4350 Quail Creek Rd · Martinez, GA 30907

$239,000

3 bd · 3.0 ba · 1,983 sqft · Other public records · 30 Days on market

Built 1979 0.38 ac lot $121/sqft · 8% below area Est $259k · 8% 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 +11.4/30.0
• ARV discount +10.9/15.0
• Schools +4.5/10.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Rent growth +2.8/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 4-Bedroom Home on a Corner Lot! This beautiful 4-bedroom, 3-full-bathroom residence offers the perfect blend of space and comfort, located on a desirable corner lot. Key Features: Bedrooms: 4 spacious bedrooms Bathrooms: 3 full bathrooms Lot: Generous corner lot with a fully fenced yard, ideal for outdoor activities and privacy Interior: Freshly painted throughout, with new flooring in the upstairs bedrooms and family room, creating a modern and inviting atmosphere Appliances: All appliances included--move in with ease! This home is perfect for families or anyone looking for extra space. Don't miss the opportunity to make it yours today!

Key facts

• 0.38 acre lot
• Built 1979
• Listed 30 days

Property features AI

Finance

• Other: Zoning: R1; Lot dimensions approximately 155 x 123 (0.38 acres); Directions: Off Wheeler Road turn on Kings Bridge Rd, turn onto Ashley Mill Rd and at the stop sign the property is on the right
• HOA & community: Subdivision: Quail Creek

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Natural gas available and connected; Water connected
• Home design: Single-family residence; Three or more levels; Entry level: 1st floor; Brick and vinyl siding with frame construction
• Construction: Composition roof; Slab foundation; Built with brick, vinyl siding and frame
• Exterior features: Covered front porch; Fenced yard; Has a view; Street lights in the community

Interior

• Kitchen: Dishwasher; Built-in gas oven; Refrigerator; Garbage disposal
• Bedrooms: 8 total rooms (bedroom count not specified)
• Flooring: Carpet; Laminate; Vinyl; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump; Natural gas heating; Fireplace(s); Ceiling fans; Multiple cooling units
• Interior features: Pantry; Built-in gas oven; Disposal
• Laundry & utility: Washer; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath other listed at $239k.

Deal economics

• At list price, monthly cash flow is $-83 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (23.3% below list).
• Recommended offer: $183k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 4.5% 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); 337 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $2k of loan paydown is wiped out by about $7k 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 30 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $239k implies a 219% gain — meaningful room to come down on a strong offer.

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 $183,247 (23.3% 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. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.50%
• DSCR: 0.93
• GRM: 10.9

CMA / ARV

• ARV (median comp): $258,541
• List price: $239,000
• Delta: -7.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -20.8%
• Equity multiple: 0.29×
• Total profit: $-47,489
• Equity at exit: $35,636

10-year hold

• IRR: -18.6%
• Equity multiple: 0.08×
• Total profit: $-61,827
• Equity at exit: $20,664

Cash invested: $66,920 (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 30907

• Rents YoY: 1.1%
• Active inventory: 337
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$178 /mo · $2,138/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-83

Break-even live

Break-even rent $1,938

Max offer price $224,266

Occupancy floor 100%

Sensitivity live

Price	-10% $52	-5% $-16	+0% $-83	+5% $-151	+10% $-219
Rent	-10% $-228	-5% $-156	+0% $-83	+5% $-11	+10% $61
Rate	-1.0pp $37	-0.5pp $-23	base $-83	+0.5pp $-145	+1.0pp $-208

