762 Keyes Dr · Grovetown, GA 30813

$254,900

3 bd · 2.0 ba · 1,264 sqft · SingleFamily public records · 23 Days on market

Built 2011 7,841 sqft lot Est $231k · 10% over $8/mo HOA

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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).

• Cash flow +11.4/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• ARV discount +2.9/15.0
• Rent growth +2.8/5.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable home located in the Ashbrooke subdivision. This location is conveniently located near I-20 and close to a lot of Grovetown's great features, including their excellent schools. This home has a spacious living room that leads into the kitchen equipped with up-to-date appliances. Beautiful hardwood floors in all bedrooms. The owners suite has an attached bath and a walk-in closet. This home also feature two more bedrooms and one full bath. The spacious laundry room offers plenty of storage space and shelves. The backyard has a quaint patio that overlooks the landscaped backyard. Don't miss out on this beautiful home!

Key facts

• Walk-in closet
• Storage building
• Split floor plan

Tags

• WALK-IN PANTRY
• LARGE FENCED BACKYARD
• PATIO
• STORAGE BUILDING
• SPLIT FLOOR PLAN
• WALK-IN CLOSET

Property features AI

Finance

• HOA & community: Homeowners association with annual fee ($100/year); Community trails; Street lights in community

Exterior

• Parking: Concrete parking pad
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One level / single-story; Entry on main level
• Construction: Vinyl siding with frame construction; Shingle roof; Slab foundation; Built with modern materials (year built not provided)
• Exterior features: Patio; Privacy fencing / fenced yard; Irrigation system (front and rear); Outbuilding; Landscaped lot; Paved road access; Has a view

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Microwave; Garbage disposal; Electric water heater
• Bedrooms: Total rooms: 6
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating (electric); Central air; Ceiling fan(s)
• Interior features: Walk-in closets; Ceiling fans; Pantry; Eat-in kitchen; Window coverings; Insulated windows; Unfurnished
• Laundry & utility: Washer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-89 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (24.3% below list).
• Recommended offer: $193k (24.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.6% in Grovetown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 724 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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

• It's been on market 23 days — a 2% lower offer ($251k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 15y 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 $187k; 36% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,905 (24.3% 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. 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: 0.76% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $231,312
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4909 Ashbrooke Way	0.09mi	3/2.0	1,306 (+3%)	10mo	$225,000	$172	82
2050 Sylvan Lake Dr	0.34mi	3/2.0	1,272 (+1%)	16mo	$250,000	$197	70
543 Cranberry Circle Cir	0.24mi	3/2.0	1,335 (+6%)	12mo	$250,000	$187	70
2003 Shoreline Dr	0.52mi	3/2.0	1,339 (+6%)	1mo	$245,000	$183	65
2119 Sylvan Lake Dr	0.46mi	3/2.0	1,342 (+6%)	8mo	$249,900	$186	61
547 Cranberry Cir	0.23mi	3/2.0	1,386 (+10%)	16mo	$215,000	$155	60
713 Keyes Dr	0.14mi	4/2.0 (+1)	1,410 (+12%)	14mo	$239,900	$170	58
419 Millwater Ct	0.32mi	3/2.0	1,424 (+13%)	12mo	$250,000	$176	54
2024 Shoreline Dr	0.53mi	2/2.0 (-1)	1,158 (-8%)	3mo	$230,000	$199	54
2056 Sylvan Lake Dr	0.33mi	3/2.0	1,409 (+12%)	16mo	$259,900	$184	52
1986 Sylvan Lake Dr	0.53mi	2/2.0 (-1)	1,195 (-6%)	17mo	$210,000	$176	47
315 Bowen Fls	0.62mi	2/2.0 (-1)	1,098 (-13%)	4mo	$198,000	$180	41

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: -20.7%
• Equity multiple: 0.29×
• Total profit: $-50,549
• Equity at exit: $38,006

10-year hold

• IRR: -18.3%
• Equity multiple: 0.08×
• Total profit: $-65,494
• Equity at exit: $22,039

Cash invested: $71,372 (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: 724
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$1,337
• Tax from tax record: −$162 /mo · $1,942/yr
• Insurance: −$106
• HOA: −$8
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $-89

Break-even live

Break-even rent $2,041

Max offer price $239,212

Occupancy floor 100%

Sensitivity live

Price	-10% $55	-5% $-17	+0% $-89	+5% $-161	+10% $-233
Rent	-10% $-241	-5% $-165	+0% $-89	+5% $-13	+10% $64
Rate	-1.0pp $40	-0.5pp $-24	base $-89	+0.5pp $-155	+1.0pp $-222

