4412 Grove Landing Dr · Grovetown, GA 30813

$299,000

5 bd · 3.0 ba · 3,034 sqft · Other public records

Built 2009 5,663 sqft lot $31/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).

• Cash flow +12.1/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE COTTAGES ENERGY STAR CERTIFIED, TWO STORY BRICK HOME, This home has all the extras! UNIQUELY SUITED FOR THE FAMILY, 3 BEDROOMS DOWN INCLUDING OWNER'S, 2 BEDROOMS UP PLUS HUGE GAME ROOM OR ANOTHER FAMILY ROOM, GRANITE COUNTER TOPS IN KITCHEN, STAINLESS STEEL APPLIANCES, SEPARATE SHOWER & GARDEN TUB IN OWNERS' BATHROOM, SIDE WRAP AROUND DECK/PORCH, SHADOWBOX PRIVACY FENCE, SECURITY SYSTEM, FRONT AND BACK YARDS ARE SODDED, SPRINKLER SYSTEMS FRONT & BACK YARD, GUTTERS & DOWNSPOUTS, ARCHITECTURAL SHINGLES. THIS HOME IS AWESOME AND IS IN A GREAT SCHOOL DISTRICT AND NEIGHBORHOOD WITH AMENITIES!

Key facts

• 5,663 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath other listed at $299k.

Deal economics

• At list price, monthly cash flow is $-63 ($-757/yr) — negative.
• To cash-flow at today's rent, offer at most $288k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $251k (16.1% below list).
• Recommended offer: $251k (16.1% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• 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 $2k of loan paydown is wiped out by about $9k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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.
• Current owner paid $196k; list at $299k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,996 (16.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.04%
• Cash-on-cash: -0.90%
• DSCR: 0.96
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.9%
• Equity multiple: 0.32×
• Total profit: $-57,030
• Equity at exit: $44,582

10-year hold

• IRR: -17.2%
• Equity multiple: 0.13×
• Total profit: $-72,869
• Equity at exit: $25,852

Cash invested: $83,720 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,510 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$322 /mo · $3,869/yr
• Insurance: −$125
• HOA: −$31
• Vacancy / Maint / Mgmt: −$527
• Net cashflow: $-63

Break-even live

Break-even rent $2,590

Max offer price $287,858

Occupancy floor 98%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3333 Grove Landing Cir Grovetown, GA	5.0	3.0	2696	$2,220	$0.82	23d	1	0.12mi
3375 Grove Landing Cir Grovetown, GA	4.0	3.0	2500	$2,200	$0.88	44d	1	0.31mi
3402 Grove Landing Cir Grovetown, GA	5.0	3.0	2854	$2,561	$0.90	23d	1	0.35mi
6017 Reynolds Cir Grovetown, GA	5.0	4.0	3500	$2,585	$0.74	14d	1	0.59mi
4007 Corners Way Unit Na Grovetown, GA	4.0	3.0	2226	$2,295	$1.03	14d	1	0.64mi
453 Arrowwood Dr Grovetown, GA	5.0	3.0	3167	$2,550	$0.81	23d	1	0.76mi
453 Arrowwood Dr Grovetown, GA	5.0	3.0	3167	$2,550	$0.81	44d	1	0.76mi
8022 Battle St Grovetown, GA	4.0	2.5	2461	$2,200	$0.89	44d	1	0.80mi
532 Myrtle Crst Grovetown, GA	5.0	3.5	2833	$2,395	$0.85	23d	1	0.89mi
495 Lory Ln Grovetown, GA	4.0	2.5	2690	$2,200	$0.82	44d	1	1.07mi
156 Swinton Pond Rd Grovetown, GA	4.0	2.5	2294	$2,300	$1.00	44d	1	1.10mi
1241 Sambar Cir Grovetown, GA	5.0	3.0	3209	$2,400	$0.75	44d	1	1.14mi
1240 Sambar Cir Grovetown, GA	5.0	3.0	2648	$2,300	$0.87	44d	1	1.15mi
1203 Sambar Cir Grovetown, GA	5.0	3.5	2846	$2,750	$0.97	14d	1	1.17mi
479 Sebastian Dr Grovetown, GA	4.0	2.5	2517	$2,200	$0.87	44d	1	1.36mi
1387 Highwoods Pass Grovetown, GA	5.0	4.0	4067	$2,950	$0.73	14d	1	1.37mi

