1214 Vail Dr Unit 15c · Grovetown, GA 30813

$212,000

2 bd · 2.5 ba · 1,162 sqft · Condo · 181 Days on market

Built 2026 Good condition Garage $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 +11.6/15.0
• Cash flow +6.9/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks

* Keys by New Year's - Close by 12/31/2026 and receive 9,000 in builder incentives * Don't forget to ask about our Ivey Honors Program for active/retired military, first responders and teachers * The Athens 2-Bedroom Townhome plan by Ivey Homes features open living on the first floor with the kitchen flowing into the dining room and living room. This popular open concept main living space flows right out to a private lanai for a peaceful retreat or hosting guests. The second floor features the primary and second bedrooms, both with their own bathrooms and walk-in closets. The Athens 2-Bedroom Townhome is a perfect mix of comfort, convenience, and luxury with very low maintenance.

Key facts

• Community pool
• Walk-in closets
• Landscaped entrance

Tags

• 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 $-322 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (22.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (17.1% below list).
• Recommended offer: $165k (22.0% 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); 1057 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 32d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 181 days — a 12% lower offer ($187k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $165,340 (22.0% 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 181 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.83% ✗
• Cap rate: 4.47%
• Cash-on-cash: -6.52%
• DSCR: 0.71
• GRM: 10.1

CMA / ARV

• ARV (median comp): $233,519
• List price: $212,000
• Delta: -9.22%
• 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
1112 Clareton Dr	0.04mi	2/2.0	1,238 (+6%)	1mo	$215,900	$174	84
1149 Clareton Dr Unit 7b	0.04mi	2/2.0	1,230 (+6%)	4mo	$232,000	$189	83
1103 Clareton Dr	0.08mi	2/2.0	1,238 (+6%)	3mo	$215,000	$174	81
1135 Clareton Dr Unit 5c	0.05mi	2/2.0	1,238 (+6%)	4mo	$219,900	$178	81
1151 Clareton Dr Unit 7c	0.04mi	2/2.0	1,230 (+6%)	8mo	$236,500	$192	80
1147 Clareton Dr Unit 7a	0.05mi	2/2.0	1,230 (+6%)	9mo	$236,500	$192	78
1005 Candleberry Drive,1 Dr	0.12mi	2/2.0	1,230 (+6%)	8mo	$231,000	$188	76
2146 Grove Landing Way	0.56mi	3/2.0 (+1)	1,334 (+15%)	0mo	$253,000	$190	42
809 Dara Cors	0.96mi	3/2.0 (+1)	1,376 (+18%)	3mo	$273,230	$199	31
817 Dara Cors	0.93mi	3/2.0 (+1)	1,376 (+18%)	6mo	$272,230	$198	28
976 Raghorn Rd	1.05mi	3/2.0 (+1)	1,376 (+18%)	8mo	$272,230	$198	27
967 Raghorn Rd	1.05mi	3/2.0 (+1)	1,376 (+18%)	9mo	$274,190	$199	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: -29.9%
• Equity multiple: 0.02×
• Total profit: $-57,925
• Equity at exit: $31,610

10-year hold

• IRR: -43.8%
• Equity multiple: -0.50×
• Total profit: $-88,866
• Equity at exit: $18,330

Cash invested: $59,360 (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: 1057
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,758 high
• Mortgage (P&I): −$1,112
• Tax est. 1.5%: −$265 /mo · $3,180/yr
• Insurance: −$88
• HOA: −$246
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-322

Break-even live

Break-even rent $2,166

Max offer price $165,340

Occupancy floor —

Sensitivity live

Price	-10% $-176	-5% $-249	+0% $-322	+5% $-396	+10% $-469
Rent	-10% $-461	-5% $-392	+0% $-322	+5% $-253	+10% $-184
Rate	-1.0pp $-216	-0.5pp $-269	base $-322	+0.5pp $-377	+1.0pp $-433

