536 Fermoy Ln · Grovetown, GA 30813

$329,500

4 bd · 2.0 ba · 2,032 sqft · Other public records · 37 Days on market

Built 2021 7,841 sqft lot $162/sqft · 14% below area Est $384k · 14% under $33/mo HOA · 1% 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 +13.8/15.0
• Cash flow +7.1/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

3.25% Assumable Loan! Price drastically reduced on this like new 4 Bedroom, 2.5 bathroom home in the much desirable neighborhood of Canterbury Farms. This open floor plan allows for plenty of Family & Friends to entertain. This home is complete with a whole house water filtration/water softener system! The spacious great room with a fireplace opens up to the kitchen that offers granite countertops, stainless-steel appliances, pantry and dining area. Upstairs You'll find 4 Bedrooms & 2 Full Bathrooms. The Owners Suite Has A Spacious Bath With Double Vanity, walk-in closet, a Soaking Tub & Separate Shower. Spend Your Evenings On The Covered Back Porch overlooking the lar

Key facts

• Granite countertops
• Covered back porch
• 7,841 sq ft lot

Tags

• WHOLE HOUSE WATER FILTRATION
• GREAT ROOM WITH FIREPLACE
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• COVERED BACK PORCH
• FULLY FENCED FLAT YARD

Property features AI

Finance

• Other: Subdivision: Canterbury Farms
• HOA & community: Homeowners association with annual fee ($400/year); Community pool; Playground; Trails; Sidewalks; Street lights

Exterior

• Parking: Attached garage; 2 garage spaces (attached); 2 total parking spaces; Concrete driveway
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two-story home; Entry level: 1
• Construction: Built with stone, fiber cement, and frame materials; Composition roof; Slab foundation
• Exterior features: Covered patio/front and rear porches; Privacy fencing; Fenced yard; Landscaped yard; Front and rear sprinklers; Paved road access; Has a view

Interior

• Kitchen: Range; Cooktop; Dishwasher; Disposal; Microwave; Electric water heater
• Bedrooms: 4 total rooms (bedroom count not separately specified)
• Flooring: Carpet; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Electric heating; Fireplace(s)
• Interior features: Walk-in closets; Entrance foyer; Eat-in kitchen; Window coverings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $330k.

Deal economics

• At list price, monthly cash flow is $-462 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $263k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (29.0% below list).
• Recommended offer: $234k (29.0% 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: Cedar Ridge Elementary School (math 45% / reading 44%, grade F, #336 of 1,228 statewide, top 29%, 1,150 students, 42% 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 schools average 42% FRL vs 26% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 32% 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; 40 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 32% 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 $2k of loan paydown is wiped out by about $10k 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 37 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,983 (29.0% 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 37 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 4.61%
• Cash-on-cash: -6.00%
• DSCR: 0.73
• GRM: 11.7

CMA / ARV

• ARV (median comp): $383,547
• List price: $329,500
• Delta: -14.09%
• 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: -28.7%
• Equity multiple: 0.06×
• Total profit: $-87,016
• Equity at exit: $49,130

10-year hold

• IRR: -37.7%
• Equity multiple: -0.41×
• Total profit: $-130,315
• Equity at exit: $28,489

Cash invested: $92,260 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,340 high
• Mortgage (P&I): −$1,728
• Tax est. 1.5%: −$412 /mo · $4,942/yr
• Insurance: −$137
• HOA: −$33
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-462

Break-even live

Break-even rent $2,924

Max offer price $262,701

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-348	+0% $-462	+5% $-575	+10% $-689
Rent	-10% $-646	-5% $-554	+0% $-462	+5% $-369	+10% $-277
Rate	-1.0pp $-296	-0.5pp $-378	base $-462	+0.5pp $-547	+1.0pp $-634