HOA detail

• Monthly dues: $31 · $372/yr
• Likely covers: security

Listing history 14 events

1. 2026-04-21
   status Pending
2. 2026-04-21
   historical
3. 2026-04-21
   historical
4. 2026-03-26
   listed $299,000 Active
5. 2026-03-26
   listed $299,000
6. 2026-02-13
   price $189,900 616-char remark

   Show marketing remark (616 chars)

   THE COTTAGES ENERGY STAR CERTIFIED, TWO STORY BRICK HOME, This home has all the extras! UNIQUELY SUITED FOR THE FAMILY, 3 BEDROOMS DOWN INCLUDING OWNER'S, 2 BEDROOMS UP PLUS HUGE GAME ROOM OR ANOTHER FAMILY ROOM, GRANITE COUNTER TOPS IN KITCHEN, STAINLESS STEEL APPLIANCES, SEPARATE SHOWER & GARDEN TUB IN OWNERS' BATHROOM, SIDE WRAP AROUND DECK/PORCH, SHADOWBOX PRIVACY FENCE, SECURITY SYSTEM, FRONT AND BACK YARDS ARE SODDED, SPRINKLER SYSTEMS FRONT & BACK YARD, GUTTERS & DOWNSPOUTS, ARCHITECTURAL SHINGLES. THIS HOME IS AWESOME AND IS IN A GREAT SCHOOL DISTRICT AND NEIGHBORHOOD WITH AMENITIES!

7. 2025-03-04
   soldstatus $195,900 616-char remark

   Show marketing remark (616 chars)

   THE COTTAGES ENERGY STAR CERTIFIED, TWO STORY BRICK HOME, This home has all the extras! UNIQUELY SUITED FOR THE FAMILY, 3 BEDROOMS DOWN INCLUDING OWNER'S, 2 BEDROOMS UP PLUS HUGE GAME ROOM OR ANOTHER FAMILY ROOM, GRANITE COUNTER TOPS IN KITCHEN, STAINLESS STEEL APPLIANCES, SEPARATE SHOWER & GARDEN TUB IN OWNERS' BATHROOM, SIDE WRAP AROUND DECK/PORCH, SHADOWBOX PRIVACY FENCE, SECURITY SYSTEM, FRONT AND BACK YARDS ARE SODDED, SPRINKLER SYSTEMS FRONT & BACK YARD, GUTTERS & DOWNSPOUTS, ARCHITECTURAL SHINGLES. THIS HOME IS AWESOME AND IS IN A GREAT SCHOOL DISTRICT AND NEIGHBORHOOD WITH AMENITIES!

8. 2024-07-19
   listed $559,900 616-char remark

   Show marketing remark (616 chars)

   THE COTTAGES ENERGY STAR CERTIFIED, TWO STORY BRICK HOME, This home has all the extras! UNIQUELY SUITED FOR THE FAMILY, 3 BEDROOMS DOWN INCLUDING OWNER'S, 2 BEDROOMS UP PLUS HUGE GAME ROOM OR ANOTHER FAMILY ROOM, GRANITE COUNTER TOPS IN KITCHEN, STAINLESS STEEL APPLIANCES, SEPARATE SHOWER & GARDEN TUB IN OWNERS' BATHROOM, SIDE WRAP AROUND DECK/PORCH, SHADOWBOX PRIVACY FENCE, SECURITY SYSTEM, FRONT AND BACK YARDS ARE SODDED, SPRINKLER SYSTEMS FRONT & BACK YARD, GUTTERS & DOWNSPOUTS, ARCHITECTURAL SHINGLES. THIS HOME IS AWESOME AND IS IN A GREAT SCHOOL DISTRICT AND NEIGHBORHOOD WITH AMENITIES!

