1065 Nathan Jones · Grovetown, GA 30814

$319,900

3 bd · 2.0 ba · 2,412 sqft · Other public records · 38 Days on market

Built 1976 1.10 ac lot $133/sqft · 16% below area Est $381k · 16% under

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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 +14.7/15.0
• Cash flow +8.2/30.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• 1% rule +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy the charm of small-town living while still being just a short drive away from Harlem or Grovetown and all the conveniences they offer. As you step inside, you'll be welcomed by the warm and inviting atmosphere of this lovingly maintained home. The home's floor plan offers a spacious living area, dining space, and a beautifully appointed kitchen. The centerpiece of the living area is a beautiful stone fireplace, providing both warmth and a touch of elegance. Natural light pours in through the large windows, creating a bright and cheerful ambiance throughout. The master suite is a true sanctuary, offering a private space to unwind with a wood burning fireplace and en-suite bathroom with a huge soaking tub. The two additional bedrooms are perfect for family, guests, or as a home office. The 1-acre lot provides ample space for outdoor activities and gardening. Enjoy the tranquility of the surrounding natural beauty as you relax on the covered front porch, or your brick paved outdoor patio. The 2-car garage and attached carport offer plenty of parking space, ensuring your vehicles are protected from the elements. For those who enjoy hobbies or need extra storage, there's an outbuilding on the property. This versatile space can be used for a workshop or as additional storage for your outdoor equipment and tools. Don't miss this incredible opportunity to make this charming Southern home your own. Schedule your showing today and experience the timeless beauty and warmth of this lovely property.

Key facts

• Expansive lot
• Approximately 1 acre
• Oversized kitchen

Tags

• APPROXIMATELY 1 ACRE
• OVERSIZED KITCHEN
• EXPANSIVE LOT
• EASY ACCESS TO FORT GORDON
• QUIET SURROUNDINGS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Garage
• Utilities: Public water; Public sewer; Electricity available; High-speed internet available; Cable available; Phone available; Sewer connected; Water available
• Home design: Single-family residence; One-story house; Resale property
• Construction: Brick construction; Composition roof; Built in 1976
• Exterior features: Greenbelt; Level lot; Stable(s)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Ice maker; Stainless steel appliances; Electric water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Bookcases; Double vanity; Separate shower; Soaking tub; Three fireplaces (family room and other)
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $320k.

Deal economics

• At list price, monthly cash flow is $-303 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (30.1% below list).
• Recommended offer: $224k (30.1% 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: North Harlem Elementary School (math 41% / reading 40%, grade F, #419 of 1,228 statewide, top 35%, 862 students, 48% 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 31% at this address vs 50% district-wide (-19 pts) — the specific schools serving this property underperform the Columbia County average; the district grade overstates school quality for this exact location.
• Market conditions: 146 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $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 38 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $260k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% 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 $223,700 (30.1% 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. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 30% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.70% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.06%
• DSCR: 0.82
• GRM: 11.9

CMA / ARV

• ARV (median comp): $380,566
• List price: $319,900
• Delta: -15.94%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.2%
• Equity multiple: 0.21×
• Total profit: $-71,179
• Equity at exit: $47,698

10-year hold

• IRR: -17.8%
• Equity multiple: 0.03×
• Total profit: $-87,033
• Equity at exit: $27,659

Cash invested: $89,572 (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 30814

• Home prices YoY: -3.7%
• Active inventory: 146
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,237 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$259 /mo · $3,110/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $-303

Break-even live

Break-even rent $2,620

Max offer price $266,400

Occupancy floor —

Sensitivity live

Price	-10% $-122	-5% $-212	+0% $-303	+5% $-393	+10% $-484
Rent	-10% $-480	-5% $-391	+0% $-303	+5% $-214	+10% $-126
Rate	-1.0pp $-142	-0.5pp $-221	base $-303	+0.5pp $-386	+1.0pp $-470

