231 Sims Ct · Augusta-Richmond County consolidated government (balance), GA 30909

$289,900

4 bd · 2.0 ba · 2,374 sqft · SingleFamily public records · 40 Days on market

Built 2017 9,583 sqft lot $122/sqft · 5% below area Est $305k · 5% under $50/mo HOA · 2% 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 +19.2/30.0
• ARV discount +9.8/15.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to 231 Sims Court located in Sims Landing! Discover comfort and style in this 4-bedroom, 2.5-bath home featuring a new architectural roof and spacious living areas that make daily living and entertaining delightful. Relax on the charming front porch and enjoy the convenience of the attached two-car garage. Inside, you'll find large open living spaces complete with a cozy fireplace that creates a warm and inviting atmosphere. The kitchen is a true centerpiece, showcasing granite countertops, tile backsplash, a center island, and a window overlooking the backyard for added natural light and peaceful views. The dining room, located just off the kitchen, offers the perfect space fo

Key facts

• Charming front porch
• Cozy fireplace
• Granite countertops

Tags

• NEW ARCHITECTURAL ROOF
• CHARMING FRONT PORCH
• COZY FIREPLACE
• GRANITE COUNTERTOPS
• TILE BACKSPLASH
• CENTER ISLAND

Property features AI

Finance

• Other: Zoning: R-4; Subdivision: Sims Landing; Directions: From Gordon Hwy to Sims Dr. Take a right on Stablebridge Drive and a left on Sims Court.
• HOA & community: Homeowners association with annual fee of $600 (approximately $50/month); Association amenities: Other

Exterior

• Parking: Attached garage; Concrete driveway/parking; 2 garage spaces (2 total parking spaces)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two stories; Entry level: 1; Brick and vinyl siding exterior; See remarks for additional construction details
• Construction: Slab foundation
• Exterior features: Patio; Front porch; Shingle roof; Has a view; No fencing

Interior

• Kitchen: Dishwasher; Microwave; Electric water heater
• Bedrooms: Total rooms: 6 (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Electric heating; Fireplace(s)
• Interior features: Walk-in closets; High ceilings; Window coverings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Richmond County (urban): math 12% / reading 20% proficiency, ranked #154 of 174 in GA (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Belair K-8 School (math 18% / reading 20%, grade F, #917 of 1,228 statewide, top 75%, 1,032 students, 98% FRL); Westside High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 999 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 306 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $2,910/mo this rent would consume 49% of the median local household income ($71k/yr) (locally 2113% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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 $183k; list at $290k implies a 58% 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; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.00% ✓
• Cap rate: 7.59%
• Cash-on-cash: 4.64%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (median comp): $305,443
• List price: $289,900
• Delta: -5.09%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Sims Ct	0.17mi	4/2.0	2,395 (+1%)	7mo	$274,900	$115	85
1111 Sims Dr	0.19mi	5/3.0 (+1)	2,388 (+1%)	1mo	$324,000	$136	80
1001 Hay Meadow Dr	0.21mi	5/3.0 (+1)	2,361 (-0%)	3mo	$312,900	$133	78
965 Hay Meadow Dr	0.30mi	5/3.0 (+1)	2,361 (-0%)	1mo	$315,000	$133	75
1152 Rosland Cir	0.51mi	4/2.5	2,504 (+6%)	3mo	$312,000	$125	63
1152 Rosland Cir	0.51mi	4/2.5	2,504 (+6%)	3mo	$312,000	$125	63
7069 Summerton Dr	0.54mi	4/2.5	2,470 (+4%)	5mo	$322,400	$131	62
8025 Crawley St	0.48mi	4/2.5	2,132 (-10%)	4mo	$299,900	$141	55
5435 Copse Dr	0.64mi	4/2.5	2,211 (-7%)	3mo	$363,000	$164	54
997 Hay Meadow Dr	0.23mi	5/3.5 (+1)	2,721 (+15%)	3mo	$340,000	$125	51
4020 Pullman Cir	0.51mi	4/2.5	2,681 (+13%)	4mo	$335,000	$125	50
321 Conal Dr	0.65mi	4/2.5	2,624 (+10%)	4mo	$335,000	$128	46

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 · 0.48% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.58×
• Total profit: $-34,143
• Equity at exit: $43,225

10-year hold

• IRR: -7.0%
• Equity multiple: 0.61×
• Total profit: $-31,929
• Equity at exit: $25,065

Cash invested: $81,172 (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 30909

• Home prices YoY: -32.2%
• Rents YoY: 0.5%
• Active inventory: 306
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,910 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$294 /mo · $3,527/yr
• Insurance: −$121
• HOA: −$50
• Vacancy / Maint / Mgmt: −$611
• Net cashflow: $314

