5004 Scots Pine Ct · Augusta-Richmond County consolidated government (balance), GA 30815

$117,000

4 bd · 2.5 ba · 1,999 sqft · SingleFamily public records

Built 1986 0.29 ac lot Est $232k · 50% 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

3/2 in a great location.

Key facts

• 0.29 acre lot
• 2 garage spots
• Built 1986

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $503 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Cap rate 11.5% 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) — 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($70k/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 $809 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $97k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $117,000

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: 1.50% ✓
• Cap rate: 11.45%
• Cash-on-cash: 18.44%
• DSCR: 1.82
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $231,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3938 Crest Dr	0.37mi	3/2.0 (-1)	1,997 (-0%)	2mo	$289,900	$145	74
4343 Creekview Dr	0.27mi	4/2.0	2,147 (+7%)	1mo	$299,900	$140	72
3753 Woodcock Dr	0.32mi	4/2.0	1,888 (-6%)	4mo	$213,000	$113	71
4060 Pinnacle Way	0.35mi	4/3.0	2,153 (+8%)	2mo	$225,000	$105	67
3947 Ellen St	0.49mi	4/2.0	2,101 (+5%)	7mo	$243,000	$116	60
3849 Crest Dr	0.62mi	5/2.0 (+1)	2,000 (+0%)	8mo	$175,000	$88	57
3716 Pinnacle Place Dr	0.27mi	3/2.0 (-1)	1,727 (-14%)	2mo	$254,900	$148	56
2859 Pepperdine Dr	0.45mi	4/2.0	1,740 (-13%)	1mo	$215,000	$124	55
3719 Fairington Dr	0.29mi	5/3.0 (+1)	1,742 (-13%)	8mo	$237,000	$136	51
3824 Crest Dr	0.60mi	4/2.0	1,787 (-11%)	1mo	$150,000	$84	51
3773 Fairington Dr	0.46mi	3/2.0 (-1)	1,740 (-13%)	1mo	$189,900	$109	49
3821 Crest Dr	0.61mi	3/2.5 (-1)	1,758 (-12%)	4mo	$200,000	$114	43

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: 6.5%
• Equity multiple: 1.24×
• Total profit: $8,021
• Equity at exit: $17,445

10-year hold

• IRR: 12.9%
• Equity multiple: 1.88×
• Total profit: $28,666
• Equity at exit: $10,116

Cash invested: $32,760 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,756 high
• Mortgage (P&I): −$614
• Tax from tax record: −$222 /mo · $2,662/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $503

Break-even live

Break-even rent $1,119

Max offer price $117,000

Occupancy floor 66%

Sensitivity live

Price	-10% $570	-5% $536	+0% $503	+5% $470	+10% $437
Rent	-10% $365	-5% $434	+0% $503	+5% $573	+10% $642
Rate	-1.0pp $562	-0.5pp $533	base $503	+0.5pp $473	+1.0pp $442

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: $29,250
• Closing costs: $3,510
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3883 Crest Dr Hephzibah, GA	3.0	2.0	1380	$3,600	$2.61	14d	1	0.35mi
3881 Crest Dr Hephzibah, GA	3.0	2.0	1400	$1,595	$1.14	14d	1	0.36mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1377	$1,600	$1.16	24d	1	0.65mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.65mi
3823 Fairington Dr Hephzibah, GA	3.0	2.0	1380	$1,450	$1.05	14d	1	0.70mi
2614 Andorra Dr Hephzibah, GA	3.0	2.0	1622	$1,395	$0.86	44d	1	0.83mi
3462 Firestone Dr Hephzibah, GA	3.0	2.5	1435	$1,800	$1.25	24d	1	0.85mi
2629 Anthony Dejuan Pkwy Hephzibah, GA	3.0	2.0	1392	$1,650	$1.19	44d	1	0.98mi
2817 Ridgecrest Dr Hephzibah, GA	4.0	2.0	1257	$1,495	$1.19	44d	1	1.08mi
2933 Easton Dr Hephzibah, GA	4.0	2.5	2038	$2,200	$1.08	44d	1	1.47mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	24d	1	1.47mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	44d	1	1.47mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	44d	1	1.49mi

Listing history 2 events

1. 2026-06-07
   remarks 24-char remark
2. 2026-06-07
   listed $117,000 Pending

ⓘ 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: $2,662 · $222/mo
• Projected year-2 tax: $2,662 · $222/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 · 17 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: $21,074
• − Mortgage interest: −$6,554
• − Property taxes: −$2,662
• − Insurance: −$585
• − Repairs & maintenance: −$1,686
• − Management: −$1,686
• − Depreciation: −$3,404
• Taxable income: $4,498
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $4,960/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

1 event — show timeline

• 1995-09-01 Sold (Public Records) $96,900 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,662 · +8.6% YoY. Source: county tax records.