5263 Woodland Rd · Grovetown, GA 30813

$110,000

4 bd · 3.0 ba · 3,648 sqft · Other public records · 15 Days on market

Built 1998 4.27 ac lot $30/sqft · 72% below area

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Exceptional Opportunity in Prime Location! * * Discover the potential of this spacious home that sits on 4.27 acers. .. perfectly situated just 2 miles from Ft. Gordon Gate 6. This property offers the versatility to be transformed into either a 4 bedroom, 3 bathroom or a 5 bedroom, 4 bathroom residence, catering to your needs. The structure is already framed and boasts 1.5 stories, making it a blank canvas ready for your finishing touches. Enjoy ample privacy as the house is set back from the road, while still being conveniently located near shopping and entertainment options. Don't miss out on this chance to create your dream home in a fantastic location!

Key facts

• 1.5 stories
• 4.27 acres
• 4.27 acre lot

Tags

• 4.27 ACRES
• 2 MILES FROM FT. GORDON GATE 6
• 1.5 STORIES
• SET BACK FROM THE ROAD

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath other listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.0% 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: 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); 724 active listings in the ZIP; 3 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).
• This rent runs 35% 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 $761 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y ago; this cycle's ask has dropped $70k (39%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 59% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.27% ✓
• Cap rate: 20.02%
• Cash-on-cash: 49.01%
• DSCR: 3.18
• GRM: 3.7

CMA / ARV

• ARV (median comp): $388,610
• List price: $110,000
• Delta: -71.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: 44.5%
• Equity multiple: 2.87×
• Total profit: $57,740
• Equity at exit: $16,401

10-year hold

• IRR: 49.6%
• Equity multiple: 5.40×
• Total profit: $135,430
• Equity at exit: $9,511

Cash invested: $30,800 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $1,258

Break-even live

Break-even rent $907

Max offer price $110,000

Occupancy floor 45%

Sensitivity live

Price	-10% $1,320	-5% $1,289	+0% $1,258	+5% $1,227	+10% $1,196
Rent	-10% $1,061	-5% $1,159	+0% $1,258	+5% $1,357	+10% $1,455
Rate	-1.0pp $1,313	-0.5pp $1,286	base $1,258	+0.5pp $1,229	+1.0pp $1,200

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8022 Battle St Grovetown, GA	4.0	2.5	2461	$2,200	$0.89	44d	1	0.84mi
6017 Reynolds Cir Grovetown, GA	5.0	4.0	3500	$2,585	$0.74	14d	1	0.85mi
3333 Grove Landing Cir Grovetown, GA	5.0	3.0	2696	$2,220	$0.82	24d	1	1.48mi

Listing history 23 events

1. 2026-05-11
   historical Active Under Contract 674-char remark

   Show marketing remark (674 chars)

   * * Exceptional Opportunity in Prime Location! * * Discover the potential of this spacious home that sits on 4.27 acers. .. perfectly situated just 2 miles from Ft. Gordon Gate 6. This property offers the versatility to be transformed into either a 4 bedroom, 3 bathroom or a 5 bedroom, 4 bathroom residence, catering to your needs. The structure is already framed and boasts 1.5 stories, making it a blank canvas ready for your finishing touches. Enjoy ample privacy as the house is set back from the road, while still being conveniently located near shopping and entertainment options. Don't miss out on this chance to create your dream home in a fantastic location!

2. 2026-05-11
   historical

   Show marketing remark (674 chars)

   * * Exceptional Opportunity in Prime Location! * * Discover the potential of this spacious home that sits on 4.27 acers. .. perfectly situated just 2 miles from Ft. Gordon Gate 6. This property offers the versatility to be transformed into either a 4 bedroom, 3 bathroom or a 5 bedroom, 4 bathroom residence, catering to your needs. The structure is already framed and boasts 1.5 stories, making it a blank canvas ready for your finishing touches. Enjoy ample privacy as the house is set back from the road, while still being conveniently located near shopping and entertainment options. Don't miss out on this chance to create your dream home in a fantastic location!

