1214 Vail Dr Unit 15c · Grovetown, GA 30813

$212,000

2 bd · 2.5 ba · 1,162 sqft · Condo · 89 Days on market

Built 2026 Good condition Garage $182/sqft · 9% below area Est $234k · 9% under $246/mo HOA · 15% 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 +6.3/30.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Schools +3.4/10.0
• 1% rule +3.0/10.0
• Rent growth +2.8/5.0
• DSCR +0.6/10.0
• Appreciation +0.0/10.0

Listing remarks

* Move-In Ready Special to include 4,000 in incentives plus blinds, fridge and 1 year of paid HOA dues on contracts written by 8/31/26. 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.

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 $-374 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (25.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (20.2% below list).
• Recommended offer: $158k (25.5% 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); 856 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 89 days — a 6% lower offer ($199k) 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 $157,873 (25.5% 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 89 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.80% ✗
• Cap rate: 4.18%
• Cash-on-cash: -7.56%
• DSCR: 0.66
• GRM: 10.4

CMA / ARV

• ARV (median comp): $233,710
• List price: $212,000
• Delta: -9.29%
• 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	0.04mi	2/2.0	1,230 (+6%)	1mo	$232,000	$189	85
1135 Clareton Dr Unit 5c	0.05mi	2/2.0	1,238 (+6%)	1mo	$219,900	$178	84
1151 Clareton Dr Unit 7c	0.04mi	2/2.0	1,230 (+6%)	5mo	$236,500	$192	82
1147 Clareton Dr Unit 7a	0.05mi	2/2.0	1,230 (+6%)	6mo	$236,500	$192	81
1005 Candleberry Drive,1 Dr	0.12mi	2/2.0	1,230 (+6%)	5mo	$231,000	$188	78
1324 Newbern Dr Unit 8c	0.04mi	2/2.0	1,230 (+6%)	9mo	$232,000	$189	78
1326 Newbern Dr Unit 8B	0.04mi	2/2.0	1,230 (+6%)	9mo	$239,900	$195	78
1030 Candleberry Dr	0.07mi	2/2.0	1,238 (+6%)	7mo	$229,000	$185	78
817 Dara Cors	0.93mi	3/2.0 (+1)	1,376 (+18%)	3mo	$272,230	$198	30
976 Raghorn Rd	1.05mi	3/2.0 (+1)	1,376 (+18%)	5mo	$272,230	$198	29
967 Raghorn Rd	1.05mi	3/2.0 (+1)	1,376 (+18%)	6mo	$274,190	$199	28
920 Raghorn Rd	0.87mi	3/2.0 (+1)	1,376 (+18%)	8mo	$271,230	$197	27

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: -31.9%
• Equity multiple: -0.03×
• Total profit: $-61,094
• Equity at exit: $31,610

10-year hold

• IRR: -50.8%
• Equity multiple: -0.61×
• Total profit: $-95,389
• 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: 856
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$1,112
• Tax est. 1.5%: −$265 /mo · $3,180/yr
• Insurance: −$88
• HOA: −$246
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-374

Break-even live

Break-even rent $2,166

Max offer price $157,873

Occupancy floor —

Sensitivity live

Price	-10% $-228	-5% $-301	+0% $-374	+5% $-447	+10% $-521
Rent	-10% $-508	-5% $-441	+0% $-374	+5% $-307	+10% $-240
Rate	-1.0pp $-267	-0.5pp $-320	base $-374	+0.5pp $-429	+1.0pp $-485

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	63d	1	1.00mi

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. 2026-08-08
   days on market $212,000 Active 89 DOM
2. 2026-08-07
   days on market $212,000 Active 88 DOM
3. 2026-08-06
   days on market $212,000 Active 87 DOM
4. 2026-08-05
   days on market $212,000 Active 86 DOM
5. 2026-08-04
   days on market $212,000 Active 85 DOM
6. 2026-08-03
   days on market $212,000 Active 84 DOM
7. 2026-07-31
   days on market $212,000 Active 81 DOM
8. 2026-07-29
   days on market $212,000 Active 79 DOM
9. 2026-07-27
   days on market $212,000 Active 77 DOM
10. 2026-07-25
    days on market $212,000 Active 75 DOM
11. 2026-07-24
    days on market $212,000 Active 74 DOM
12. 2026-07-23
    days on market $212,000 Active 73 DOM
13. 2026-07-22
    days on market $212,000 Active 72 DOM
14. 2026-07-21
    days on market $212,000 Active 71 DOM
15. 2026-07-18
    days on market $212,000 Active 68 DOM
16. 2026-07-16
    days on market $212,000 Active 66 DOM
17. 2026-07-16
    days on market $212,000 Active 65 DOM
18. 2026-07-14
    days on market $212,000 Active 64 DOM
19. 2026-07-13
    days on market $212,000 Active 63 DOM
20. 2026-07-12
    days on market $212,000 Active 62 DOM
21. 2026-07-11
    days on market $212,000 Active 61 DOM
22. 2026-07-10
    days on market $212,000 Active 60 DOM
23. 2026-07-09
    days on market $212,000 Active 59 DOM
24. 2026-07-08
    days on market $212,000 Active 58 DOM
25. 2026-07-07
    days on market $212,000 Active 57 DOM
26. 2026-07-06
    days on market $212,000 Active 56 DOM
27. 2026-07-05
    days on market $212,000 Active 55 DOM
28. 2026-07-04
    days on market $212,000 Active 54 DOM
29. 2026-07-03
    days on market $212,000 Active 53 DOM
30. 2026-07-02
    days on market $212,000 Active 52 DOM
31. 2026-07-01
    days on market $212,000 Active 51 DOM
32. 2026-06-30
    days on market $212,000 Active 50 DOM
33. 2026-06-29
    days on market $212,000 Active 49 DOM
34. 2026-06-28
    days on market $212,000 Active 48 DOM
35. 2026-06-28
    days on market $212,000 Active 47 DOM
36. 2026-06-27
    days on market $212,000 Active 46 DOM
37. 2026-06-25
    days on market $212,000 Active 44 DOM
38. 2026-06-23
    days on market $212,000 Active 42 DOM
39. 2026-06-22
    days on market $212,000 Active 41 DOM
40. 2026-06-18
    days on market $212,000 Active 38 DOM
41. 2026-06-17
    days on market $212,000 Active 37 DOM
42. 2026-06-16
    days on market $212,000 Active 36 DOM
43. 2026-06-15
    days on market $212,000 Active 35 DOM
44. 2026-06-14
    days on market $212,000 Active 33 DOM
45. 2026-06-13
    days on market $212,000 Active 32 DOM
46. 2026-06-10
    days on market $212,000 Active 30 DOM
47. 2026-06-09
    days on market $212,000 Active 29 DOM
48. 2026-06-08
    days on market $212,000 Active 28 DOM
49. 2026-06-07
    days on market $212,000 Active 27 DOM
50. 2026-06-03
    days on market $212,000 Active 23 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: $20,309
• − Mortgage interest: −$11,875
• − Property taxes: −$3,180
• − Insurance: −$1,060
• − Repairs & maintenance: −$1,625
• − Management: −$1,625
• − HOA: −$2,952
• − Depreciation: −$6,167
• Taxable loss: −$8,175
• Est. tax savings @ 24.0%: +$1,962
• After-tax cash flow: $-2,527/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%
• 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: 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