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
547 Cranberry Cir Grovetown, GA	3.0	2.0	1386	$1,650	$1.19	44d	1	0.24mi
2056 Sylvan Lake Dr Grovetown, GA	3.0	2.0	1409	$1,995	$1.42	24d	1	0.34mi
536 Stirling Bridge Rd Grovetown, GA	3.0	2.0	1450	$1,750	$1.21	24d	1	0.41mi
2045 Shoreline Dr Grovetown, GA	3.0	2.0	1219	$1,650	$1.35	14d	1	0.45mi
358 Bowen Fls Grovetown, GA	2.0	2.0	1156	$1,395	$1.21	24d	1	0.52mi
1864 Long Creek Fls Grovetown, GA	4.0	2.0	1750	$1,875	$1.07	24d	1	0.75mi
1117 Jolly LN Grovetown, GA	3.0	2.5	1461	$1,995	$1.37	14d	1	0.84mi
298 High Meadows Cir Grovetown, GA	3.0	2.0	1634	$1,850	$1.13	14d	1	0.85mi
1115 Jolly Ln , GA	3.0	2.5	1461	$2,035	$1.39	14d	1	0.85mi
1066 Linsmore Ave Grovetown, GA	3.0	2.5	1574	$1,720	$1.09	14d	1	0.88mi
1058 Linsmore Ave Grovetown, GA	3.0	2.5	1540	$1,875	$1.22	24d	1	0.89mi
1042 Linsmore Ave Grovetown, GA	3.0	3.0	1550	$1,900	$1.23	21d	1	0.89mi
1042 Linsmore Ave Grovetown, GA	3.0	2.5	1550	$1,900	$1.23	24d	1	0.89mi
5336 Nikki Way Unit 1 Grovetown, GA	4.0	2.5	1755	$1,895	$1.08	44d	1	0.89mi
5336 Nikki Way Grovetown, GA	4.0	3.0	1755	$1,895	$1.08	24d	1	0.89mi
1063 Linsmore Ave Grovetown, GA	3.0	2.5	1656	$1,975	$1.19	24d	1	0.91mi
253 High Meadows Cir Grovetown, GA	3.0	2.0	1522	$2,000	$1.31	44d	1	0.91mi
253 High Meadows Cir Grovetown, GA	3.0	2.0	1522	$2,000	$1.31	24d	1	0.91mi
1055 Linsmore Ave Grovetown, GA	3.0	2.5	1540	$1,875	$1.22	14d	1	0.91mi
703 Buddy Ct Grovetown, GA	3.0	2.5	1545	$1,750	$1.13	24d	1	0.93mi
703 Buddy Ct Grovetown, GA	3.0	2.5	1545	$1,750	$1.13	44d	1	0.93mi
1007 Linsmore Ave Grovetown, GA	3.0	2.5	1574	$2,100	$1.33	44d	1	0.94mi
943 Erika Ln Grovetown, GA	3.0	2.0	1285	$1,700	$1.32	14d	1	0.98mi
724 Buddy Ct Grovetown, GA	3.0	2.0	1612	$1,870	$1.16	24d	1	0.98mi
3615 Penrith Dr Grovetown, GA	4.0	2.0	1842	$2,125	$1.15	44d	1	1.16mi
456 Brantley Cove Cir Grovetown, GA	3.0	2.5	1652	$1,995	$1.21	44d	1	1.34mi
738 Woodvine Dr Grovetown, GA	3.0	2.5	1772	$2,135	$1.20	21d	1	1.48mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 31 events

1. 2026-06-18
   days on market $254,900 Active 23 DOM
2. 2026-06-17
   days on market $254,900 Active 22 DOM
3. 2026-06-16
   days on market $254,900 Active 21 DOM
4. 2026-06-15
   days on market $254,900 Active 20 DOM
5. 2026-06-14
   days on market $254,900 Active 18 DOM
6. 2026-06-13
   days on market $254,900 Active 17 DOM
7. 2026-06-10
   days on market $254,900 Active 15 DOM
8. 2026-06-09
   days on market $254,900 Active 14 DOM
9. 2026-06-08
   days on market $254,900 Active 13 DOM
10. 2026-06-07
    days on market $254,900 Active 12 DOM
11. 2026-06-03
    days on market $254,900 Active 8 DOM
12. 2026-06-02
    days on market $254,900 Active 7 DOM
13. 2026-06-01
    days on market $254,900 Active 6 DOM
14. 2026-05-31
    days on market $254,900 Active 5 DOM
15. 2026-05-30
    days on market $254,900 Active 4 DOM
16. 2026-05-26
    listed $254,900 Active
17. 2025-06-07
    historical $1,650
18. 2025-06-04
    price $1,650
19. 2025-05-01
    historical $1,700
20. 2025-05-01
    listed $1,700
21. 2025-02-18
    listed $1,700
22. 2022-01-21
    price $1,500
23. 2021-11-09
    soldstatus $187,000
24. 2021-10-18
    soldstatus $187,000 630-char remark

