2642 Teakwood Dr · Augusta-Richmond County consolidated government (balance), GA 30815

$99,900

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 1 Days on market

Built 1979 0.36 ac lot Est $193k · 48% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

AS-IS, No Warranties, No Guaranties, Seller is a Licensed Real Estate Broker in the State of Georgia. Vacant MLS Lockbox on front door. Show at will, Investor Special, ALL CASH.

Key facts

• 0.36 acre lot
• Built 1979

Property features AI

Finance

• Other: Zoned R-1; Irregular lot with paved road frontage (city street and state road); Subdivision: Fairington

Exterior

• Parking: No garage; Concrete parking pad
• Security: Smoke detectors
• Utilities: Public water; Sewer connected; Natural gas available; Water available; Cable available
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Brick and vinyl siding exterior; Composition roof; Slab foundation; Built as a residential single-family home
• Exterior features: Patio; Front porch; Storage structure; Has a view; No exterior fencing listed

Interior

• Kitchen: Electric range; Eat-in kitchen
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas heating; Fireplace(s)
• Interior features: Entrance foyer; Ceiling fans; Eat-in kitchen; No basement
• Laundry & utility: Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 13.3% 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 B — 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: Deer Chase Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 553 students, 98% FRL); Hephzibah Middle School (math 12% / reading 21%, grade F, #388 of 470 statewide, top 83%, 517 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 soft (-0.7%/yr); 359 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $46k; list at $100k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $99,900

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.67% ✓
• Cap rate: 13.26%
• Cash-on-cash: 24.90%
• DSCR: 2.11
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $192,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2642 Teakwood Dr	0.00mi	3/2.0	1,320 (0%)	0mo	$92,000	$70	100
2609 Anthony Dejuan Parkway Pkwy	0.30mi	3/2.0	1,350 (+2%)	9mo	$198,000	$147	74
2640 Carrington Dr Dr	0.32mi	3/2.0	1,378 (+4%)	6mo	$180,000	$131	73
3714 Carrington Ct	0.14mi	3/2.0	1,166 (-12%)	2mo	$174,900	$150	72
2636 Carrington Dr	0.31mi	3/2.0	1,425 (+8%)	3mo	$191,000	$134	70
4124 Country Ln	0.61mi	3/2.0	1,377 (+4%)	2mo	$187,500	$136	62
3630 Spanish Trace Dr	0.65mi	3/2.0	1,350 (+2%)	7mo	$197,000	$146	60
3630 Spanish Trace Dr	0.65mi	3/2.0	1,350 (+2%)	7mo	$197,000	$146	60
2714 Inverness Dr	0.53mi	3/2.0	1,459 (+10%)	2mo	$259,900	$178	56
2682 Inverness Dr	0.52mi	3/2.0	1,459 (+10%)	6mo	$258,900	$177	53
2505 Hollington Dr	0.65mi	3/2.0	1,459 (+10%)	7mo	$255,900	$175	46
2627 Corning St	0.75mi	3/2.5	1,500 (+14%)	9mo	$176,500	$118	33

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 14.8%
• Equity multiple: 1.57×
• Total profit: $15,944
• Equity at exit: $14,895

10-year hold

• IRR: 21.1%
• Equity multiple: 2.53×
• Total profit: $42,823
• Equity at exit: $8,638

Cash invested: $27,972 (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 30815

• Home prices YoY: -24.2%
• Rents YoY: -0.7%
• Active inventory: 359
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$524
• Tax from tax record: −$170 /mo · $2,045/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $580

Break-even live

Break-even rent $932

Max offer price $99,900

Occupancy floor 60%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3462 Firestone Dr Hephzibah, GA	3.0	2.5	1435	$1,800	$1.25	23d	1	0.33mi
3823 Fairington Dr Hephzibah, GA	3.0	2.0	1380	$1,450	$1.05	13d	1	0.38mi
2629 Anthony Dejuan Pkwy Hephzibah, GA	3.0	2.0	1392	$1,650	$1.19	43d	1	0.42mi
2614 Andorra Dr Hephzibah, GA	3.0	2.0	1622	$1,395	$0.86	43d	1	0.52mi
3883 Crest Dr Hephzibah, GA	3.0	2.0	1380	$3,600	$2.61	13d	1	0.84mi
3881 Crest Dr Hephzibah, GA	3.0	2.0	1400	$1,595	$1.14	13d	1	0.84mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1400	$1,600	$1.14	43d	1	0.97mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1377	$1,600	$1.16	23d	1	0.97mi
4235 Cap Chat St Hephzibah, GA	3.0	2.0	1300	$1,651	$1.27	43d	1	1.17mi
2401 Boykin Rd Hephzibah, GA	3.0	2.5	1644	$1,600	$0.97	43d	1	1.39mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	23d	1	1.43mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	43d	1	1.43mi

Listing history 3 events

1. 2026-05-20
   status Pending
2. 2026-05-19
   listed $99,900 Active
3. 1997-03-04
   soldstatus $45,689

ⓘ 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: $2,045 · $170/mo
• Projected year-2 tax: $2,045 · $170/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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $19,994
• − Mortgage interest: −$5,596
• − Property taxes: −$2,045
• − Insurance: −$500
• − Repairs & maintenance: −$1,600
• − Management: −$1,600
• − Depreciation: −$2,906
• Taxable income: $5,748
• Est. tax owed @ 24.0%: −$1,380
• After-tax cash flow: $5,584/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): 44,109
• Household income: $70,202
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 867.0

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: Majority Black (62%)
• Race & ethnicity: Black 62% White 27% Two or more races 5% Hispanic / Latino 4%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Korean 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: ▼ -51.74%
• Current HPI: 162.4074
• Rent YoY: ▼ -0.71%
• 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

+118.7% since first listed

3 events — show timeline

• 2026-05-20 Pending — Hive MLS
• 2026-05-19 Listed $99,900 Hive MLS
• 1997-03-04 Sold (Public Records) $45,689 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,045 · +3.9% YoY. Source: county tax records.