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: $82,375
• Closing costs: $9,885
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Navan Ln Grovetown, GA	4.0	3.0	2875	$2,450	$0.85	14d	1	0.08mi
705 Navan Ln Grovetown, GA	5.0	3.0	2798	$2,495	$0.89	14d	1	0.09mi
2109 Kinsale Ave Grovetown, GA	3.0	2.0	1956	$1,995	$1.02	22d	1	0.28mi
306 AVIGNON Unit TP77 Grovetown, GA	4.0	3.5	2460	$2,800	$1.14	24d	1	0.31mi
306 AVIGNON Unit TP77 Grovetown, GA	4.0	3.5	2460	$2,800	$1.14	44d	1	0.32mi
2467 Newbury Ave Grovetown, GA	4.0	3.0	2236	$2,300	$1.03	14d	1	0.32mi
918 Williford Run Dr Grovetown, GA	4.0	2.5	2190	$2,195	$1.00	14d	1	0.41mi
835 Williford Run Dr Grovetown, GA	5.0	3.0	2889	$2,495	$0.86	14d	1	0.43mi
1721 Dunmore Ave Grovetown, GA	4.0	3.0	2112	$2,200	$1.04	14d	1	0.44mi
3615 Penrith Dr Grovetown, GA	4.0	2.0	1842	$2,125	$1.15	44d	1	0.45mi
1007 Linsmore Ave Grovetown, GA	3.0	2.5	1574	$2,100	$1.33	44d	1	0.49mi
456 Brantley Cove Cir Grovetown, GA	3.0	2.5	1652	$1,995	$1.21	44d	1	0.50mi
2612 Waites Dr Grovetown, GA	5.0	3.0	2754	$2,295	$0.83	44d	1	0.51mi
738 Woodvine Dr Grovetown, GA	3.0	2.5	1772	$2,135	$1.20	22d	1	0.53mi
484 Brantley Cove Cir Grovetown, GA	4.0	2.5	2128	$2,200	$1.03	44d	1	0.53mi
484 Brantley Cove Cir Grovetown, GA	4.0	2.5	2128	$2,200	$1.03	24d	1	0.53mi
488 Brantley Cove Cir Grovetown, GA	3.0	2.5	2161	$2,100	$0.97	44d	1	0.54mi
1042 Linsmore Ave Grovetown, GA	3.0	3.0	1550	$1,900	$1.23	22d	1	0.55mi
1042 Linsmore Ave Grovetown, GA	3.0	2.5	1550	$1,900	$1.23	24d	1	0.55mi
1055 Linsmore Ave Grovetown, GA	3.0	2.5	1540	$1,875	$1.22	14d	1	0.56mi
1058 Linsmore Ave Grovetown, GA	3.0	2.5	1540	$1,875	$1.22	24d	1	0.57mi
1063 Linsmore Ave Grovetown, GA	3.0	2.5	1656	$1,975	$1.19	24d	1	0.58mi
1066 Linsmore Ave Grovetown, GA	3.0	2.5	1574	$1,720	$1.09	14d	1	0.59mi
3915 Griese Ln Grovetown, GA	4.0	2.5	1924	$1,975	$1.03	44d	1	1.14mi
1101 Clareton Dr Grovetown, GA	3.0	3.0	1601	$1,895	$1.18	24d	1	1.15mi
3926 Griese Ln Grovetown, GA	4.0	2.5	1936	$2,231	$1.15	24d	1	1.17mi
724 Buddy Ct Grovetown, GA	3.0	2.0	1612	$1,870	$1.16	24d	1	1.22mi
5336 Nikki Way Unit 1 Grovetown, GA	4.0	2.5	1755	$1,895	$1.08	44d	1	1.22mi
5336 Nikki Way Grovetown, GA	4.0	3.0	1755	$1,895	$1.08	24d	1	1.22mi
700 Keyes Dr Grovetown, GA	3.0	2.5	1950	$2,050	$1.05	24d	1	1.23mi
700 Keyes Dr Grovetown, GA	3.0	2.5	1950	$2,125	$1.09	44d	1	1.23mi
703 Buddy Ct Grovetown, GA	3.0	2.5	1545	$1,750	$1.13	44d	1	1.27mi
703 Buddy Ct Grovetown, GA	3.0	2.5	1545	$1,750	$1.13	24d	1	1.27mi
1203 Sambar Cir Grovetown, GA	5.0	3.5	2846	$2,750	$0.97	14d	1	1.30mi
1117 Jolly LN Grovetown, GA	3.0	2.5	1461	$1,995	$1.37	14d	1	1.32mi
1115 Jolly Ln , GA	3.0	2.5	1461	$2,035	$1.39	14d	1	1.32mi
756 Keyes Dr Grovetown, GA	3.0	3.0	1992	$2,000	$1.00	14d	1	1.38mi
1240 Sambar Cir Grovetown, GA	5.0	3.0	2648	$2,300	$0.87	44d	1	1.40mi
536 Stirling Bridge Rd Grovetown, GA	3.0	2.0	1450	$1,750	$1.21	24d	1	1.41mi
1161 Fawn Forest Rd Grovetown, GA	4.0	2.0	1865	$2,700	$1.45	44d	1	1.43mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: water

