Unity Plan · Grovetown, GA 30813

$312,000

4 bd · 2.5 ba · 2,241 sqft · SingleFamily · 76 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Unity is a 2,241 square foot, two-story plan from Declaration Homes by Ivey Homes. With four bedrooms, two and a half bathrooms, and a two-car garage, this plan was built around the idea that a home should bring people together. The open-concept main level centers around a spacious family room that flows naturally into a large kitchen and cafe, making it easy to stay connected whether it's a busy school night or a relaxed weekend morning. A corner pantry keeps the kitchen organized, while a powder room and extended foyer add a polished, practical touch to the main level. Upstairs, the loft creates a second gathering space that gives everyone a little breathing room, while the primary suite offers a peaceful escape complete with a walk-in closet and private bath. Three additional bedrooms and a conveniently placed upstairs laundry round out a second floor designed with real family life in mind. Quality built in at every level, from the ground up.

Key facts

• Corner pantry
• Large kitchen
• Powder room

Tags

• OPEN-CONCEPT MAIN LEVEL
• SPACIOUS FAMILY ROOM
• LARGE KITCHEN
• CORNER PANTRY
• POWDER ROOM
• EXTENDED FOYER

🏗️ New construction. The $312,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $355,061.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $312k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-521 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (21.6% below list).
• Recommended offer: $245k (21.6% below list) — sets the bar for 1% rule.

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: schools C-, 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); 725 active listings in the ZIP; 35 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).
• This rent runs 34% 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 $11k 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 76 days — a 6% lower offer ($293k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 6→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,660 (21.6% 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. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.69% ✗
• Cap rate: 4.53%
• Cash-on-cash: -6.29%
• DSCR: 0.72
• GRM: 12.1

CMA / ARV

• ARV (median comp): $355,061
• List price: $312,000
• Delta: -12.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1809 Harbury Dr Unit Tp99	0.13mi	4/2.5	2,095 (-6%)	1mo	$349,900	$167	83
914 Walker Pt Dr	0.18mi	4/2.5	2,493 (+11%)	2mo	$429,900	$172	71
6244 Canterbury Farms Pkwy Unit Tp118	0.10mi	3/2.5 (-1)	2,013 (-10%)	4mo	$354,900	$176	70
934 Walker Point Dr Unit Tp13	0.21mi	4/2.5	2,464 (+10%)	4mo	$408,000	$166	70
932 Walker Point Dr Unit Tp12	0.21mi	4/2.5	2,464 (+10%)	5mo	$395,000	$160	70
823 Chesham Ave	0.46mi	4/2.5	2,386 (+6%)	4mo	$349,000	$146	64
2459 Newbury Ave	0.65mi	4/3.0	2,205 (-2%)	2mo	$305,000	$138	63
534 Fermoy Ln	0.39mi	4/3.0	2,428 (+8%)	6mo	$364,900	$150	61
315 Claudia Dr	0.64mi	4/2.5	2,450 (+9%)	1mo	$300,000	$122	54
293 Claudia Dr	0.57mi	4/2.5	1,976 (-12%)	4mo	$295,000	$149	51
243 Claudia Dr	0.52mi	3/2.5 (-1)	2,004 (-11%)	6mo	$285,000	$142	48
655 Shipley Ave	0.75mi	4/2.0	1,942 (-13%)	5mo	$315,000	$162	37

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: -29.2%
• Equity multiple: 0.04×
• Total profit: $-95,149
• Equity at exit: $52,941

10-year hold

• IRR: -39.1%
• Equity multiple: -0.44×
• Total profit: $-143,107
• Equity at exit: $30,699

Cash invested: $99,417 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,447 high
• Mortgage (P&I): −$1,862
• Tax est. 1.5%: −$444 /mo · $5,326/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-521

