3612 Evans To Locks Rd · Martinez, GA 30907

$140,000

3 bd · 2.0 ba · 1,152 sqft · Other public records · 11 Days on market

Built 1999 0.55 ac lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

SELLING AS IS! Great investment opportunity in a prime Martinez location! This property is located on Evans to Locks Road, just behind the highly desirable West Lake neighborhood, offering excellent convenience to Evans, Martinez, shopping, dining, schools, and major roadways

Key facts

• Prime location
• 0.55 acre lot
• Built 1999

Tags

• INVESTMENT OPPORTUNITY
• PRIME LOCATION
• CONVENIENCE TO SHOPPING
• CONVENIENCE TO DINING
• CONVENIENCE TO SCHOOLS
• CONVENIENCE TO MAJOR ROADWAYS

Property features AI

Exterior

• Parking: No garage; unpaved parking
• Utilities: Other utilities
• Home design: Single-family residential; One level / single-story; Entry on main level; R4 zoning
• Construction: Block and vinyl siding construction; Other roof type; Combination foundation; Built on a 0.55-acre lot (approx. 24,306 sq ft)
• Exterior features: Front porch; No fencing

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Has heating (other type); Has cooling with multiple units
• Interior features: Crawl space basement; Has a view

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $140k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 13.5% 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: Stevens Creek Elementary School (math 72% / reading 70%, grade A-, #52 of 1,228 statewide, top 4%, 839 students, 16% FRL); Stallings Island Middle School (math 67% / reading 72%, grade A, #16 of 470 statewide, top 3%, 690 students, 17% FRL); Lakeside High School (math 23% / reading 31%, grade F, #162 of 424 statewide, top 40%, 1,940 students, 24% FRL).
• Market conditions: Rents rising (+1.1%/yr); 333 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,213 units permitted in Columbia County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $39k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 22% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $140,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.52% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.76%
• DSCR: 2.15
• GRM: 5.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.4%
• Equity multiple: 1.69×
• Total profit: $26,917
• Equity at exit: $20,874

10-year hold

• IRR: 24.6%
• Equity multiple: 2.96×
• Total profit: $76,676
• Equity at exit: $12,105

Cash invested: $39,200 (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: 333
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,123 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$43 /mo · $514/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $841

Break-even live

Break-even rent $1,057

Max offer price $140,000

Occupancy floor 55%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
600 Grand Oaks Way Martinez, GA	1.0–3.0	1.0–2.0	1118	$2,833	$2.53	14d	23	0.95mi
104 Bens Pl Unit 104 Martinez, GA	3.0	3.0	1495	$1,850	$1.24	43d	1	1.36mi

Listing history 10 events

1. 2026-06-15
   status $140,000 Pending 11 DOM
2. 2026-06-15
   days on market $140,000 Active 11 DOM
3. 2026-06-14
   days on market $140,000 Active 9 DOM
4. 2026-06-13
   remarks 276-char remark
5. 2026-06-13
   days on market $140,000 Active 8 DOM
6. 2026-06-10
   days on market $140,000 Active 6 DOM
7. 2026-06-09
   days on market $140,000 Active 5 DOM
8. 2026-06-08
   days on market $140,000 Active 4 DOM
9. 2026-06-07
   remarks 261-char remark
10. 2026-06-07
    listed $140,000 Active 3 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: $514 · $43/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: +$774/yr (+$64/mo · 150.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°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: $25,471
• − Mortgage interest: −$7,842
• − Property taxes: −$514
• − Insurance: −$700
• − Repairs & maintenance: −$2,038
• − Management: −$2,038
• − Depreciation: −$4,073
• Taxable income: $8,266
• Est. tax owed @ 24.0%: −$1,984
• After-tax cash flow: $8,114/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

+21.7% since first listed

6 events — show timeline

• 2026-06-05 Relisted — Hive MLS
• 2026-06-05 Price Changed $140,000 Hive MLS
• 2026-05-19 Pending — Hive MLS
• 2026-05-19 Listing Removed — Hive MLS
• 2026-05-19 Price Changed $130,000 Hive MLS
• 2026-05-11 Listed $115,000 Hive MLS

Property tax history

+44.8%/yr

Latest (2025): $514 · +103.7% YoY. Source: county tax records.