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: $53,000
• Closing costs: $6,360
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1206 Vail Dr Grovetown, GA	2.0	2.5	1162	$1,800	$1.55	1d	1	0.04mi
1206 Vail Dr Grovetown, GA	2.0	2.5	1162	$1,800	$1.55	51d	1	0.04mi
1103 Clareton Dr Grovetown, GA	2.0	2.0	1238	$1,595	$1.29	51d	1	0.06mi
548 Lory Ln Grovetown, GA	3.0	2.0	1437	$1,700	$1.18	5d	1	0.67mi
514 Lory Ln Grovetown, GA	3.0	2.0	1467	$1,750	$1.19	31d	1	0.68mi
514 Lory Ln Grovetown, GA	3.0	2.0	1437	$1,795	$1.25	51d	1	0.68mi
1074 Grove Landing Ln Grovetown, GA	3.0	2.0	1414	$1,455	$1.03	10d	1	0.74mi
452 Lory Ln Grovetown, GA	3.0	2.0	1438	$1,610	$1.12	10d	1	0.77mi
770 Michelle Ct Grovetown, GA	3.0	2.0	1496	$1,775	$1.19	38d	1	0.88mi
770 Michelle Ct Grovetown, GA	3.0	2.0	1496	$1,775	$1.19	10d	1	0.88mi
2002 Darwood Dr Grovetown, GA	3.0	2.0	1462	$1,795	$1.23	10d	1	0.90mi
639 Lory Ln Grovetown, GA	3.0	2.0	1437	$1,795	$1.25	51d	1	0.93mi
1435 Deer Hollow Run Grovetown, GA	3.0	2.0	1362	$1,995	$1.46	0d	1	0.95mi
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	154d	1	1.00mi
522 Myrtle Crst Grovetown, GA	3.0	2.0	1459	$1,860	$1.27	43d	1	1.05mi

Property features AI

Finance

• Other: Zoning: R2
• HOA & community: Homeowners association with annual fee of $2,950 (approximately $245.83/month)Association amenities include clubhouse and park

Exterior

• Parking: Attached concrete garage
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable availableVentilation (improves indoor air quality)Energy-efficient lighting and thermostat
• Home design: TownhouseResidential propertyTwo levels (2 stories)Entry level: 1New construction
• Construction: Vinyl siding with frame constructionComposition roofSlab foundationHome warranty includedBuilt as new construction
• Exterior features: Covered patio and porches including front and rear porchPatioLandscaped yardSprinklers in front and rearPaved road accessCommunity pool, pavilion, and playground (subdivision amenities)Sidewalks and street lightsHas view