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
156 Swinton Pond Rd Grovetown, GA	4.0	2.5	2294	$2,300	$1.00	44d	1	1.26mi
495 Lory Ln Grovetown, GA	4.0	2.5	2690	$2,200	$0.82	44d	1	1.41mi
479 Sebastian Dr Grovetown, GA	4.0	2.5	2517	$2,200	$0.87	44d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $319,900 Active 38 DOM
2. 2026-06-17
   days on market $319,900 Active 37 DOM
3. 2026-06-16
   days on market $319,900 Active 36 DOM
4. 2026-06-15
   days on market $319,900 Active 35 DOM
5. 2026-06-14
   days on market $319,900 Active 33 DOM
6. 2026-06-13
   days on market $319,900 Active 32 DOM
7. 2026-06-10
   days on market $319,900 Active 30 DOM
8. 2026-06-09
   days on market $319,900 Active 29 DOM
9. 2026-06-08
   days on market $319,900 Active 28 DOM
10. 2026-06-07
    days on market $319,900 Active 27 DOM
11. 2026-06-03
    days on market $319,900 Active 23 DOM
12. 2026-06-02
    days on market $319,900 Active 22 DOM
13. 2026-06-01
    days on market $319,900 Active 21 DOM
14. 2026-05-31
    days on market $319,900 Active 20 DOM
15. 2026-05-30
    days on market $319,900 Active 19 DOM
16. 2026-05-11
    listed $319,900 New 1035-char remark
17. 2024-06-28
    soldstatus $260,000 1517-char remark

    Show marketing remark (1517 chars)

    Enjoy the charm of small-town living while still being just a short drive away from Harlem or Grovetown and all the conveniences they offer. As you step inside, you'll be welcomed by the warm and inviting atmosphere of this lovingly maintained home. The home's floor plan offers a spacious living area, dining space, and a beautifully appointed kitchen. The centerpiece of the living area is a beautiful stone fireplace, providing both warmth and a touch of elegance. Natural light pours in through the large windows, creating a bright and cheerful ambiance throughout. The master suite is a true sanctuary, offering a private space to unwind with a wood burning fireplace and en-suite bathroom with a huge soaking tub. The two additional bedrooms are perfect for family, guests, or as a home office. The 1-acre lot provides ample space for outdoor activities and gardening. Enjoy the tranquility of the surrounding natural beauty as you relax on the covered front porch, or your brick paved outdoor patio. The 2-car garage and attached carport offer plenty of parking space, ensuring your vehicles are protected from the elements. For those who enjoy hobbies or need extra storage, there's an outbuilding on the property. This versatile space can be used for a workshop or as additional storage for your outdoor equipment and tools. Don't miss this incredible opportunity to make this charming Southern home your own. Schedule your showing today and experience the timeless beauty and warmth of this lovely property.

18. 2024-06-28
    soldstatus $260,000

    Show marketing remark (1517 chars)

    Enjoy the charm of small-town living while still being just a short drive away from Harlem or Grovetown and all the conveniences they offer. As you step inside, you'll be welcomed by the warm and inviting atmosphere of this lovingly maintained home. The home's floor plan offers a spacious living area, dining space, and a beautifully appointed kitchen. The centerpiece of the living area is a beautiful stone fireplace, providing both warmth and a touch of elegance. Natural light pours in through the large windows, creating a bright and cheerful ambiance throughout. The master suite is a true sanctuary, offering a private space to unwind with a wood burning fireplace and en-suite bathroom with a huge soaking tub. The two additional bedrooms are perfect for family, guests, or as a home office. The 1-acre lot provides ample space for outdoor activities and gardening. Enjoy the tranquility of the surrounding natural beauty as you relax on the covered front porch, or your brick paved outdoor patio. The 2-car garage and attached carport offer plenty of parking space, ensuring your vehicles are protected from the elements. For those who enjoy hobbies or need extra storage, there's an outbuilding on the property. This versatile space can be used for a workshop or as additional storage for your outdoor equipment and tools. Don't miss this incredible opportunity to make this charming Southern home your own. Schedule your showing today and experience the timeless beauty and warmth of this lovely property.