Break-even live

Break-even rent $2,513

Max offer price $289,900

Occupancy floor 84%

Sensitivity live

Price	-10% $478	-5% $396	+0% $314	+5% $232	+10% $150
Rent	-10% $84	-5% $199	+0% $314	+5% $429	+10% $544
Rate	-1.0pp $460	-0.5pp $388	base $314	+0.5pp $239	+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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
196 Sims Ct Augusta, GA	5.0	3.0	2536	$2,419	$0.95	15d	1	0.10mi
2308 Trinity Cir Augusta, GA	5.0	3.0	2700	$2,200	$0.81	45d	1	0.15mi
2017 Willhaven Dr Augusta, GA	4.0	2.5	2990	$5,600	$1.87	45d	1	0.18mi
2017 Willhaven Dr Augusta, GA	4.0	2.5	2990	$5,600	$1.87	24d	1	0.18mi
430 Furlough Dr Augusta, GA	4.0	2.5	2890	$2,250	$0.78	24d	1	0.21mi
5412 Copse Dr Augusta, GA	4.0	3.0	2664	$2,200	$0.83	15d	1	0.68mi
5029 Copse Dr Augusta, GA	4.0	2.0	2081	$2,050	$0.99	24d	1	0.73mi
1210 Belgrove Dr Augusta, GA	4.0	2.5	2302	$2,500	$1.09	24d	1	0.88mi
1140 George W Crawford Dr Augusta, GA	4.0	2.0	2062	$2,200	$1.07	45d	1	0.96mi
2323 Belair Spring Rd Augusta, GA	4.0	2.5	2076	$2,235	$1.08	45d	1	1.04mi
2297 Belair Spring Rd Augusta, GA	4.0	2.5	2031	$2,250	$1.11	15d	1	1.10mi
1336 Elbron Dr Augusta, GA	3.0	2.0	1640	$1,995	$1.22	45d	1	1.11mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 26 events

1. 2026-06-21
   days on market $289,900 Active 40 DOM
2. 2026-06-18
   days on market $289,900 Active 37 DOM
3. 2026-06-17
   days on market $289,900 Active 36 DOM
4. 2026-06-16
   days on market $289,900 Active 35 DOM
5. 2026-06-15
   days on market $289,900 Active 34 DOM
6. 2026-06-14
   days on market $289,900 Active 32 DOM
7. 2026-06-10
   days on market $289,900 Active 29 DOM
8. 2026-06-09
   days on market $289,900 Active 28 DOM
9. 2026-06-09
   price $289,900 Active 27 DOM
10. 2026-06-08
    days on market $299,900 Active 27 DOM
11. 2026-06-07
    days on market $299,900 Active 26 DOM
12. 2026-06-03
    days on market $299,900 Active 22 DOM
13. 2026-06-02
    days on market $299,900 Active 21 DOM
14. 2026-06-01
    days on market $299,900 Active 20 DOM
15. 2026-05-31
    days on market $299,900 Active 19 DOM
16. 2026-05-30
    days on market $299,900 Active 18 DOM
17. 2026-05-12
    listed $299,900 Active 1253-char remark
18. 2022-07-31
    price $1,950
19. 2022-07-29
    historical
20. 2022-07-29
    historical
21. 2022-07-19
    listed $299,900
22. 2022-07-19
    listed $299,900
23. 2018-02-21
    soldstatus $182,970
24. 2018-02-21
    soldstatus $182,970
25. 2017-11-10
    listed $181,034
26. 2017-11-10
    listed $181,034

ⓘ 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: $3,527 · $294/mo
• Projected year-2 tax: $3,527 · $294/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 18 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: $34,921
• − Mortgage interest: −$16,239
• − Property taxes: −$3,527
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,794
• − Management: −$2,794
• − HOA: −$600
• − Depreciation: −$8,433
• Taxable loss: −$915
• Est. tax savings @ 24.0%: +$220
• After-tax cash flow: $3,988/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: Richmond County
• NCES district ID: 1304380
• Math proficiency: 12% ▼ -9.00%
• Reading proficiency: 20% ▼ -6.00%
• Median HH income: $38,069
• Composite: 13.43/100
• National rank: #9524
• State rank: #154 of 174 in GA

Livability — Augusta-Richmond County consolidated government (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Augusta-Richmond County consolidated government (balance), GA
• County: Richmond County · 190,917 people
• City population: 154,035
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 46,501
• Household income: $71,364
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2113.0

Population outlook (Richmond County) Hauer SSP2

• Today (2025): 200,753 people
• By 2030: 200,232 · -0.3%
• By 2040: 196,813 · -2.0%
• By 2050: 190,347 · -5.2%
• By 2075: 172,496 · -14.1%
• By 2100: 146,284 · -27.1%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 44% White 39% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Richmond

• 2024 margin: Solid D (+36.1) · D 67.8% · R 31.7%
• 2008→2024 swing: +4.3pp toward D · 2008: 31.8pp · 2024: 36.1pp
• All cycles: 2024: D+36.1 2020: D+37.2 2016: D+32.4 2012: D+33.8 2008: D+31.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -133.14%
• Current HPI: 280.4587
• Rent YoY: ▲ 0.48%
• 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

+60.1% since first listed

11 events — show timeline

• 2026-06-08 Price Changed $289,900 Hive MLS
• 2026-05-12 Listed $299,900 Hive MLS
• 2022-07-31 Price Changed $1,950 RENT.
• 2022-07-29 Listing Removed — Hive MLS
• 2022-07-29 Listing Removed — Hive MLS
• 2022-07-19 Listed $299,900 Hive MLS
• 2022-07-19 Listed $299,900 Hive MLS
• 2018-02-21 Sold (MLS) $182,970 Hive MLS
• 2018-02-21 Sold (MLS) $182,970 Hive MLS
• 2017-11-10 Listed $181,034 Hive MLS
• 2017-11-10 Listed $181,034 Hive MLS

Property tax history

+13.4%/yr

Latest (2025): $3,527 · +4.6% YoY. Source: county tax records.