569 Old Wheeler Rd · Martinez, GA 30813

$160,000

3 bd · 1.0 ba · 1,152 sqft · SingleFamily public records · 8 Days on market

Built 1968 0.40 ac lot Est $213k · 25% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.9/10.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful 3 bedroom, 1 bathroom home in Columbia County. Nice Large corner lot with fenced in rear yard. Large living room with decorative fireplace. Dine In-kitchen with stainless steel appliances. Stained wood plank accent walls. Large covered front and rear patios. Tankless water heater. Outbuilding remains. Excellent location and school district.

Key facts

• Corner lot
• New roof
• Brick ranch

Tags

• BRICK RANCH
• CORNER LOT
• FENCED REAR YARD
• NEW ROOF

Property features AI

Exterior

• Parking: Concrete parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas connected; Water connected; Sewer connected; Cable available
• Home design: Single-family residence; One story; Entry level is 1; Located in the Valleybrook subdivision; Zoned A-R
• Construction: Brick and frame construction; Slab foundation
• Exterior features: Covered, enclosed front porch; Rear porch; Privacy fencing in back yard; Composition shingle roof; Property has a view

Interior

• Kitchen: Range; Microwave
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Eat-in kitchen; Window coverings; Tankless water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 9.0% vs local median 4.6% in Martinez — 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 76/100 on livability (#23 in GA, #3,514 nationally) — a middle-class / working-renter tenant base. Strengths: employment 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: Brookwood Elementary School (math 50% / reading 41%, grade D-, #323 of 1,228 statewide, top 26%, 696 students, 52% FRL); Evans Middle School (math 36% / reading 51%, grade D, #114 of 470 statewide, top 24%, 980 students, 34% FRL); Evans High School (math 12% / reading 31%, grade F, #218 of 424 statewide, top 53%, 1,887 students, 30% FRL).
• Zoned-school proficiency averages 37% at this address vs 50% district-wide (-14 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 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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, 63% 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 $160,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.09% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.54%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $213,120
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4520 Caliburn Way	0.47mi	3/2.0	1,232 (+7%)	11mo	$228,000	$185	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -3.9%
• Equity multiple: 0.86×
• Total profit: $-6,444
• Equity at exit: $23,857

10-year hold

• IRR: 3.6%
• Equity multiple: 1.24×
• Total profit: $10,916
• Equity at exit: $13,834

Cash invested: $44,800 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,742 high
• Mortgage (P&I): −$839
• Tax from tax record: −$114 /mo · $1,366/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $356

Break-even live

Break-even rent $1,291

Max offer price $160,000

Occupancy floor 75%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
301 Beech Ln Grovetown, GA	2.0	2.0	1092	$1,300	$1.19	14d	1	0.32mi
801 Trailside Ct Grovetown, GA	3.0	3.0	1478	$1,770	$1.20	14d	1	0.35mi
1802 Honeysuckle Way Grovetown, GA	2.0	2.0	1092	$1,995	$1.83	44d	1	0.62mi
1802 Honeysuckle Way Grovetown, GA	2.0	2.0	1092	$1,995	$1.83	23d	1	0.62mi
2000 Kennesaw Way Unit 01 2202 Grovetown, GA	2.0	3.0	1380	$1,590	$1.15	14d	1	0.64mi
2000 Kennesaw Way Unit 01 2220 Grovetown, GA	2.0	3.0	1380	$1,590	$1.15	23d	1	0.64mi
1191 Bison Way Grovetown, GA	2.0	2.0	1092	$1,450	$1.33	14d	1	0.69mi
2207 Jasmine Way Grovetown, GA	3.0	3.0	1500	$1,750	$1.17	44d	1	0.69mi
2207 Jasmine Way Grovetown, GA	3.0	3.0	1500	$1,725	$1.15	23d	1	0.69mi
402 Ridge Xing Augusta, GA	2.0	2.0	916	$1,125	$1.23	44d	1	0.71mi
323 Crawford Mill Ln Grovetown, GA	2.0	2.5	1152	$1,495	$1.30	23d	1	0.79mi
336 Deerwood Ct Augusta, GA	3.0	1.5	1064	$1,525	$1.43	44d	1	0.92mi
4763 W Creek Mill Ct Grovetown, GA	2.0	2.0	1102	$1,295	$1.18	14d	1	0.95mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	23d	1	1.35mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	44d	1	1.35mi
4081 Melrose Dr Augusta, GA	3.0	2.0	1331	$1,731	$1.30	23d	1	1.47mi

Listing history 7 events

1. 2026-06-18
   days on market $160,000 Active 8 DOM
2. 2026-06-17
   days on market $160,000 Active 7 DOM
3. 2026-06-16
   days on market $160,000 Active 6 DOM
4. 2026-06-15
   days on market $160,000 Active 5 DOM
5. 2026-06-14
   days on market $160,000 Active 3 DOM
6. 2026-06-13
   remarks 243-char remark
7. 2026-06-13
   listed $160,000 Active 2 DOM

ⓘ 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: $1,366 · $114/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$106/yr (+$9/mo · 7.8%)

ⓘ 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 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,899
• − Mortgage interest: −$8,962
• − Property taxes: −$1,366
• − Insurance: −$800
• − Repairs & maintenance: −$1,672
• − Management: −$1,672
• − Depreciation: −$4,655
• Taxable income: $1,772
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $3,850/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 — Martinez

• Score: 76/100
• State rank: #23
• US rank: #3514

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment A+ Housing A+ Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Columbia County · 154,184 people
• City population: 46,975
• 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

+661.9% since first listed

17 events — show timeline

• 2026-06-08 Listed $160,000 Hive MLS
• 2022-05-03 Sold (Public Records) $160,000 Public Records
• 2022-04-29 Sold (MLS) $160,000 Hive MLS
• 2022-04-29 Sold (MLS) $160,000 Hive MLS
• 2022-03-28 Listed $160,000 Hive MLS
• 2022-03-28 Listed $160,000 Hive MLS
• 2020-07-07 Sold (Public Records) $125,000 Public Records
• 2020-06-30 Sold (MLS) $125,000 Hive MLS
• 2020-06-30 Sold (MLS) $125,000 Hive MLS
• 2020-05-19 Listed $133,000 Hive MLS
• 2020-05-19 Listed $133,000 Hive MLS
• 2013-12-12 Listed $45,000 Hive MLS
• 2013-12-12 Listed $45,000 Hive MLS
• 2000-03-15 Sold (Public Records) $69,900 Public Records
• 1999-11-01 Sold (Public Records) $49,193 Public Records
• 1983-09-01 Sold (Public Records) $36,900 Public Records
• 1978-02-01 Sold (Public Records) $21,000 Public Records

Property tax history

+10.8%/yr

Latest (2025): $1,366 · -2.6% YoY. Source: county tax records.