Listing history 28 events

1. 2026-06-18
   days on market $329,500 Active 37 DOM
2. 2026-06-17
   days on market $329,500 Active 36 DOM
3. 2026-06-16
   days on market $329,500 Active 35 DOM
4. 2026-06-15
   days on market $329,500 Active 34 DOM
5. 2026-06-14
   days on market $329,500 Active 32 DOM
6. 2026-06-13
   days on market $329,500 Active 31 DOM
7. 2026-06-10
   days on market $329,500 Active 29 DOM
8. 2026-06-09
   days on market $329,500 Active 28 DOM
9. 2026-06-08
   days on market $329,500 Active 27 DOM
10. 2026-06-07
    days on market $329,500 Active 26 DOM
11. 2026-06-03
    days on market $329,500 Active 23 DOM
12. 2026-06-02
    days on market $329,500 Active 22 DOM
13. 2026-06-01
    days on market $329,500 Active 21 DOM
14. 2026-05-31
    days on market $329,500 Active 20 DOM
15. 2026-05-30
    days on market $329,500 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-04-29
    price $329,500
18. 2026-03-02
    price $339,000
19. 2025-12-04
    listed $344,900 Active
20. 2025-12-04
    listed $329,500 Active 990-char remark
21. 2025-05-28
    historical
22. 2025-05-28
    historical
23. 2025-05-03
    listed $344,900
24. 2025-05-03
    listed $344,900
25. 2021-10-15
    soldstatus $301,125
26. 2021-10-15
    soldstatus $301,125
27. 2021-06-14
    listed $299,900
28. 2021-06-14
    listed $299,900

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $28,078
• − Mortgage interest: −$18,457
• − Property taxes: −$4,942
• − Insurance: −$1,648
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − HOA: −$396
• − Depreciation: −$9,585
• Taxable loss: −$11,443
• Est. tax savings @ 24.0%: +$2,746
• After-tax cash flow: $-2,793/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

+9.9% since first listed

15 events — show timeline

• 2026-06-04 Relisted — Hive MLS
• 2026-06-03 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-29 Price Changed $329,500 Hive MLS
• 2026-03-02 Price Changed $339,000 Hive MLS
• 2025-12-04 Listed $344,900 Hive MLS
• 2025-12-04 Listed $329,500 Hive MLS
• 2025-05-28 Listing Removed — Hive MLS
• 2025-05-28 Listing Removed — Hive MLS
• 2025-05-03 Listed $344,900 Hive MLS
• 2025-05-03 Listed $344,900 Hive MLS
• 2021-10-15 Sold (MLS) $301,125 Hive MLS
• 2021-10-15 Sold (MLS) $301,125 Hive MLS
• 2021-06-14 Listed $299,900 Hive MLS
• 2021-06-14 Listed $299,900 Hive MLS

Property tax history

-73.0%/yr

Latest (2025): $60 · -78.2% YoY. Source: county tax records.