1103 Clareton Dr · Grovetown, GA 30813

$218,000

2 bd · 2.0 ba · 1,238 sqft · Other public records · 38 Days on market

Built 2022 Good condition 0.61 ac lot $176/sqft · 7% below area Est $236k · 7% under $200/mo HOA · 12% of rent ↓ 3% since listing

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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 +10.8/15.0
• Cash flow +9.3/30.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This beautiful 2-bedroom, 2-bathroom townhome is ideally located just minutes from the heart of Grovetown. Designed with comfort and convenience in mind, the home features a spacious open floorplan that enhances both flow and functionality. A welcoming front porch provides the perfect spot for relaxing, offering plenty of room for classic rocking-chair enjoyment. The main living areas are highlighted by stunning vinyl flooring. The secondary bedroom, situated at the front of the home, includes carpet and a generous closet. Adjacent is the second full bathroom, complete with tile flooring, a granite-topped single vanity, and a tub/shower combination. The laundry room is conveniently located

Key facts

• Vinyl flooring
• Open floorplan
• Tile flooring

Tags

• OPEN FLOORPLAN
• WELCOMING FRONT PORCH
• VINYL FLOORING
• TILE FLOORING
• GRANITE COUNTERTOPS
• BUILT-IN DISHWASHER

Property features AI

Finance

• Other: Subdivision: Caroleton
• HOA & community: Homeowners association with clubhouse and playground; HOA fee $2,400 annually (approximately $200/month); Community pool, sidewalks, and street lights

Exterior

• Parking: Attached garage; Concrete driveway/parking; 1 garage space (1 total parking space)
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Water connected; Cable available
• Home design: Townhouse; One-level / single-story; Entry at level 1
• Construction: Vinyl siding with frame construction; Metal roof; Slab foundation; Built as residential townhouse
• Exterior features: Covered patio and porch; Patio; Porch; Fenced yard; Landscaped yard; Front and rear sprinklers; Paved road access; Has a view

Interior

• Kitchen: Range; Dishwasher; Microwave; Garbage disposal
• Bedrooms: Bedrooms not specified
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric heating; Forced air; Heat pump
• Interior features: Walk-in closets; Entrance foyer; Kitchen island; Pantry; Built-in features; Eat-in kitchen; Window coverings; Vented exhaust fan
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $218k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-159 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (20.9% below list).
• Recommended offer: $173k (20.9% below list) — sets the bar for 1% rule.

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); Grovetown Middle School (math 25% / reading 38%, grade F, #234 of 470 statewide, top 50%, 1,080 students, 49% FRL); Grovetown High School (math 15% / reading 25%, grade F, #232 of 424 statewide, top 56%, 2,236 students, 34% FRL).
• Zoned-school proficiency averages 33% at this address vs 50% district-wide (-18 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); 724 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 $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 38 days — a 3% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $172,520 (20.9% 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 38 days. Have you received any prior offers? Is the seller open to a 21% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.79% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 10.5

CMA / ARV

• ARV (median comp): $235,528
• List price: $218,000
• Delta: -7.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.6%
• Equity multiple: 0.20×
• Total profit: $-48,564
• Equity at exit: $32,505

10-year hold

• IRR: -24.5%
• Equity multiple: -0.11×
• Total profit: $-67,644
• Equity at exit: $18,849

Cash invested: $61,040 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,725 medium
• Mortgage (P&I): −$1,143
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$91
• HOA: −$200
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-159

Break-even live

Break-even rent $1,926

Max offer price $189,929

Occupancy floor —

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: $54,500
• Closing costs: $6,540
• 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	14d	1	1.05mi

HOA detail

• Monthly dues: $200 · $2,400/yr

Listing history 21 events

1. 2026-06-18
   days on market $218,000 Active 38 DOM
2. 2026-06-17
   days on market $218,000 Active 37 DOM
3. 2026-06-16
   days on market $218,000 Active 36 DOM
4. 2026-06-15
   days on market $218,000 Active 35 DOM
5. 2026-06-14
   days on market $218,000 Active 33 DOM
6. 2026-06-13
   days on market $218,000 Active 32 DOM
7. 2026-06-10
   days on market $218,000 Active 30 DOM
8. 2026-06-09
   days on market $218,000 Active 29 DOM
9. 2026-06-08
   days on market $218,000 Active 28 DOM
10. 2026-06-07
    days on market $218,000 Active 27 DOM
11. 2026-06-03
    days on market $218,000 Active 23 DOM
12. 2026-06-02
    days on market $218,000 Active 22 DOM
13. 2026-06-01
    days on market $218,000 Active 21 DOM
14. 2026-05-31
    days on market $218,000 Active 20 DOM
15. 2026-05-30
    days on market $218,000 Active 19 DOM
16. 2026-05-18
    price $218,000 1327-char remark
17. 2026-05-11
    historical
18. 2026-03-03
    price $224,000
19. 2025-12-19
    price $228,500
20. 2025-11-18
    listed $224,000 Active 1327-char remark
21. 2025-11-18
    listed $238,000 Active

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $2,006 · $167/mo
• Expected delta: +$952/yr (+$79/mo · 90.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,702
• − Mortgage interest: −$12,211
• − Property taxes: −$1,053
• − Insurance: −$1,090
• − Repairs & maintenance: −$1,656
• − Management: −$1,656
• − HOA: −$2,400
• − Depreciation: −$6,342
• Taxable loss: −$5,706
• Est. tax savings @ 24.0%: +$1,370
• After-tax cash flow: $-537/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 Cosmetic rehab

This well-maintained townhouse is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Rental trim bushes — improves landscaping
• Both install smart home devices — increases convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Rental trim bushes — improves landscaping ↑
• Both install smart home devices — increases convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-2.7% since first listed

6 events — show timeline

• 2026-05-18 Price Changed $218,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-03 Price Changed $224,000 Hive MLS
• 2025-12-19 Price Changed $228,500 Hive MLS
• 2025-11-18 Listed $238,000 Hive MLS
• 2025-11-18 Listed $224,000 Hive MLS

Property tax history

-36.0%/yr

Latest (2025): $1,053 · -6.1% YoY. Source: county tax records.