927 Erika Ln · Grovetown, GA 30813

$224,900

2 bd · 2.0 ba · 1,212 sqft · Townhouse public records · 16 Days on market

Built 2015 2,614 sqft lot Est $208k · 8% over $44/mo HOA · 2% 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).

• Cash flow +12.5/30.0
• Schools +4.5/10.0
• ARV discount +4.0/15.0
• DSCR +3.7/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Cypress Floor Plan by Blue Ribbon is a 2 bed 2 bath home sitting on 1224 hsf. The home includes a professionally landscaped and sodded front yard, fully finished garage, stained cabinetry, vaulted ceilings in the great room with a fireplace and kitchen appliances. This home is located in Columbia's County Hidden Creek subdivision; in Grovetown, GA. Hidden Creek is in walking distances to Columbia County elementary, middle, and high school. Hidden Creek Townhomes are also an amenity community that include a lawn care, walking track, playground, clubhouse, and a Jr. Olympic Pool. Also in close proximity to shopping centers and parks.

Key facts

• Spacious great room
• Roof only 1 year old
• Cozy fireplace

Tags

• ROOF ONLY 1 YEAR OLD
• SOARING TALL CEILINGS
• HARD SURFACE FLOORING
• FRESH INTERIOR PAINT
• SPACIOUS GREAT ROOM
• COZY FIREPLACE

Property features AI

Finance

• Other: Subdivision: Hidden Creek
• Financial info: Tax information not included per instructions
• HOA & community: Homeowners association with annual fee of $525 (about $43.75/month); Community amenities include a clubhouse, playground, trails, and a community pool

Exterior

• Parking: Attached garage with garage door opener; Paved parking; 1 garage parking space (1 total parking space)
• Security: No specific security features listed
• Utilities: Sewer available and connected; Water connected
• Home design: Townhouse; One story / single-level entry; Entry at level 1
• Construction: Concrete and vinyl siding construction; Composition roof; Slab foundation; Built as a townhouse
• Exterior features: Covered front and rear porches; Brick fencing; Sprinklers in front; Shed(s) on the property; Has a view

Interior

• Kitchen: Kitchen island; Pantry; Eat-in kitchen; Electric range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Bedrooms count not specified (master on main)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Master on the main level; Walk-in closet(s); High ceilings; Entrance foyer; Kitchen island; Ceiling fan(s); Pantry; Eat-in kitchen; Window coverings
• Laundry & utility: Washer and dryer included; Laundry located in kitchen and also has a laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $225k.

Deal economics

• At list price, monthly cash flow is $-32 ($-380/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (18.8% below list).
• Recommended offer: $183k (18.8% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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); 737 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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

• It's been on market 16 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $124k; list at $225k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $182,731 (18.8% 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. 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: 0.81% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.60%
• DSCR: 0.97
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $208,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
929 Erika Ln	0.00mi	2/2.0	1,212 (0%)	21mo	$212,500	$175	82
922 Erika Ln	0.03mi	3/2.0 (+1)	1,292 (+7%)	2mo	$226,000	$175	81
901 Erika Ln	0.06mi	3/2.0 (+1)	1,291 (+6%)	6mo	$215,000	$167	76
914 Erika Ln	0.05mi	3/2.0 (+1)	1,292 (+7%)	7mo	$226,000	$175	76
938 Erika Ln	0.03mi	3/2.0 (+1)	1,304 (+8%)	7mo	$209,900	$161	75
314 High Meadows Pl	0.63mi	2/2.0	1,248 (+3%)	9mo	$220,000	$176	58
8035 High Vista Ln	0.75mi	2/2.0	1,237 (+2%)	8mo	$209,900	$170	55
368 Bowen Falls Fls	0.65mi	2/2.0	1,264 (+4%)	16mo	$215,000	$170	49
348 Bowen Falls Fls	0.66mi	2/2.0	1,068 (-12%)	5mo	$186,000	$174	45
373 Bowen Fls	0.67mi	2/2.0	1,392 (+15%)	0mo	$215,000	$154	44
319 Bowen Fls	0.59mi	2/2.0	1,334 (+10%)	15mo	$210,000	$157	43
8019 High Vista Lane Ln	0.71mi	3/2.0 (+1)	1,308 (+8%)	12mo	$225,000	$172	39

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-41,821
• Equity at exit: $33,533

10-year hold

• IRR: -16.1%
• Equity multiple: 0.17×
• Total profit: $-52,304
• Equity at exit: $19,445

Cash invested: $62,972 (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: 737
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$158 /mo · $1,898/yr
• Insurance: −$94
• HOA: −$44
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-32

Break-even live

Break-even rent $1,867

Max offer price $219,307

Occupancy floor 97%

Sensitivity live

Price	-10% $96	-5% $32	+0% $-32	+5% $-95	+10% $-159
Rent	-10% $-176	-5% $-104	+0% $-32	+5% $41	+10% $113
Rate	-1.0pp $82	-0.5pp $26	base $-32	+0.5pp $-90	+1.0pp $-149

