639 Goodale Ln · Grovetown, GA 30813

$189,900

2 bd · 2.0 ba · 1,300 sqft · Townhouse public records · 34 Days on market

Built 2009 2,614 sqft lot Est $212k · 10% 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).

• Cash flow +13.6/30.0
• ARV discount +12.2/15.0
• Schools +4.5/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-Units have tile foyers, tray ceiling in master bedrooms, ceiling fans, storage rooms, sunroom, washer/dryer room, floored attic, sprinkler system, sodded yards. Seller pays $3,000 towards closing cost.

Key facts

• Near schools
• Near dining
• Near shopping

Tags

• BRICK AND VINYL EXTERIOR
• OPEN-CONCEPT LAYOUT
• LOW-MAINTENANCE LIFESTYLE
• NEAR SHOPPING
• NEAR DINING
• NEAR SCHOOLS

Property features AI

Finance

• Other: Subdivision: Goodale Landing; Directions available
• Financial info: Tax information available
• HOA & community: Homeowners association with annual fee; HOA maintains grounds; Trash service included; Community sidewalks; Street lights

Exterior

• Parking: 1 parking space; 1-car attached garage; Garage faces front; Attached garage; Concrete and paved surfaces; Parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Cable available; Underground utilities
• Home design: Townhouse; Single-family residence; Two levels; Entry level: 1
• Construction: Brick, vinyl siding, and frame construction; Composition roof; Slab foundation; Built in 2026
• Exterior features: Patio; Front porch; Rear porch; Interior lot; Level lot; Landscaped; Subdivided; Paved roads; City street and state road frontage; Has view; Smoke detector(s); Pets allowed

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Disposal; Electric water heater
• Bedrooms: Details not specified
• Flooring: Carpet; Vinyl; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric heating; Forced air; Heat pump
• Interior features: Walk-in closet(s); Entrance foyer; Pantry; Eat-in kitchen; Window coverings; Insulated windows; Unfurnished
• Laundry & utility: Washer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $12 ($143/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (17.0% below list).
• Recommended offer: $158k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); 737 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $6k 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 34 days — a 3% lower offer ($184k) is reasonable based on typical stale-listing flexibility.
• 7 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 $99k; list at $190k implies a 92% 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 $157,693 (17.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.83% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $211,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Harvestwood Dr	0.28mi	2/2.0	1,180 (-9%)	3mo	$190,900	$162	69
222 Harvestwood Dr	0.25mi	2/2.0	1,140 (-12%)	1mo	$180,000	$158	67
422 Northrop Pl	0.35mi	2/2.0	1,366 (+5%)	10mo	$185,000	$135	66
712 Red Cedar Ct	0.63mi	2/2.5	1,282 (-1%)	2mo	$199,900	$156	64
1863 Butternut Dr	0.57mi	2/2.5	1,282 (-1%)	8mo	$200,000	$156	63
437 Northrop Pl	0.35mi	3/2.0 (+1)	1,400 (+8%)	6mo	$210,000	$150	61
218 Harvestwood Dr	0.25mi	2/2.0	1,130 (-13%)	8mo	$187,900	$166	60
1843 Butternut Dr	0.53mi	2/2.5	1,282 (-1%)	15mo	$208,500	$163	58
1802 Butternut Dr	0.50mi	2/2.5	1,162 (-11%)	8mo	$200,000	$172	50
663 Red Cedar Ct	0.55mi	2/2.5	1,206 (-7%)	12mo	$207,000	$172	50
1885 Butternut Drive Dr	0.61mi	3/2.5 (+1)	1,490 (+15%)	17mo	$248,900	$167	26
1901 Butternut Dr	0.63mi	3/2.5 (+1)	1,490 (+15%)	19mo	$250,000	$168	23

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: -17.9%
• Equity multiple: 0.38×
• Total profit: $-32,922
• Equity at exit: $28,315

10-year hold

• IRR: -13.8%
• Equity multiple: 0.26×
• Total profit: $-39,188
• Equity at exit: $16,419

Cash invested: $53,172 (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: 737
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$996
• Tax from tax record: −$159 /mo · $1,907/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $12

Break-even live

Break-even rent $1,562

Max offer price $189,900

Occupancy floor 94%

Sensitivity live

Price	-10% $119	-5% $66	+0% $12	+5% $-42	+10% $-96
Rent	-10% $-113	-5% $-50	+0% $12	+5% $74	+10% $136
Rate	-1.0pp $108	-0.5pp $60	base $12	+0.5pp $-37	+1.0pp $-87