19. 2023-10-12
    listed $269,900 1517-char remark

    Show marketing remark (1517 chars)

    Enjoy the charm of small-town living while still being just a short drive away from Harlem or Grovetown and all the conveniences they offer. As you step inside, you'll be welcomed by the warm and inviting atmosphere of this lovingly maintained home. The home's floor plan offers a spacious living area, dining space, and a beautifully appointed kitchen. The centerpiece of the living area is a beautiful stone fireplace, providing both warmth and a touch of elegance. Natural light pours in through the large windows, creating a bright and cheerful ambiance throughout. The master suite is a true sanctuary, offering a private space to unwind with a wood burning fireplace and en-suite bathroom with a huge soaking tub. The two additional bedrooms are perfect for family, guests, or as a home office. The 1-acre lot provides ample space for outdoor activities and gardening. Enjoy the tranquility of the surrounding natural beauty as you relax on the covered front porch, or your brick paved outdoor patio. The 2-car garage and attached carport offer plenty of parking space, ensuring your vehicles are protected from the elements. For those who enjoy hobbies or need extra storage, there's an outbuilding on the property. This versatile space can be used for a workshop or as additional storage for your outdoor equipment and tools. Don't miss this incredible opportunity to make this charming Southern home your own. Schedule your showing today and experience the timeless beauty and warmth of this lovely property.

20. 2023-10-12
    listed $269,900

    Show marketing remark (1517 chars)

    Enjoy the charm of small-town living while still being just a short drive away from Harlem or Grovetown and all the conveniences they offer. As you step inside, you'll be welcomed by the warm and inviting atmosphere of this lovingly maintained home. The home's floor plan offers a spacious living area, dining space, and a beautifully appointed kitchen. The centerpiece of the living area is a beautiful stone fireplace, providing both warmth and a touch of elegance. Natural light pours in through the large windows, creating a bright and cheerful ambiance throughout. The master suite is a true sanctuary, offering a private space to unwind with a wood burning fireplace and en-suite bathroom with a huge soaking tub. The two additional bedrooms are perfect for family, guests, or as a home office. The 1-acre lot provides ample space for outdoor activities and gardening. Enjoy the tranquility of the surrounding natural beauty as you relax on the covered front porch, or your brick paved outdoor patio. The 2-car garage and attached carport offer plenty of parking space, ensuring your vehicles are protected from the elements. For those who enjoy hobbies or need extra storage, there's an outbuilding on the property. This versatile space can be used for a workshop or as additional storage for your outdoor equipment and tools. Don't miss this incredible opportunity to make this charming Southern home your own. Schedule your showing today and experience the timeless beauty and warmth of this lovely property.

ⓘ 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: $3,110 · $259/mo
• Projected year-2 tax: $3,110 · $259/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 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,844
• − Mortgage interest: −$17,919
• − Property taxes: −$3,110
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,148
• − Management: −$2,148
• − Depreciation: −$9,306
• Taxable loss: −$9,387
• Est. tax savings @ 24.0%: +$2,253
• After-tax cash flow: $-1,381/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

• City population: 52,466
• Population (ZIP): 10,767

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 23% Two or more races 5% Hispanic / Latino 3% Asian 1%
• Common ancestry: Romanian 2% Serbian 2% Scottish 2%
• Foreign-born: 2% · Canada, China
• Languages at home: 97% English-only · Spanish 2% Chinese 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: ▼ -10.65%
• Current HPI: 279.1916
• Rent YoY: —
• Metro: —
• 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

+18.5% since first listed

5 events — show timeline

• 2026-05-11 Listed $319,900 GAMLS
• 2024-06-28 Sold (MLS) $260,000 Hive MLS
• 2024-06-28 Sold (MLS) $260,000 Hive MLS
• 2023-10-12 Listed $269,900 Hive MLS
• 2023-10-12 Listed $269,900 Hive MLS

Property tax history

+7.0%/yr

Latest (2025): $3,110 · +19.2% YoY. Source: county tax records.