4047 Union Grove Cir · Augusta-Richmond County consolidated government (balance), GA 30906

$129,500

3 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 38 Days on market

Built 2001 0.39 ac lot $110/sqft · 38% below area Est $210k · 38% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +6.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller! Bring all offers! Great for first time home buyer or investors. This well-kept, move in ready home has 3 bedroom and 2 full baths. A split floor plan. Large primary bathroom. Spacious living room. A storage building, great for lawn equipment. Home is sold As-Is. No Disclosures.

Key facts

• Brand new roof
• Conveniently located
• Room to garden

Tags

• PLENTY OF CABINET SPACE
• BRAND NEW ROOF
• ROOM TO GARDEN
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached carport; Garage for 1 vehicle (detached)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story (entry level 1); Vinyl siding
• Construction: Composition roof; Vinyl siding; Other foundation; Built with 'see remarks' construction details
• Exterior features: Front porch and rear porch; Outbuilding; Wooded lot / see remarks; Has a view

Interior

• Kitchen: Built-in electric oven; Range; Refrigerator; Electric water heater
• Bedrooms: Bedrooms: 5 rooms total (configuration not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Wall/window unit(s); Ceiling fan(s); Electric forced air heating
• Interior features: Walk-in closets; Eat-in kitchen; Wired for data; Window coverings; Insulated windows; Smoke detector(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $380 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Goshen Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 448 students, 98% FRL); Pine Hill Middle School (math 5% / reading 19%, grade F, #417 of 470 statewide, top 90%, 582 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 (-0.2%/yr); 364 active listings in the ZIP; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% of the median local income ($46k/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 $895 of loan paydown is wiped out by about $4k 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 38 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $25k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $130k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $125,615 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.15% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.56%
• DSCR: 1.56
• GRM: 7.2

CMA / ARV

• ARV (median comp): $209,728
• List price: $129,500
• Delta: -38.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,220
• Equity at exit: $19,309

10-year hold

• IRR: 5.6%
• Equity multiple: 1.36×
• Total profit: $13,024
• Equity at exit: $11,197

Cash invested: $36,260 (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 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 364
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,491 medium
• Mortgage (P&I): −$679
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $380

Break-even live

Break-even rent $1,011

Max offer price $129,500

Occupancy floor 70%

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: $32,375
• Closing costs: $3,885
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $129,500 Active 38 DOM
2. 2026-06-17
   days on market $129,500 Active 37 DOM
3. 2026-06-16
   days on market $129,500 Active 36 DOM
4. 2026-06-15
   days on market $129,500 Active 35 DOM
5. 2026-06-14
   days on market $129,500 Active 33 DOM
6. 2026-06-10
   days on market $129,500 Active 30 DOM
7. 2026-06-09
   days on market $129,500 Active 29 DOM
8. 2026-06-09
   price $129,500 Active 28 DOM
9. 2026-06-08
   days on market $144,900 Active 28 DOM
10. 2026-06-07
    days on market $144,900 Active 27 DOM
11. 2026-06-03
    days on market $144,900 Active 23 DOM
12. 2026-06-02
    days on market $144,900 Active 22 DOM
13. 2026-06-01
    days on market $144,900 Active 21 DOM
14. 2026-05-31
    days on market $144,900 Active 20 DOM
15. 2026-05-30
    days on market $144,900 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-04-13
    price $144,900
18. 2026-02-12
    listed $154,900 Active
19. 2026-02-12
    listed $144,900 Active 2220-char remark
20. 2022-11-22
    soldstatus $55,000
21. 2022-11-17
    soldstatus $55,000

    Show marketing remark (296 chars)

    Motivated Seller! Bring all offers! Great for first time home buyer or investors. This well-kept, move in ready home has 3 bedroom and 2 full baths. A split floor plan. Large primary bathroom. Spacious living room. A storage building, great for lawn equipment. Home is sold As-Is. No Disclosures.

22. 2022-11-17
    soldstatus $55,000

    Show marketing remark (296 chars)

    Motivated Seller! Bring all offers! Great for first time home buyer or investors. This well-kept, move in ready home has 3 bedroom and 2 full baths. A split floor plan. Large primary bathroom. Spacious living room. A storage building, great for lawn equipment. Home is sold As-Is. No Disclosures.

23. 2022-09-18
    listed $64,999

    Show marketing remark (296 chars)

    Motivated Seller! Bring all offers! Great for first time home buyer or investors. This well-kept, move in ready home has 3 bedroom and 2 full baths. A split floor plan. Large primary bathroom. Spacious living room. A storage building, great for lawn equipment. Home is sold As-Is. No Disclosures.

24. 2022-09-18
    listed $64,999

    Show marketing remark (296 chars)

    Motivated Seller! Bring all offers! Great for first time home buyer or investors. This well-kept, move in ready home has 3 bedroom and 2 full baths. A split floor plan. Large primary bathroom. Spacious living room. A storage building, great for lawn equipment. Home is sold As-Is. No Disclosures.

ⓘ 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: $785 · $65/mo
• Projected year-2 tax: $1,191 · $99/mo
• Expected delta: +$407/yr (+$34/mo · 51.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $17,893
• − Mortgage interest: −$7,254
• − Property taxes: −$785
• − Insurance: −$648
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$3,767
• Taxable income: $2,577
• Est. tax owed @ 24.0%: −$618
• After-tax cash flow: $3,936/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): 60,423
• Household income: $45,999
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3363.0

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 (64%)
• Race & ethnicity: Black 64% White 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 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: ▼ -58.99%
• Current HPI: 213.5733
• Rent YoY: ▼ -0.25%
• 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

+99.2% since first listed

10 events — show timeline

• 2026-06-08 Price Changed $129,500 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-13 Price Changed $144,900 Hive MLS
• 2026-02-12 Listed $154,900 Hive MLS
• 2026-02-12 Listed $144,900 Hive MLS
• 2022-11-22 Sold (Public Records) $55,000 Public Records
• 2022-11-17 Sold (MLS) $55,000 Hive MLS
• 2022-11-17 Sold (MLS) $55,000 Hive MLS
• 2022-09-18 Listed $64,999 Hive MLS
• 2022-09-18 Listed $64,999 Hive MLS

Property tax history

+8.2%/yr

Latest (2025): $785 · +14.8% YoY. Source: county tax records.