 Active 100 DOM
29. 2026-08-18
    days on market $211,900 Active 99 DOM
30. 2026-08-17
    days on market $211,900 Active 98 DOM
31. 2026-08-16
    days on market $211,900 Active 97 DOM
32. 2026-08-15
    days on market $211,900 Active 96 DOM
33. 2026-08-14
    days on market $211,900 Active 95 DOM
34. 2026-08-13
    days on market $211,900 Active 94 DOM
35. 2026-08-12
    days on market $211,900 Active 93 DOM
36. 2026-08-11
    days on market $211,900 Active 92 DOM
37. 2026-08-10
    days on market $211,900 Active 91 DOM
38. 2026-08-09
    days on market $211,900 Active 90 DOM
39. 2026-08-08
    days on market $211,900 Active 89 DOM
40. 2026-08-07
    days on market $211,900 Active 88 DOM
41. 2026-08-06
    days on market $211,900 Active 87 DOM
42. 2026-08-05
    days on market $211,900 Active 86 DOM
43. 2026-08-04
    days on market $211,900 Active 85 DOM
44. 2026-08-03
    days on market $211,900 Active 84 DOM
45. 2026-07-31
    days on market $211,900 Active 81 DOM
46. 2026-07-29
    days on market $211,900 Active 79 DOM
47. 2026-07-27
    days on market $211,900 Active 77 DOM
48. 2026-07-25
    days on market $211,900 Active 75 DOM
49. 2026-07-24
    days on market $211,900 Active 74 DOM
50. 2026-07-23
    days on market $211,900 Active 73 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $20,912
• − Mortgage interest: −$11,870
• − Property taxes: −$3,178
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,673
• − Management: −$1,673
• − HOA: −$2,952
• − Depreciation: −$6,164
• Taxable loss: −$7,658
• Est. tax savings @ 24.0%: +$1,838
• After-tax cash flow: $-2,167/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This two-story townhome is in excellent condition with a good layout and modern finishes. It's move-in ready and would benefit from a fresh coat of paint and some landscaping to further enhance its curb appeal.

Value-add opportunities

• Both Painting the interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve the home's curb appeal and attract potential buyers/tenants. ↑
• Rental Upgrading the ceiling fans — Modern ceiling fans can improve air circulation and reduce energy costs, making the home more attractive to renters. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Euchee Creek Elementary School D GA #298/1,228 Nat'l #14,382/41,679 Middle Harlem Middle School F GA #155/470 Nat'l #6,362/14,009 High Harlem High School F GA #297/424 Nat'l #15,355/17,239

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

B Composite livability gradescore 73/100

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 · 189,073 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: 10% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Subdivision: CaroletonCommunity features: Pool, sidewalks, street lights
• HOA & community: Homeowners association with clubhouse and parkAnnual association fee of $2,950 (about $245.83/month)

Exterior

• Parking: Concrete parking
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable availableVentilation (improved indoor air quality)Energy-efficient lighting and thermostat
• Home design: TownhouseTwo levels (2 stories)Entry level: 1New constructionResidential property
• Construction: Vinyl siding and frame constructionComposition roofSlab foundationHas home warranty
• Exterior features: Covered patioPatioPorch with front and rear porchesLandscaped yardSprinklers in front and rearPaved road accessHas a viewSmoke detector(s)

Interior

• Kitchen: RangeDishwasherDisposalMicrowavePantryEat-in kitchen
• Bedrooms: Total rooms: 5 (includes bedrooms and living spaces)
• Flooring: Carpet
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central airCeiling fan(s)Electric heatingForced airHeat pump
• Interior features: Walk-in closetsEntrance foyerPantryEat-in kitchenInsulated windowsVented exhaust fanEnergy Star qualified appliancesMicrowave
• Laundry & utility: Washer hookup

Price history

+0.0% since first listed

4 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-10 Price Changed $211,900 Hive MLS
• 2026-03-23 Listed $211,500 Hive MLS
• 2026-03-23 Listed $211,900 Hive MLS