Interior

• Kitchen: RangeDishwasherDisposalMicrowavePantryENERGY STAR qualified appliances
• Bedrooms: Owner's bedroom on main level (some plans include a single-level 2-bedroom option)
• 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 appliancesSmoke detector(s)
• 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. 2026-11-08
   days on market $212,000 Active 181 DOM
2. 2026-11-07
   days on market $212,000 Active 180 DOM
3. 2026-11-06
   days on market $212,000 Active 179 DOM
4. 2026-11-05
   days on market $212,000 Active 178 DOM
5. 2026-11-04
   days on market $212,000 Active 177 DOM
6. 2026-11-02
   days on market $212,000 Active 175 DOM
7. 2026-11-01
   days on market $212,000 Active 174 DOM
8. 2026-10-31
   days on market $212,000 Active 173 DOM
9. 2026-10-30
   days on market $212,000 Active 172 DOM
10. 2026-10-29
    days on market $212,000 Active 171 DOM
11. 2026-10-28
    days on market $212,000 Active 170 DOM
12. 2026-10-27
    days on market $212,000 Active 169 DOM
13. 2026-10-26
    days on market $212,000 Active 168 DOM
14. 2026-10-26
    days on market $212,000 Active 167 DOM
15. 2026-10-24
    days on market $212,000 Active 166 DOM
16. 2026-10-23
    days on market $212,000 Active 165 DOM
17. 2026-10-22
    days on market $212,000 Active 164 DOM
18. 2026-10-21
    days on market $212,000 Active 163 DOM
19. 2026-10-20
    days on market $212,000 Active 162 DOM
20. 2026-10-19
    days on market $212,000 Active 161 DOM
21. 2026-10-18
    days on market $212,000 Active 160 DOM
22. 2026-10-17
    days on market $212,000 Active 159 DOM
23. 2026-10-16
    days on market $212,000 Active 158 DOM
24. 2026-10-15
    days on market $212,000 Active 157 DOM
25. 2026-10-14
    days on market $212,000 Active 156 DOM
26. 2026-10-13
    days on market $212,000 Active 155 DOM
27. 2026-10-12
    days on market $212,000 Active 154 DOM
28. 2026-10-11
    days on market $212,000 Active 153 DOM
29. 2026-10-10
    days on market $212,000 Active 152 DOM
30. 2026-10-09
    days on market $212,000 Active 151 DOM
31. 2026-10-08
    days on market $212,000 Active 150 DOM
32. 2026-10-07
    days on market $212,000 Active 149 DOM
33. 2026-10-06
    days on market $212,000 Active 148 DOM
34. 2026-10-05
    days on market $212,000 Active 147 DOM
35. 2026-10-04
    days on market $212,000 Active 146 DOM
36. 2026-10-04
    days on market $212,000 Active 145 DOM
37. 2026-10-02
    days on market $212,000 Active 144 DOM
38. 2026-10-01
    days on market $212,000 Active 143 DOM
39. 2026-09-30
    days on market $212,000 Active 142 DOM
40. 2026-09-29
    days on market $212,000 Active 141 DOM
41. 2026-09-28
    days on market $212,000 Active 140 DOM
42. 2026-09-27
    days on market $212,000 Active 139 DOM
43. 2026-09-25
    days on market $212,000 Active 137 DOM
44. 2026-09-24
    days on market $212,000 Active 136 DOM
45. 2026-09-23
    days on market $212,000 Active 135 DOM
46. 2026-09-22
    days on market $212,000 Active 134 DOM
47. 2026-09-21
    days on market $212,000 Active 133 DOM
48. 2026-09-20
    days on market $212,000 Active 132 DOM
49. 2026-09-19
    days on market $212,000 Active 131 DOM
50. 2026-09-18
    days on market $212,000 Active 130 DOM

ⓘ 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 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,093
• − Mortgage interest: −$11,875
• − Property taxes: −$3,180
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,687
• − Management: −$1,687
• − HOA: −$2,952
• − Depreciation: −$6,167
• Taxable loss: −$7,516
• Est. tax savings @ 24.0%: +$1,804
• After-tax cash flow: $-2,066/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 newly constructed townhome is in excellent condition with no visible repairs needed. It offers a good investment opportunity with potential for minor updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Flooring — New flooring improves the home's overall appearance and comfort. ↑
• Both Lighting — Upgrading lighting fixtures can enhance the home's ambiance and value. ↑
• Both Decor — Adding decor can make the home more inviting and increase its appeal to potential buyers/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%
• 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: Zoning: R2
• HOA & community: Homeowners association with annual fee of $2,950 (approximately $245.83/month)Association amenities include clubhouse and park

Exterior

• Parking: Attached concrete garage
• Security: Smoke detector(s)
• Utilities: Public waterPublic sewerCable availableVentilation (improves indoor air quality)Energy-efficient lighting and thermostat
• Home design: TownhouseResidential propertyTwo levels (2 stories)Entry level: 1New construction
• Construction: Vinyl siding with frame constructionComposition roofSlab foundationHome warranty includedBuilt as new construction
• Exterior features: Covered patio and porches including front and rear porchPatioLandscaped yardSprinklers in front and rearPaved road accessCommunity pool, pavilion, and playground (subdivision amenities)Sidewalks and street lightsHas view

Interior

• Kitchen: RangeDishwasherDisposalMicrowavePantryENERGY STAR qualified appliances
• Bedrooms: Owner's bedroom on main level (some plans include a single-level 2-bedroom option)
• 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 appliancesSmoke detector(s)
• Laundry & utility: Washer hookup

Price history

+0.0% since first listed

3 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2025-11-20 Listed $212,000 Hive MLS
• 2025-11-20 Listed $212,000 Hive MLS