3203 Young Forest Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$119,900

3 bd · 1.5 ba · 1,244 sqft · SingleFamily public records · 22 Days on market

Built 1963 0.26 ac lot Est $158k · 24% under

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +6.0/10.0
• 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

Investors and first time homeowners dream home. Cute 3 bedroom 1.5 Bath ranch home situated in a well established neighborhood. Home has a wood burning fireplace in family room. All appliances stay with home. Covered Carport and a great fenced in backyard. Home is in walking distance of Elementary School. Great location close to shopping and dining facilities. Home is less than 5 minutes away from Bobby Jones Hwy Access and 15 minutes to Fort Gordon.

Key facts

• Brick ranch home
• Covered patio
• Concrete driveway

Tags

• BRICK RANCH HOME
• UPDATED EAT-IN KITCHEN
• FULLY FENCED BACKYARD
• COVERED PATIO
• DETACHED STORAGE SHED
• CONCRETE DRIVEWAY

Property features AI

Finance

• Other: Listing takes Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA

Exterior

• Parking: Detached carport (1 parking space)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence (house); Resale property; Built in 1963; One story
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Level lot; Lot ~0.26 acres

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total bathrooms); Main-level bathroom available
• Heating & cooling: Central heating; Central air conditioning; Ceiling fan(s)
• Interior features: One-level living; Public-record living area of 1,244; No basement; Other interior features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% 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: Dorothy Hains Elementary School (math 2% / reading 17%, grade F, #1,092 of 1,228 statewide, top 91%, 445 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 81% 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 34% 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 $829 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 22 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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: 1.10% ✓
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $157,988
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3209 E Gerald Dr	0.19mi	3/2.0	1,221 (-2%)	4mo	$138,700	$114	83
3224 Kevin Dr	0.20mi	3/1.5	1,301 (+5%)	9mo	$140,000	$108	76
3219 Young Forest Dr	0.11mi	3/2.0	1,340 (+8%)	5mo	$105,000	$78	76
3207 E Gerald Dr	0.19mi	3/2.0	1,152 (-7%)	3mo	$179,000	$155	75
3231 Kevin Dr	0.25mi	3/2.0	1,300 (+4%)	5mo	$165,000	$127	74
2019 Dunham Ct	0.54mi	3/1.0	1,200 (-4%)	1mo	$104,900	$87	66
2524 Elderberry Dr	0.44mi	3/1.0	1,200 (-4%)	9mo	$129,900	$108	64
1909 Dianne Dr	0.53mi	3/1.0	1,196 (-4%)	8mo	$117,000	$98	60
3311 Cindy St	0.73mi	3/2.0	1,242 (-0%)	7mo	$170,000	$137	58
1919 Moore Rd	0.44mi	3/2.0	1,082 (-13%)	0mo	$170,000	$157	55
1883 Neptune Dr	0.72mi	3/2.0	1,137 (-9%)	3mo	$155,000	$136	47
3342 Fashion Dr	0.75mi	3/1.5	1,134 (-9%)	10mo	$149,900	$132	42

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: -9.7%
• Equity multiple: 0.66×
• Total profit: $-11,545
• Equity at exit: $17,877

10-year hold

• IRR: -5.2%
• Equity multiple: 0.71×
• Total profit: $-9,737
• Equity at exit: $10,367

Cash invested: $33,572 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,316 high
• Mortgage (P&I): −$629
• Tax from tax record: −$177 /mo · $2,124/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $184

