816 Benelli Ln · Grovetown, GA 30813

$214,900

3 bd · 2.0 ba · 1,392 sqft · Townhouse public records

Built 2018 1,394 sqft lot Est $207k · at est. $60/mo HOA · 3% 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 +12.0/30.0
• ARV discount +5.9/15.0
• Schools +4.5/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• 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

pre-sale

Key facts

• $60 HOA
• Garage
• Built 2018

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $-49 ($-593/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (4.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (17.0% below list).
• Recommended offer: $178k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.6% in Grovetown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Grovetown Elementary School (math 39% / reading 31%, grade F, #523 of 1,228 statewide, top 43%, 979 students, 56% 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 46% FRL vs 26% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 29% at this address vs 50% district-wide (-22 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; 23 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $178,422 (17.0% 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. 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: 0.83% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $207,408
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 Benelli Ct	0.05mi	3/2.5	1,392 (0%)	0mo	$209,900	$151	95
723 Benelli Ct	0.07mi	3/2.5	1,392 (0%)	0mo	$212,900	$153	95
717 Benelli Ct	0.06mi	3/2.5	1,392 (0%)	1mo	$207,000	$149	94
727 Benelli Ct	0.06mi	3/2.5	1,392 (0%)	1mo	$207,900	$149	94
731 Benelli Ct	0.06mi	3/2.5	1,392 (0%)	2mo	$213,900	$154	94
919 Bryans Circle Cir	0.46mi	3/2.5	1,459 (+5%)	20mo	$215,000	$147	52
936 Bryan Cir	0.43mi	3/2.5	1,571 (+13%)	8mo	$173,000	$110	50
954 Bryan Cir	0.43mi	3/2.5	1,571 (+13%)	10mo	$170,000	$108	49

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: -20.0%
• Equity multiple: 0.31×
• Total profit: $-41,222
• Equity at exit: $32,042

10-year hold

• IRR: -17.4%
• Equity multiple: 0.12×
• Total profit: $-52,800
• Equity at exit: $18,581

Cash invested: $60,172 (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: $1,784 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$182 /mo · $2,190/yr
• Insurance: −$90
• HOA: −$60
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-49

Break-even live

Break-even rent $1,847

Max offer price $206,166

Occupancy floor 98%

Sensitivity live

Price	-10% $72	-5% $11	+0% $-49	+5% $-110	+10% $-171
Rent	-10% $-190	-5% $-120	+0% $-49	+5% $21	+10% $92
Rate	-1.0pp $59	-0.5pp $5	base $-49	+0.5pp $-105	+1.0pp $-162

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
701 Benelli Ct Unit 00 740 Grovetown, GA	3.0	2.5	1500	$1,750	$1.17	45d	1	0.05mi
326 Browning Dr Grovetown, GA	2.0	2.0	1092	$1,250	$1.14	16d	1	0.18mi
1100 Outlook DR Grovetown, GA	1.0–2.0	1.0–2.0	854	$1,475	$1.73	16d	5	0.43mi
611 Butler Springs Cir Grovetown, GA	3.0	2.0	1780	$1,800	$1.01	16d	1	0.44mi
846 Bryan Cir Grovetown, GA	2.0	2.0	1050	$1,450	$1.38	23d	1	0.47mi
630 Butler Springs Cir Grovetown, GA	3.0	2.0	1513	$1,895	$1.25	45d	1	0.53mi
664 Butler Springs Cir Grovetown, GA	3.0	2.0	1542	$1,825	$1.18	45d	1	0.56mi
1010 Salford Pl Grovetown, GA	3.0	2.0	1527	$1,800	$1.18	23d	1	0.67mi
134 Barbara St Grovetown, GA	4.0	2.5	1701	$1,820	$1.07	45d	1	0.88mi
345 Washington St Grovetown, GA	3.0	2.0	1455	$1,961	$1.35	23d	1	0.94mi
444 Madison St Grovetown, GA	3.0	2.0	1546	$1,750	$1.13	45d	1	1.11mi
444 Madison St Grovetown, GA	3.0	2.0	1546	$1,700	$1.10	23d	1	1.11mi
302 Dorn St Grovetown, GA	4.0	3.0	1698	$1,960	$1.15	45d	1	1.16mi
721 Tarvin Cir Unit 721 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	45d	1	1.35mi
626 Dobhill Ln Unit 626 Grovetown, GA	2.0	2.5	1163	$1,505	$1.29	23d	1	1.37mi
614 Dobhill Ln Unit 614 Grovetown, GA	2.0	2.5	1163	$1,480	$1.27	45d	1	1.37mi
205 Old Berzelia Rd Grovetown, GA	2.0	2.0	1092	$1,300	$1.19	25d	1	1.37mi
112 Fiske St Unit C Grovetown, GA	2.0	1.0	1200	$1,100	$0.92	25d	1	1.41mi
301 Joiner Cir Unit 301 Grovetown, GA	2.0	2.5	1202	$1,465	$1.22	25d	1	1.44mi
302 Joiner Cir Unit 302 Grovetown, GA	2.0	2.5	1202	$1,440	$1.20	23d	1	1.45mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$1,950	$1.36	25d	1	1.48mi
937 Arbor Springs Cir Grovetown, GA	4.0	2.0	1438	$2,000	$1.39	45d	1	1.48mi
806 Whispering Willow Ct Grovetown, GA	2.0	2.0	1135	$1,500	$1.32	25d	1	1.49mi

HOA detail

• Monthly dues: $60 · $720/yr

Listing history 2 events

1. 2026-05-28
   historical
2. 2026-05-27
   listed $214,900

ⓘ 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: $2,190 · $182/mo
• Projected year-2 tax: $2,190 · $182/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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $21,411
• − Mortgage interest: −$12,038
• − Property taxes: −$2,190
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,713
• − Management: −$1,713
• − HOA: −$720
• − Depreciation: −$6,252
• Taxable loss: −$4,289
• Est. tax savings @ 24.0%: +$1,029
• After-tax cash flow: $436/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

2 events — show timeline

• 2026-05-28 Listing Removed — Hive MLS
• 2026-05-27 Listed $214,900 Hive MLS

Property tax history

+13.8%/yr

Latest (2025): $2,190 · -4.7% YoY. Source: county tax records.