3. 2026-05-06
   price $110,000
4. 2026-04-30
   price $175,000
5. 2026-03-26
   listed $110,000 Active 674-char remark

   Show marketing remark (674 chars)

   * * Exceptional Opportunity in Prime Location! * * Discover the potential of this spacious home that sits on 4.27 acers. .. perfectly situated just 2 miles from Ft. Gordon Gate 6. This property offers the versatility to be transformed into either a 4 bedroom, 3 bathroom or a 5 bedroom, 4 bathroom residence, catering to your needs. The structure is already framed and boasts 1.5 stories, making it a blank canvas ready for your finishing touches. Enjoy ample privacy as the house is set back from the road, while still being conveniently located near shopping and entertainment options. Don't miss out on this chance to create your dream home in a fantastic location!

6. 2026-03-26
   listed $180,000 Active

   Show marketing remark (674 chars)

   * * Exceptional Opportunity in Prime Location! * * Discover the potential of this spacious home that sits on 4.27 acers. .. perfectly situated just 2 miles from Ft. Gordon Gate 6. This property offers the versatility to be transformed into either a 4 bedroom, 3 bathroom or a 5 bedroom, 4 bathroom residence, catering to your needs. The structure is already framed and boasts 1.5 stories, making it a blank canvas ready for your finishing touches. Enjoy ample privacy as the house is set back from the road, while still being conveniently located near shopping and entertainment options. Don't miss out on this chance to create your dream home in a fantastic location!

7. 2026-02-13
   price $49,900
8. 2025-12-23
   historical
9. 2025-12-23
   historical
10. 2025-10-15
    listed $205,000
11. 2025-10-15
    listed $205,000 Active
12. 2025-03-24
    historical
13. 2024-10-30
    listed $389,000
14. 2020-10-13
    soldstatus $95,000
15. 2020-10-09
    soldstatus $95,000
16. 2020-10-09
    soldstatus $95,000
17. 2019-06-03
    listed $120,000
18. 2019-06-03
    listed $120,000
19. 2010-04-23
    soldstatus $35,000 Closed
20. 2010-04-23
    soldstatus $35,000
21. 2010-02-02
    listed $49,900
22. 2009-01-26
    soldstatus $178,415
23. 2005-04-20
    soldstatus $32,000

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $1,127 · $94/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $29,994
• − Mortgage interest: −$6,162
• − Property taxes: −$1,127
• − Insurance: −$550
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$3,200
• Taxable income: $14,156
• Est. tax owed @ 24.0%: −$3,397
• After-tax cash flow: $11,698/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

• Census place: Grovetown, GA
• 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

+243.8% since first listed

23 events — show timeline

• 2026-05-11 Contingent — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-06 Price Changed $110,000 Hive MLS
• 2026-04-30 Price Changed $175,000 Hive MLS
• 2026-03-26 Listed $180,000 Hive MLS
• 2026-03-26 Listed $110,000 Hive MLS
• 2026-02-13 Price Changed $49,900 Hive MLS
• 2025-12-23 Listing Removed — Hive MLS
• 2025-12-23 Listing Removed — Hive MLS
• 2025-10-15 Listed $205,000 Hive MLS
• 2025-10-15 Listed $205,000 Hive MLS
• 2025-03-24 Listing Removed — Hive MLS
• 2024-10-30 Listed $389,000 Hive MLS
• 2020-10-13 Sold (Public Records) $95,000 Public Records
• 2020-10-09 Sold (MLS) $95,000 Hive MLS
• 2020-10-09 Sold (MLS) $95,000 Hive MLS
• 2019-06-03 Listed $120,000 Hive MLS
• 2019-06-03 Listed $120,000 Hive MLS
• 2010-04-23 Sold (MLS) $35,000 Hive MLS
• 2010-04-23 Sold (MLS) $35,000 Hive MLS
• 2010-02-02 Listed $49,900 Hive MLS
• 2009-01-26 Sold (Public Records) $178,415 Public Records
• 2005-04-20 Sold (Public Records) $32,000 Public Records

Property tax history

+6.9%/yr

Latest (2025): $1,127 · +2.8% YoY. Source: county tax records.