9. 2021-10-21
   soldstatus $264,100
10. 2019-12-17
    soldstatus $14,137,300
11. 2010-08-13
    soldstatus $195,900 Closed 616-char remark

    Show marketing remark (616 chars)

    THE COTTAGES ENERGY STAR CERTIFIED, TWO STORY BRICK HOME, This home has all the extras! UNIQUELY SUITED FOR THE FAMILY, 3 BEDROOMS DOWN INCLUDING OWNER'S, 2 BEDROOMS UP PLUS HUGE GAME ROOM OR ANOTHER FAMILY ROOM, GRANITE COUNTER TOPS IN KITCHEN, STAINLESS STEEL APPLIANCES, SEPARATE SHOWER & GARDEN TUB IN OWNERS' BATHROOM, SIDE WRAP AROUND DECK/PORCH, SHADOWBOX PRIVACY FENCE, SECURITY SYSTEM, FRONT AND BACK YARDS ARE SODDED, SPRINKLER SYSTEMS FRONT & BACK YARD, GUTTERS & DOWNSPOUTS, ARCHITECTURAL SHINGLES. THIS HOME IS AWESOME AND IS IN A GREAT SCHOOL DISTRICT AND NEIGHBORHOOD WITH AMENITIES!

12. 2010-08-13
    soldstatus $195,900

    Show marketing remark (616 chars)

    THE COTTAGES ENERGY STAR CERTIFIED, TWO STORY BRICK HOME, This home has all the extras! UNIQUELY SUITED FOR THE FAMILY, 3 BEDROOMS DOWN INCLUDING OWNER'S, 2 BEDROOMS UP PLUS HUGE GAME ROOM OR ANOTHER FAMILY ROOM, GRANITE COUNTER TOPS IN KITCHEN, STAINLESS STEEL APPLIANCES, SEPARATE SHOWER & GARDEN TUB IN OWNERS' BATHROOM, SIDE WRAP AROUND DECK/PORCH, SHADOWBOX PRIVACY FENCE, SECURITY SYSTEM, FRONT AND BACK YARDS ARE SODDED, SPRINKLER SYSTEMS FRONT & BACK YARD, GUTTERS & DOWNSPOUTS, ARCHITECTURAL SHINGLES. THIS HOME IS AWESOME AND IS IN A GREAT SCHOOL DISTRICT AND NEIGHBORHOOD WITH AMENITIES!

13. 2009-07-15
    listed $189,900
14. 2009-06-15
    soldstatus $59,800

ⓘ 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: $3,869 · $322/mo
• Projected year-2 tax: $3,869 · $322/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $30,120
• − Mortgage interest: −$16,749
• − Property taxes: −$3,869
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,410
• − Management: −$2,410
• − HOA: −$372
• − Depreciation: −$8,698
• Taxable loss: −$5,882
• Est. tax savings @ 24.0%: +$1,412
• After-tax cash flow: $655/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

+400.0% since first listed

14 events — show timeline

• 2026-04-21 Pending — Hive MLS
• 2026-04-21 Listing Removed — Hive MLS
• 2026-04-21 Listing Removed — Hive MLS
• 2026-03-26 Listed $299,000 Hive MLS
• 2026-03-26 Listed $299,000 Hive MLS
• 2026-02-13 Price Changed $189,900 Hive MLS
• 2025-03-04 Sold (MLS) $195,900 Hive MLS
• 2024-07-19 Listed $559,900 Hive MLS
• 2021-10-21 Sold (Public Records) $264,100 Public Records
• 2019-12-17 Sold (Public Records) $14,137,300 Public Records
• 2010-08-13 Sold (MLS) $195,900 Hive MLS
• 2010-08-13 Sold (MLS) $195,900 Hive MLS
• 2009-07-15 Listed $189,900 Hive MLS
• 2009-06-15 Sold (Public Records) $59,800 Public Records

Property tax history

+4.4%/yr

Latest (2025): $3,869 · -5.1% YoY. Source: county tax records.