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4082 Spencer St Augusta, GA	3.0	2.0	1600	$1,795	$1.12	45d	1	0.36mi
4081 Melrose Dr Augusta, GA	3.0	2.0	1331	$1,731	$1.30	25d	1	0.41mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	45d	1	0.42mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	25d	1	0.42mi
636 Bridgton Dr Augusta, GA	3.0	2.0	2000	$1,950	$0.97	25d	1	0.50mi
139 Springlakes Dr Augusta, GA	4.0	2.5	2094	$2,195	$1.05	45d	1	0.88mi
4139 Fair Oaks Rd Augusta, GA	3.0	2.0	1539	$1,800	$1.17	25d	1	0.88mi
1447 Collins Dr Augusta, GA	3.0	2.5	1580	$1,790	$1.13	45d	1	0.90mi
913 Cabot Cv Augusta, GA	3.0	2.5	1677	$1,895	$1.13	45d	1	0.91mi
1422 Collins Dr Augusta, GA	3.0	2.5	2102	$1,949	$0.93	15d	1	0.93mi
1426 Collins Dr Augusta, GA	3.0	2.5	1551	$2,000	$1.29	25d	1	0.94mi
231 Knollcrest Rd Augusta, GA	4.0	3.5	2302	$2,600	$1.13	45d	1	1.04mi
4537 Shawnee Dr Augusta, GA	3.0	2.0	1534	$1,795	$1.17	25d	1	1.04mi
109 Highview Dr Augusta, GA	4.0	2.0	1675	$1,600	$0.96	15d	1	1.19mi
640 Vista Dr Grovetown, GA	3.0	3.0	1580	$1,700	$1.08	45d	1	1.20mi
640 Vista Dr Grovetown, GA	3.0	3.0	1580	$1,700	$1.08	25d	1	1.20mi
327 Oak Lake Dr Augusta, GA	3.0	2.0	1619	$1,600	$0.99	25d	1	1.22mi
4565 Rockdale Ct Augusta, GA	4.0	3.0	1886	$1,900	$1.01	25d	1	1.25mi
4565 Rockdale Ct Augusta, GA	4.0	3.0	1886	$1,900	$1.01	45d	1	1.25mi
157 Moss Creek Dr Augusta, GA	3.0	2.5	1818	$1,775	$0.98	25d	1	1.26mi
101 Pine Forest Rd Augusta, GA	1.0–3.0	1.0–2.0	1003	$1,960	$1.95	15d	40	1.35mi
517 Scenic Dr Grovetown, GA	3.0	2.5	1746	$1,795	$1.03	25d	1	1.35mi
135 Shawns Way Augusta, GA	3.0	2.0	1910	$2,081	$1.09	23d	1	1.39mi
3999 Pleasant Home Rd Augusta, GA	3.0	2.0	1334	$1,600	$1.20	15d	1	1.40mi
801 Trailside Ct Grovetown, GA	3.0	3.0	1478	$1,770	$1.20	15d	1	1.41mi
303 Meadowlake Dr Martinez, GA	3.0	2.0	1951	$1,700	$0.87	15d	1	1.42mi
299 Ashbrook Dr Augusta, GA	4.0	2.5	2080	$2,295	$1.10	45d	1	1.44mi
134 Holiday Dr Augusta, GA	3.0	2.0	1755	$1,900	$1.08	45d	1	1.45mi
148 Shawns Way Augusta, GA	3.0	2.0	1400	$1,695	$1.21	15d	1	1.50mi

Listing history 30 events

1. 2026-06-22
   days on market $239,000 Active 30 DOM
2. 2026-06-18
   days on market $239,000 Active 27 DOM
3. 2026-06-17
   days on market $239,000 Active 26 DOM
4. 2026-06-16
   days on market $239,000 Active 25 DOM
5. 2026-06-15
   days on market $239,000 Active 24 DOM
6. 2026-06-14
   days on market $239,000 Active 22 DOM
7. 2026-06-13
   days on market $239,000 Active 21 DOM
8. 2026-06-10
   days on market $239,000 Active 19 DOM
9. 2026-06-09
   days on market $239,000 Active 18 DOM
10. 2026-06-08
    days on market $239,000 Active 17 DOM
11. 2026-06-07
    days on market $239,000 Active 16 DOM
12. 2026-06-03
    days on market $239,000 Active 12 DOM
13. 2026-06-03
    remarks 667-char remark
14. 2026-06-02
    days on market $239,000 Active 11 DOM
15. 2026-06-01
    days on market $239,000 Active 10 DOM
16. 2026-05-31
    days on market $239,000 Active 9 DOM
17. 2026-05-30
    days on market $239,000 Active 8 DOM
18. 2026-05-11
    historical
19. 2026-05-11
    historical
20. 2026-05-09
    historical
21. 2026-04-28
    price $239,000
22. 2026-04-24
    price $239,900
23. 2026-04-16
    listed $259,000 Active
24. 2026-04-16
    listed $239,000
25. 2026-03-31
    historical
26. 2026-03-03
    price $269,900
27. 2026-01-19
    price $287,900
28. 2025-10-07
    listed $239,900
29. 2025-10-07
    listed $299,000 Active
30. 1985-08-01
    soldstatus $75,000

ⓘ 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: $2,138 · $178/mo
• Projected year-2 tax: $2,199 · $183/mo
• Expected delta: +$61/yr (+$5/mo · 2.9%)

ⓘ 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 ≥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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,990
• − Mortgage interest: −$13,388
• − Property taxes: −$2,138
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$6,953
• Taxable loss: −$5,202
• Est. tax savings @ 24.0%: +$1,248
• After-tax cash flow: $248/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

• Census place: Martinez, GA
• County: Columbia County · 154,184 people
• City population: 46,975
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 46,975
• Household income: $81,912
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 983.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Asian 7% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Vietnamese 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: ▼ -174.93%
• Current HPI: 233.5167
• Rent YoY: ▲ 1.12%
• 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

+218.7% since first listed

14 events — show timeline

• 2026-05-22 Relisted — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-09 Listing Removed — Hive MLS
• 2026-04-28 Price Changed $239,000 Hive MLS
• 2026-04-24 Price Changed $239,900 Hive MLS
• 2026-04-16 Listed $259,000 Hive MLS
• 2026-04-16 Listed $239,000 Hive MLS
• 2026-03-31 Listing Removed — Hive MLS
• 2026-03-03 Price Changed $269,900 Hive MLS
• 2026-01-19 Price Changed $287,900 Hive MLS
• 2025-10-07 Listed $299,000 Hive MLS
• 2025-10-07 Listed $239,900 Hive MLS
• 1985-08-01 Sold (Public Records) $75,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,138 · +1.6% YoY. Source: county tax records.