    Show marketing remark (630 chars)

    Adorable home located in the Ashbrooke subdivision. This location is conveniently located near I-20 and close to a lot of Grovetown's great features, including their excellent schools. This home has a spacious living room that leads into the kitchen equipped with up-to-date appliances. Beautiful hardwood floors in all bedrooms. The owners suite has an attached bath and a walk-in closet. This home also feature two more bedrooms and one full bath. The spacious laundry room offers plenty of storage space and shelves. The backyard has a quaint patio that overlooks the landscaped backyard. Don't miss out on this beautiful home!

25. 2021-10-18
    soldstatus $187,000 630-char remark

    Show marketing remark (630 chars)

    Adorable home located in the Ashbrooke subdivision. This location is conveniently located near I-20 and close to a lot of Grovetown's great features, including their excellent schools. This home has a spacious living room that leads into the kitchen equipped with up-to-date appliances. Beautiful hardwood floors in all bedrooms. The owners suite has an attached bath and a walk-in closet. This home also feature two more bedrooms and one full bath. The spacious laundry room offers plenty of storage space and shelves. The backyard has a quaint patio that overlooks the landscaped backyard. Don't miss out on this beautiful home!

26. 2021-09-22
    listed $175,500 630-char remark

    Show marketing remark (630 chars)

    Adorable home located in the Ashbrooke subdivision. This location is conveniently located near I-20 and close to a lot of Grovetown's great features, including their excellent schools. This home has a spacious living room that leads into the kitchen equipped with up-to-date appliances. Beautiful hardwood floors in all bedrooms. The owners suite has an attached bath and a walk-in closet. This home also feature two more bedrooms and one full bath. The spacious laundry room offers plenty of storage space and shelves. The backyard has a quaint patio that overlooks the landscaped backyard. Don't miss out on this beautiful home!

27. 2021-09-22
    listed $175,500 630-char remark

    Show marketing remark (630 chars)

    Adorable home located in the Ashbrooke subdivision. This location is conveniently located near I-20 and close to a lot of Grovetown's great features, including their excellent schools. This home has a spacious living room that leads into the kitchen equipped with up-to-date appliances. Beautiful hardwood floors in all bedrooms. The owners suite has an attached bath and a walk-in closet. This home also feature two more bedrooms and one full bath. The spacious laundry room offers plenty of storage space and shelves. The backyard has a quaint patio that overlooks the landscaped backyard. Don't miss out on this beautiful home!

28. 2011-08-31
    soldstatus $116,400
29. 2011-08-31
    soldstatus $116,400
30. 2011-03-23
    listed $118,900
31. 2011-03-23
    listed $118,900

ⓘ 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: $1,942 · $162/mo
• Projected year-2 tax: $2,345 · $195/mo
• Expected delta: +$403/yr (+$34/mo · 20.8%)

ⓘ 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: $23,149
• − Mortgage interest: −$14,278
• − Property taxes: −$1,942
• − Insurance: −$1,274
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − HOA: −$96
• − Depreciation: −$7,415
• Taxable loss: −$5,561
• Est. tax savings @ 24.0%: +$1,335
• After-tax cash flow: $269/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

+114.4% since first listed

16 events — show timeline

• 2026-05-26 Listed $254,900 Hive MLS
• 2025-06-07 Rental Removed $1,650 TENANTTURNER2
• 2025-06-04 Price Changed $1,650 TENANTTURNER2
• 2025-05-01 Rental Removed $1,700 APPFOLIO
• 2025-05-01 Listed for Rent $1,700 TENANTTURNER2
• 2025-02-18 Listed for Rent $1,700 APPFOLIO
• 2022-01-21 Price Changed $1,500 RENT.
• 2021-11-09 Sold (Public Records) $187,000 Public Records
• 2021-10-18 Sold (MLS) $187,000 Hive MLS
• 2021-10-18 Sold (MLS) $187,000 Hive MLS
• 2021-09-22 Listed $175,500 Hive MLS
• 2021-09-22 Listed $175,500 Hive MLS
• 2011-08-31 Sold (MLS) $116,400 Hive MLS
• 2011-08-31 Sold (MLS) $116,400 Hive MLS
• 2011-03-23 Listed $118,900 Hive MLS
• 2011-03-23 Listed $118,900 Hive MLS

Property tax history

+4.5%/yr

Latest (2025): $1,942 · -6.6% YoY. Source: county tax records.