Break-even live

Break-even rent $3,106

Max offer price $279,681

Occupancy floor —

Sensitivity live

Price	-10% $-276	-5% $-398	+0% $-521	+5% $-644	+10% $-766
Rent	-10% $-714	-5% $-618	+0% $-521	+5% $-424	+10% $-328
Rate	-1.0pp $-342	-0.5pp $-431	base $-521	+0.5pp $-613	+1.0pp $-707

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: $88,765
• Closing costs: $10,652
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
306 AVIGNON Unit TP77 Grovetown, GA	4.0	3.5	2460	$2,800	$1.14	44d	1	0.11mi
306 AVIGNON Unit TP77 Grovetown, GA	4.0	3.5	2460	$2,800	$1.14	24d	1	0.12mi
738 Woodvine Dr Grovetown, GA	3.0	2.5	1772	$2,135	$1.20	22d	1	0.30mi
707 Navan Ln Grovetown, GA	4.0	3.0	2875	$2,450	$0.85	15d	1	0.35mi
705 Navan Ln Grovetown, GA	5.0	3.0	2798	$2,495	$0.89	15d	1	0.36mi
2109 Kinsale Ave Grovetown, GA	3.0	2.0	1956	$1,995	$1.02	22d	1	0.65mi
2467 Newbury Ave Grovetown, GA	4.0	3.0	2236	$2,300	$1.03	15d	1	0.68mi
918 Williford Run Dr Grovetown, GA	4.0	2.5	2190	$2,195	$1.00	15d	1	0.76mi
835 Williford Run Dr Grovetown, GA	5.0	3.0	2889	$2,495	$0.86	15d	1	0.83mi
2612 Waites Dr Grovetown, GA	5.0	3.0	2754	$2,295	$0.83	44d	1	0.84mi
1721 Dunmore Ave Grovetown, GA	4.0	3.0	2112	$2,200	$1.04	15d	1	0.85mi
3615 Penrith Dr Grovetown, GA	4.0	2.0	1842	$2,125	$1.15	44d	1	0.86mi
1007 Linsmore Ave Grovetown, GA	3.0	2.5	1574	$2,100	$1.33	44d	1	0.87mi
456 Brantley Cove Cir Grovetown, GA	3.0	2.5	1652	$1,995	$1.21	44d	1	0.88mi
484 Brantley Cove Cir Grovetown, GA	4.0	2.5	2128	$2,200	$1.03	24d	1	0.91mi
484 Brantley Cove Cir Grovetown, GA	4.0	2.5	2128	$2,200	$1.03	44d	1	0.91mi
488 Brantley Cove Cir Grovetown, GA	3.0	2.5	2161	$2,100	$0.97	44d	1	0.91mi
1042 Linsmore Ave Grovetown, GA	3.0	2.5	1550	$1,900	$1.23	24d	1	0.92mi
1042 Linsmore Ave Grovetown, GA	3.0	3.0	1550	$1,900	$1.23	22d	1	0.92mi
1055 Linsmore Ave Grovetown, GA	3.0	2.5	1540	$1,875	$1.22	15d	1	0.94mi
1058 Linsmore Ave Grovetown, GA	3.0	2.5	1540	$1,875	$1.22	24d	1	0.95mi
1063 Linsmore Ave Grovetown, GA	3.0	2.5	1656	$1,975	$1.19	24d	1	0.96mi
1066 Linsmore Ave Grovetown, GA	3.0	2.5	1574	$1,720	$1.09	15d	1	0.96mi
3915 Griese Ln Grovetown, GA	4.0	2.5	1924	$1,975	$1.03	44d	1	1.14mi
3926 Griese Ln Grovetown, GA	4.0	2.5	1936	$2,231	$1.15	24d	1	1.15mi
724 Buddy Ct Grovetown, GA	3.0	2.0	1612	$1,870	$1.16	24d	1	1.23mi
5336 Nikki Way Unit 1 Grovetown, GA	4.0	2.5	1755	$1,895	$1.08	44d	1	1.26mi
5336 Nikki Way Grovetown, GA	4.0	3.0	1755	$1,895	$1.08	24d	1	1.26mi
703 Buddy Ct Grovetown, GA	3.0	2.5	1545	$1,750	$1.13	24d	1	1.30mi
703 Buddy Ct Grovetown, GA	3.0	2.5	1545	$1,750	$1.13	44d	1	1.30mi
1117 Jolly LN Grovetown, GA	3.0	2.5	1461	$1,995	$1.37	15d	1	1.38mi
1115 Jolly Ln , GA	3.0	2.5	1461	$2,035	$1.39	15d	1	1.38mi
1203 Sambar Cir Grovetown, GA	5.0	3.5	2846	$2,750	$0.97	15d	1	1.39mi
479 Sebastian Dr Grovetown, GA	4.0	2.5	2517	$2,200	$0.87	44d	1	1.41mi
1240 Sambar Cir Grovetown, GA	5.0	3.0	2648	$2,300	$0.87	44d	1	1.46mi