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
943 Erika Ln Grovetown, GA	3.0	2.0	1285	$1,700	$1.32	15d	1	0.05mi
1115 Jolly Ln , GA	3.0	2.5	1461	$2,035	$1.39	15d	1	0.18mi
1117 Jolly LN Grovetown, GA	3.0	2.5	1461	$1,995	$1.37	15d	1	0.18mi
536 Stirling Bridge Rd Grovetown, GA	3.0	2.0	1450	$1,750	$1.21	25d	1	0.65mi
3602 Finley Ct Grovetown, GA	2.0	2.0	1490	$2,195	$1.47	15d	1	0.66mi
358 Bowen Fls Grovetown, GA	2.0	2.0	1156	$1,395	$1.21	25d	1	0.66mi
3613 Finley Ct Grovetown, GA	2.0	2.0	1448	$1,795	$1.24	15d	1	0.70mi
547 Cranberry Cir Grovetown, GA	3.0	2.0	1386	$1,650	$1.19	45d	1	0.81mi
2056 Sylvan Lake Dr Grovetown, GA	3.0	2.0	1409	$1,995	$1.42	25d	1	0.83mi
2045 Shoreline Dr Grovetown, GA	3.0	2.0	1219	$1,650	$1.35	15d	1	1.05mi

HOA detail

• Monthly dues: $44 · $528/yr
• Likely covers: landscapingpool

Listing history 6 events

1. 2026-05-14
   historical Active Under Contract
2. 2026-05-11
   listed $224,900 Active
3. 2015-11-20
   soldstatus $124,500 643-char remark

   Show marketing remark (643 chars)

   The Cypress Floor Plan by Blue Ribbon is a 2 bed 2 bath home sitting on 1224 hsf. The home includes a professionally landscaped and sodded front yard, fully finished garage, stained cabinetry, vaulted ceilings in the great room with a fireplace and kitchen appliances. This home is located in Columbia's County Hidden Creek subdivision; in Grovetown, GA. Hidden Creek is in walking distances to Columbia County elementary, middle, and high school. Hidden Creek Townhomes are also an amenity community that include a lawn care, walking track, playground, clubhouse, and a Jr. Olympic Pool. Also in close proximity to shopping centers and parks.

4. 2015-11-20
   soldstatus $124,500 643-char remark

   Show marketing remark (643 chars)

   The Cypress Floor Plan by Blue Ribbon is a 2 bed 2 bath home sitting on 1224 hsf. The home includes a professionally landscaped and sodded front yard, fully finished garage, stained cabinetry, vaulted ceilings in the great room with a fireplace and kitchen appliances. This home is located in Columbia's County Hidden Creek subdivision; in Grovetown, GA. Hidden Creek is in walking distances to Columbia County elementary, middle, and high school. Hidden Creek Townhomes are also an amenity community that include a lawn care, walking track, playground, clubhouse, and a Jr. Olympic Pool. Also in close proximity to shopping centers and parks.

5. 2015-03-23
   listed $124,500 643-char remark

   Show marketing remark (643 chars)

   The Cypress Floor Plan by Blue Ribbon is a 2 bed 2 bath home sitting on 1224 hsf. The home includes a professionally landscaped and sodded front yard, fully finished garage, stained cabinetry, vaulted ceilings in the great room with a fireplace and kitchen appliances. This home is located in Columbia's County Hidden Creek subdivision; in Grovetown, GA. Hidden Creek is in walking distances to Columbia County elementary, middle, and high school. Hidden Creek Townhomes are also an amenity community that include a lawn care, walking track, playground, clubhouse, and a Jr. Olympic Pool. Also in close proximity to shopping centers and parks.

6. 2015-03-23
   listed $124,500 643-char remark

   Show marketing remark (643 chars)

   The Cypress Floor Plan by Blue Ribbon is a 2 bed 2 bath home sitting on 1224 hsf. The home includes a professionally landscaped and sodded front yard, fully finished garage, stained cabinetry, vaulted ceilings in the great room with a fireplace and kitchen appliances. This home is located in Columbia's County Hidden Creek subdivision; in Grovetown, GA. Hidden Creek is in walking distances to Columbia County elementary, middle, and high school. Hidden Creek Townhomes are also an amenity community that include a lawn care, walking track, playground, clubhouse, and a Jr. Olympic Pool. Also in close proximity to shopping centers and parks.

ⓘ 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: $1,898 · $158/mo
• Projected year-2 tax: $2,069 · $172/mo
• Expected delta: +$172/yr (+$14/mo · 9.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $21,928
• − Mortgage interest: −$12,598
• − Property taxes: −$1,898
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − HOA: −$528
• − Depreciation: −$6,543
• Taxable loss: −$4,271
• Est. tax savings @ 24.0%: +$1,025
• After-tax cash flow: $645/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

+80.6% since first listed

6 events — show timeline

• 2026-05-14 Contingent — Hive MLS
• 2026-05-11 Listed $224,900 Hive MLS
• 2015-11-20 Sold (MLS) $124,500 Hive MLS
• 2015-11-20 Sold (MLS) $124,500 Hive MLS
• 2015-03-23 Listed $124,500 Hive MLS
• 2015-03-23 Listed $124,500 Hive MLS

Property tax history

+16.9%/yr

Latest (2025): $1,898 · -2.7% YoY. Source: county tax records.