Break-even live

Break-even rent $1,083

Max offer price $119,900

Occupancy floor 81%

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	43d	1	0.14mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	23d	1	0.14mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	43d	1	0.34mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	23d	1	0.35mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	43d	1	0.35mi
1915 Dianne Dr Augusta, GA	3.0	1.0	1196	$1,236	$1.03	43d	1	0.49mi
1916 Preston Dr Augusta, GA	3.0	1.5	1134	$1,055	$0.93	43d	1	0.60mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	0.76mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	43d	1	0.76mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	43d	1	0.93mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	0.98mi
3431 Winesap Way Augusta, GA	3.0	1.5	1188	$1,100	$0.93	43d	1	1.12mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	43d	3	1.24mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	44d	1	1.32mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	43d	1	1.44mi
3444 Murphy Ct Augusta, GA	3.0	1.0	1332	$1,349	$1.01	43d	1	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $119,900 Active 22 DOM
2. 2026-06-17
   days on market $119,900 Active 21 DOM
3. 2026-06-16
   days on market $119,900 Active 20 DOM
4. 2026-06-15
   days on market $119,900 Active 19 DOM
5. 2026-06-14
   days on market $119,900 Active 17 DOM
6. 2026-06-10
   statusdays on market $119,900 Active 14 DOM
7. 2026-06-09
   days on market $119,900 New 13 DOM
8. 2026-06-08
   days on market $119,900 New 12 DOM
9. 2026-06-07
   days on market $119,900 New 11 DOM
10. 2026-06-03
    days on market $119,900 New 7 DOM
11. 2026-06-02
    days on market $119,900 New 6 DOM
12. 2026-06-01
    days on market $119,900 New 5 DOM
13. 2026-05-31
    days on market $119,900 New 4 DOM
14. 2026-05-30
    days on market $119,900 New 3 DOM
15. 2026-05-27
    listed $119,900 New
16. 2016-07-06
    soldstatus $653,100
17. 2015-04-30
    soldstatus $44,000 454-char remark

    Show marketing remark (454 chars)

    Investors and first time homeowners dream home. Cute 3 bedroom 1.5 Bath ranch home situated in a well established neighborhood. Home has a wood burning fireplace in family room. All appliances stay with home. Covered Carport and a great fenced in backyard. Home is in walking distance of Elementary School. Great location close to shopping and dining facilities. Home is less than 5 minutes away from Bobby Jones Hwy Access and 15 minutes to Fort Gordon.

18. 2015-04-30
    soldstatus $44,000 454-char remark

    Show marketing remark (454 chars)

    Investors and first time homeowners dream home. Cute 3 bedroom 1.5 Bath ranch home situated in a well established neighborhood. Home has a wood burning fireplace in family room. All appliances stay with home. Covered Carport and a great fenced in backyard. Home is in walking distance of Elementary School. Great location close to shopping and dining facilities. Home is less than 5 minutes away from Bobby Jones Hwy Access and 15 minutes to Fort Gordon.

19. 2014-09-18
    listed $56,500 454-char remark

    Show marketing remark (454 chars)

    Investors and first time homeowners dream home. Cute 3 bedroom 1.5 Bath ranch home situated in a well established neighborhood. Home has a wood burning fireplace in family room. All appliances stay with home. Covered Carport and a great fenced in backyard. Home is in walking distance of Elementary School. Great location close to shopping and dining facilities. Home is less than 5 minutes away from Bobby Jones Hwy Access and 15 minutes to Fort Gordon.

20. 2014-09-18
    listed $56,500 454-char remark

    Show marketing remark (454 chars)

    Investors and first time homeowners dream home. Cute 3 bedroom 1.5 Bath ranch home situated in a well established neighborhood. Home has a wood burning fireplace in family room. All appliances stay with home. Covered Carport and a great fenced in backyard. Home is in walking distance of Elementary School. Great location close to shopping and dining facilities. Home is less than 5 minutes away from Bobby Jones Hwy Access and 15 minutes to Fort Gordon.

21. 2011-06-20
    soldstatus $50,000

ⓘ 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: $2,124 · $177/mo
• Projected year-2 tax: $2,124 · $177/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°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: $15,790
• − Mortgage interest: −$6,716
• − Property taxes: −$2,124
• − Insurance: −$600
• − Repairs & maintenance: −$1,263
• − Management: −$1,263
• − Depreciation: −$3,488
• Taxable income: $336
• Est. tax owed @ 24.0%: −$81
• After-tax cash flow: $2,125/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

+139.8% since first listed

7 events — show timeline

• 2026-05-27 Listed $119,900 GAMLS
• 2016-07-06 Sold (Public Records) $653,100 Public Records
• 2015-04-30 Sold (MLS) $44,000 Hive MLS
• 2015-04-30 Sold (MLS) $44,000 Hive MLS
• 2014-09-18 Listed $56,500 Hive MLS
• 2014-09-18 Listed $56,500 Hive MLS
• 2011-06-20 Sold (Public Records) $50,000 Public Records

Property tax history

+12.4%/yr

Latest (2025): $2,124 · +6.4% YoY. Source: county tax records.