3018, 3020 Carswell Dr · Augusta-Richmond County consolidated government (balance), GA 30909

$150,000

2 bd · 2.0 ba · 1,000 sqft · Other · 6 Days on market

Built 1992 1.73 ac lot $150/sqft · 81% above area

---

Why this score? — see what drove the C 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 +26.4/30.0
• DSCR +9.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• 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

* GREAT INVESTment Opportunity Very close to FORT GORDON * TWO Completely remodeled mobile homes on large quiet lot. Already clean and ready for tenants to move right in. One mobile home is 3B/2B and the other one is 2B/2B with a shop. Must see to appreciate!

Key facts

• Large quiet lot
• Shop
• Own septic systems

Tags

• LARGE QUIET LOT
• SHOP
• OWN SEPTIC SYSTEMS

Property features AI

Finance

• Other: Zoning: R
• Financial info: Land is leased

Exterior

• Parking: Unpaved parking
• Utilities: Well water; Septic tank; Cable available
• Home design: Manufactured home (residential); One level; Entry level: 1
• Construction: Aluminum and vinyl siding; Block foundation; Metal and composition roof; Built with additional details in remarks
• Exterior features: Deck; Porch; Partial wood fencing; Outbuilding; Has a view; Wooded lot

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 4 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric forced-air heating
• Interior features: Pantry; Eat-in kitchen; Window coverings
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $150k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.4% 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 C — 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; 303 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $1k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

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. 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.
3. 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.
4. 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: 1.08% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.26%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (median comp): $83,051
• List price: $150,000
• Delta: 80.61%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.48% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,285
• Equity at exit: $22,365

10-year hold

• IRR: 4.9%
• Equity multiple: 1.32×
• Total profit: $13,532
• Equity at exit: $12,969

Cash invested: $42,000 (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: 303
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,623 high
• Mortgage (P&I): −$787
• Tax from tax record: −$39 /mo · $466/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $394

Break-even live

Break-even rent $1,124

Max offer price $150,000

Occupancy floor 71%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1191 Bison Way Grovetown, GA	2.0	2.0	1092	$1,450	$1.33	14d	1	0.81mi
2207 Jasmine Way Grovetown, GA	3.0	3.0	1500	$1,750	$1.17	44d	1	0.84mi
2207 Jasmine Way Grovetown, GA	3.0	3.0	1500	$1,725	$1.15	23d	1	0.84mi
2000 Kennesaw Way Unit 01 2220 Grovetown, GA	2.0	3.0	1380	$1,590	$1.15	23d	1	0.91mi
2000 Kennesaw Way Unit 01 2202 Grovetown, GA	2.0	3.0	1380	$1,590	$1.15	14d	1	0.91mi
1802 Honeysuckle Way Grovetown, GA	2.0	2.0	1092	$1,995	$1.83	23d	1	0.95mi
1802 Honeysuckle Way Grovetown, GA	2.0	2.0	1092	$1,995	$1.83	44d	1	0.95mi
801 Trailside Ct Grovetown, GA	3.0	3.0	1478	$1,770	$1.20	14d	1	1.10mi
2106 Collister Ct Augusta, GA	3.0	2.0	1426	$1,800	$1.26	14d	1	1.16mi

Listing history 9 events

1. 2026-06-18
   days on market $150,000 Active 6 DOM
2. 2026-06-17
   days on market $150,000 Active 5 DOM
3. 2026-06-16
   days on market $150,000 Active 4 DOM
4. 2026-06-15
   days on market $150,000 Active 3 DOM
5. 2026-06-14
   days on marketlisting id $150,000 Active 1 DOM
6. 2026-05-11
   historical
7. 2026-04-20
   price $150,000
8. 2026-01-28
   listed $175,000 Active
9. 2026-01-28
   listed $150,000 Active 260-char remark

ⓘ 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: $466 · $39/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$914/yr (+$76/mo · 196.3%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $19,474
• − Mortgage interest: −$8,402
• − Property taxes: −$466
• − Insurance: −$750
• − Repairs & maintenance: −$1,558
• − Management: −$1,558
• − Depreciation: −$4,364
• Taxable income: $2,377
• Est. tax owed @ 24.0%: −$570
• After-tax cash flow: $4,159/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

+0.0% since first listed

6 events — show timeline

• 2026-05-28 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-20 Price Changed $150,000 Hive MLS
• 2026-01-28 Listed $150,000 Hive MLS
• 2026-01-28 Listed $175,000 Hive MLS
• 2026-01-28 Listed $150,000 Hive MLS

Property tax history

+2.6%/yr

Latest (2025): $466 · +27.1% YoY. Source: county tax records.