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,550	$1.03	45d	1	0.07mi
620 Goodale Ln Grovetown, GA	2.0	2.5	1500	$1,495	$1.00	25d	1	0.07mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	45d	1	0.24mi
301 Hazelnut Dr Grovetown, GA	3.0	2.0	1572	$1,500	$0.95	25d	1	0.24mi
724 Tarvin Cir Grovetown, GA	1.0–2.0	1.0–2.5	1026	$1,440	$1.40	16d	3	0.30mi
445 Northrop Pl Grovetown, GA	3.0	2.0	1300	$1,535	$1.18	25d	1	0.35mi
410 Northrop Pl Grovetown, GA	2.0	2.0	1366	$1,575	$1.15	16d	1	0.40mi
133 Brandimere Dr Grovetown, GA	2.0	2.0	1100	$1,375	$1.25	16d	1	0.41mi
413 Northrop Pl Grovetown, GA	2.0	2.0	1100	$1,250	$1.14	16d	1	0.41mi
413 Northrop Pl Grovetown, GA	2.0	2.0	1100	$1,341	$1.22	45d	1	0.41mi
402 Northrop Pl Grovetown, GA	2.0	2.0	1092	$1,225	$1.12	23d	1	0.41mi
118 Brandimere Dr Grovetown, GA	2.0	2.0	1092	$1,400	$1.28	45d	1	0.42mi
201 Lynbrook Way Grovetown, GA	2.0	2.0	1092	$1,250	$1.14	16d	1	0.44mi
7026 Hummingbird Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	45d	1	0.49mi
7025 Hummingbird Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	45d	1	0.50mi
112 Fiske St Unit C Grovetown, GA	2.0	1.0	1200	$1,100	$0.92	25d	1	0.55mi
5036 Mimosa Dr Grovetown, GA	2.0	2.5	1225	$1,515	$1.24	16d	1	0.56mi
2053 Lotus Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	45d	1	0.56mi
2027 Lotus Dr Grovetown, GA	2.0	2.5	1241	$1,515	$1.22	23d	1	0.58mi
2009 Lotus Dr Grovetown, GA	2.0	2.5	1244	$1,565	$1.26	45d	1	0.59mi
1000 Station Dr Grovetown, GA	1.0–3.0	1.0–2.5	1226	$1,875	$1.53	16d	26	0.61mi
1913 Butternut Dr Grovetown, GA	2.0	2.5	1260	$1,785	$1.42	16d	1	0.64mi
721 Tarvin Cir Unit 721 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	45d	1	0.65mi
302 Joiner Cir Unit 302 Grovetown, GA	2.0	2.5	1202	$1,440	$1.20	23d	1	0.66mi
301 Joiner Cir Unit 301 Grovetown, GA	2.0	2.5	1202	$1,465	$1.22	25d	1	0.67mi
626 Dobhill Ln Unit 626 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	23d	1	0.68mi
614 Dobhill Ln Unit 614 Grovetown, GA	2.0	2.5	1163	$1,480	$1.27	45d	1	0.68mi
205 Old Berzelia Rd Grovetown, GA	2.0	2.0	1092	$1,300	$1.19	25d	1	0.69mi
729 Whispering Willow Way Grovetown, GA	2.0	2.0	1223	$1,575	$1.29	25d	1	0.73mi
729 Whispering Willow Way Grovetown, GA	2.0	2.0	1223	$1,575	$1.29	45d	1	0.73mi
806 Whispering Willow Ct Grovetown, GA	2.0	2.0	1135	$1,500	$1.32	25d	1	0.74mi
5107 Heathbrook Dr Grovetown, GA	3.0	2.0	1570	$1,900	$1.21	23d	1	0.82mi
135 Brighton Landing Dr Grovetown, GA	3.0	2.0	1588	$1,925	$1.21	25d	1	0.83mi
5112 Heathbrook Dr Grovetown, GA	3.0	2.5	1844	$2,000	$1.08	25d	1	0.85mi
4023 Rosedale Pl Grovetown, GA	3.0	2.0	1402	$1,935	$1.38	16d	1	1.04mi
4041 Rosedale Pl #1 Grovetown, GA	3.0	2.0	1516	$1,800	$1.19	45d	1	1.13mi
4041 Rosedale Pl #1 Grovetown, GA	3.0	2.0	1516	$1,800	$1.19	25d	1	1.13mi
1101 Clareton Dr Grovetown, GA	3.0	3.0	1601	$1,895	$1.18	25d	1	1.38mi
1010 Salford Pl Grovetown, GA	3.0	2.0	1527	$1,800	$1.18	23d	1	1.40mi
846 Bryan Cir Grovetown, GA	2.0	2.0	1050	$1,450	$1.38	23d	1	1.41mi