Listing history 16 events

1. 2026-06-18
   days on market $312,000 Active 76 DOM
2. 2026-06-17
   days on market $312,000 Active 75 DOM
3. 2026-06-16
   days on market $312,000 Active 74 DOM
4. 2026-06-15
   days on market $312,000 Active 73 DOM
5. 2026-06-14
   days on market $312,000 Active 71 DOM
6. 2026-06-13
   days on market $312,000 Active 70 DOM
7. 2026-06-10
   days on market $312,000 Active 68 DOM
8. 2026-06-09
   days on market $312,000 Active 67 DOM
9. 2026-06-08
   days on market $312,000 Active 66 DOM
10. 2026-06-07
    days on market $312,000 Active 65 DOM
11. 2026-06-03
    days on market $312,000 Active 61 DOM
12. 2026-06-02
    days on market $312,000 Active 60 DOM
13. 2026-06-01
    days on market $312,000 Active 59 DOM
14. 2026-05-31
    days on market $312,000 Active 58 DOM
15. 2026-05-30
    days on market $312,000 Active 57 DOM
16. 2026-04-03
    listed $312,000 Active 963-char remark

    Show marketing remark (963 chars)

    The Unity is a 2,241 square foot, two-story plan from Declaration Homes by Ivey Homes. With four bedrooms, two and a half bathrooms, and a two-car garage, this plan was built around the idea that a home should bring people together. The open-concept main level centers around a spacious family room that flows naturally into a large kitchen and cafe, making it easy to stay connected whether it's a busy school night or a relaxed weekend morning. A corner pantry keeps the kitchen organized, while a powder room and extended foyer add a polished, practical touch to the main level. Upstairs, the loft creates a second gathering space that gives everyone a little breathing room, while the primary suite offers a peaceful escape complete with a walk-in closet and private bath. Three additional bedrooms and a conveniently placed upstairs laundry round out a second floor designed with real family life in mind. Quality built in at every level, from the ground up.

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 6/10 Major 6 d/yr ≥106°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $29,359
• − Mortgage interest: −$19,889
• − Property taxes: −$5,326
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,349
• − Management: −$2,349
• − Depreciation: −$10,329
• Taxable loss: −$12,657
• Est. tax savings @ 24.0%: +$3,038
• After-tax cash flow: $-3,213/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 · 1 photo

Good 80/100 Cosmetic rehab

This home is in excellent condition with minimal repairs needed. It is move-in ready and would benefit from a fresh coat of paint and some landscaping improvements to maximize its value.

Value-add opportunities

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and adds value
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value
• Both New window treatments — Enhances curb appeal and interior aesthetics
• Both New lighting fixtures — Improves interior aesthetics and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Modern flooring improves aesthetics and adds value ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑
• Both New lighting fixtures — Improves interior aesthetics and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-04-03 Listed $312,000 Zillow