Listing history 32 events

1. 2026-06-22
   days on market $189,900 Active 34 DOM
2. 2026-06-18
   days on market $189,900 Active 31 DOM
3. 2026-06-17
   days on market $189,900 Active 30 DOM
4. 2026-06-16
   days on market $189,900 Active 29 DOM
5. 2026-06-15
   days on market $189,900 Active 28 DOM
6. 2026-06-14
   days on market $189,900 Active 26 DOM
7. 2026-06-13
   days on market $189,900 Active 25 DOM
8. 2026-06-10
   days on market $189,900 Active 23 DOM
9. 2026-06-09
   days on market $189,900 Active 22 DOM
10. 2026-06-08
    days on market $189,900 Active 21 DOM
11. 2026-06-07
    days on market $189,900 Active 20 DOM
12. 2026-06-03
    days on market $189,900 Active 16 DOM
13. 2026-06-02
    days on market $189,900 Active 15 DOM
14. 2026-06-01
    days on market $189,900 Active 14 DOM
15. 2026-05-31
    days on market $189,900 Active 13 DOM
16. 2026-05-30
    days on market $189,900 Active 12 DOM
17. 2026-05-18
    listed $189,900 Active
18. 2026-02-13
    price $98,900 202-char remark

    Show marketing remark (202 chars)

    -Units have tile foyers, tray ceiling in master bedrooms, ceiling fans, storage rooms, sunroom, washer/dryer room, floored attic, sprinkler system, sodded yards. Seller pays $3,000 towards closing cost.

19. 2024-09-12
    soldstatus $98,900 202-char remark

    Show marketing remark (202 chars)

    -Units have tile foyers, tray ceiling in master bedrooms, ceiling fans, storage rooms, sunroom, washer/dryer room, floored attic, sprinkler system, sodded yards. Seller pays $3,000 towards closing cost.

20. 2024-07-28
    listed $500,000 202-char remark

    Show marketing remark (202 chars)

    -Units have tile foyers, tray ceiling in master bedrooms, ceiling fans, storage rooms, sunroom, washer/dryer room, floored attic, sprinkler system, sodded yards. Seller pays $3,000 towards closing cost.

21. 2022-07-29
    soldstatus $155,000 50-char remark

    Show marketing remark (50 chars)

    2 bed, 2 bath townhome located in Goodale Landing.

22. 2022-07-29
    soldstatus $155,000

    Show marketing remark (50 chars)

    2 bed, 2 bath townhome located in Goodale Landing.

23. 2022-06-20
    listed $155,000 50-char remark

    Show marketing remark (50 chars)

    2 bed, 2 bath townhome located in Goodale Landing.

24. 2022-06-20
    listed $155,000

    Show marketing remark (50 chars)

    2 bed, 2 bath townhome located in Goodale Landing.

25. 2019-08-01
    soldstatus $114,000
26. 2019-07-25
    soldstatus $114,000
27. 2019-07-25
    soldstatus $114,000
28. 2019-05-07
    listed $114,000
29. 2019-05-07
    listed $114,000
30. 2009-07-24
    listed $98,900
31. 2009-02-12
    soldstatus $98,900 Closed 202-char remark

    Show marketing remark (202 chars)

    -Units have tile foyers, tray ceiling in master bedrooms, ceiling fans, storage rooms, sunroom, washer/dryer room, floored attic, sprinkler system, sodded yards. Seller pays $3,000 towards closing cost.

32. 2009-02-12
    soldstatus $98,900

    Show marketing remark (202 chars)

    -Units have tile foyers, tray ceiling in master bedrooms, ceiling fans, storage rooms, sunroom, washer/dryer room, floored attic, sprinkler system, sodded yards. Seller pays $3,000 towards closing cost.

ⓘ 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: $1,907 · $159/mo
• Projected year-2 tax: $1,907 · $159/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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,923
• − Mortgage interest: −$10,637
• − Property taxes: −$1,907
• − Insurance: −$950
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$5,524
• Taxable loss: −$3,123
• Est. tax savings @ 24.0%: +$749
• After-tax cash flow: $892/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

+92.0% since first listed

16 events — show timeline

• 2026-05-18 Listed $189,900 Hive MLS
• 2026-02-13 Price Changed $98,900 Hive MLS
• 2024-09-12 Sold (MLS) $98,900 Hive MLS
• 2024-07-28 Listed $500,000 Hive MLS
• 2022-07-29 Sold (MLS) $155,000 Hive MLS
• 2022-07-29 Sold (MLS) $155,000 Hive MLS
• 2022-06-20 Listed $155,000 Hive MLS
• 2022-06-20 Listed $155,000 Hive MLS
• 2019-08-01 Sold (Public Records) $114,000 Public Records
• 2019-07-25 Sold (MLS) $114,000 Hive MLS
• 2019-07-25 Sold (MLS) $114,000 Hive MLS
• 2019-05-07 Listed $114,000 Hive MLS
• 2019-05-07 Listed $114,000 Hive MLS
• 2009-07-24 Listed $98,900 Hive MLS
• 2009-02-12 Sold (MLS) $98,900 Hive MLS
• 2009-02-12 Sold (MLS) $98,900 Hive MLS

Property tax history

+5.1%/yr

Latest (2025): $1,907 · -6.9% YoY. Source: county tax records.