208 Bluffton Dr · Evans, GA 30907

$158,900

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 4 Days on market

Built 2004 Est $209k · 24% under $48/mo HOA · 3% of rent ↓ 6% since listing

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.1/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home built in 2004, is in Wymberly Community, a 55+ senior living gated community. Association fees are $611 per month. Fee includes golf course, club house, gym, pool, lakes and currently building a pickleball court, water and garbage. The house features 1200 sq ft, split open floor plan, 3 bedrooms, remodeled kitchen with custom wood built cabinets, quartz counter tops and stainless steel appliances. All put in 3 years ago. 2 baths, the master has granite counter tops with double vanity sinks, tile floor and walk in tile shower. The other bathroom also has tile floor with soaking tub and shower, custom cabinets and granite. The bedrooms have Berber carpet and the rest of the house has hardwood floors. The laundry room has built in cabinets and comes with the washer and dryer. Lots of storage throughout the house. Large carport. All built on a nice corner lot. There is a large gated deck on back with a lift for wheelchair, groceries etc. The attached shed under carport is 8x10. The roof is 3 years old, the HVAC is 6 years old, appliances 3 years old and water heater is 13 years old. There is locked storage space for your boat or RV on community site. Must see, pictures do not do justice. Shown by appointment only.

Key facts

• Gated community
• Quartz countertops
• Double carport

Tags

• GATED COMMUNITY
• HARDWOOD FLOORS
• QUARTZ COUNTERTOPS
• GRANITE COUNTERTOPS
• SPLIT-BEDROOM FLOOR PLAN
• DOUBLE CARPORT

Property features AI

Finance

• Other: Community features: pool, street lights
• Financial info: Land is leased with a monthly land lease fee
• HOA & community: Homeowners association with annual fee; Association amenities include clubhouse, gated access, golf course, jogging path, park, RV parking and storage, trails, water access, and sport court; Association fee listed annually

Exterior

• Parking: 2 covered garage spaces (attached); 2 carport spaces; Total of 2 parking spaces listed; Concrete and paved parking pad
• Security: Smoke detectors; Accessible entrance and approach with ramp
• Utilities: Public water; Public sewer; Cable available; Electric water heater
• Home design: Manufactured home (residential); One story; Entry level: 1; Vinyl siding
• Construction: Shingle roof; Vinyl siding; Crawl space foundation; Built with referenced materials (see remarks)
• Exterior features: Front porch; Rear porch; Porch; Shed(s); Lake privileges; Has a view; Corner lot; Paved road; No other exterior features listed

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range; Microwave; Tile counters; Kitchen island; Eat-in kitchen
• Bedrooms: Master downstairs
• Flooring: Carpet; Tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with forced air; Central air conditioning
• Interior features: Master bedroom on the main level; Kitchen island; Built-in features; Eat-in kitchen; Tile counters; Unfurnished
• Laundry & utility: Washer hookup; Dedicated laundry room; Electric water heater; Dryer

🏷️ Possibly a rental listed for sale. The $158,900 price doesn't fit this home's estimated sale value (~$209,088) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Cap rate 8.1% vs local median 3.8% in Evans — 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 77/100 on livability (#20 in GA, #3,058 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, commute F.
• Columbia County (suburban): math 49% / reading 52% proficiency, ranked #13 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Columbia Middle School (math 37% / reading 48%, grade D-, #122 of 470 statewide, top 26%, 993 students, 33% FRL); Evans High School (math 12% / reading 31%, grade F, #218 of 424 statewide, top 53%, 1,887 students, 30% FRL).
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 pts) — the specific schools serving this property underperform the Columbia County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 333 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,213 units permitted in Columbia 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 $5k of value loss. Plan a longer hold.
• Columbia County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $158,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $209,088
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Pinecone Pl	0.58mi	3/2.0	1,224 (+3%)	5mo	$240,000	$196	64
126 Glenora Dr	0.58mi	3/2.0	1,359 (+14%)	15mo	$239,000	$176	37
210 Highview Dr	0.52mi	3/2.0	1,364 (+15%)	19mo	$224,500	$165	35
228 Westmont Dr	0.73mi	3/2.0	1,304 (+10%)	17mo	$210,000	$161	35
120 Hickory DR Cir S	0.72mi	4/1.5 (+1)	1,308 (+10%)	22mo	$240,000	$183	24

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-13,300
• Equity at exit: $23,693

10-year hold

• IRR: -1.3%
• Equity multiple: 0.92×
• Total profit: $-3,527
• Equity at exit: $13,739

Cash invested: $44,492 (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 30907

• Rents YoY: 1.1%
• Active inventory: 333
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,599 high
• Mortgage (P&I): −$833
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$66
• HOA: −$48
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $242

Break-even live

Break-even rent $1,293

Max offer price $158,900

Occupancy floor 80%

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: $39,725
• Closing costs: $4,767
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4460 Whisperwood Dr Augusta, GA	3.0	2.0	1388	$1,600	$1.15	23d	1	0.81mi
4680 Brookwood Ln Grovetown, GA	2.0	2.5	1192	$1,300	$1.09	14d	1	0.84mi
336 Deerwood Ct Augusta, GA	3.0	1.5	1064	$1,525	$1.43	43d	1	0.92mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	14d	1	1.16mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	43d	1	1.16mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	23d	1	1.20mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	43d	1	1.20mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	23d	1	1.25mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	43d	1	1.25mi
4553 Hillside Dr Evans, GA	4.0	2.0	1474	$1,535	$1.04	43d	1	1.37mi
323 Crawford Mill Ln Grovetown, GA	2.0	2.5	1152	$1,495	$1.30	23d	1	1.39mi
4081 Melrose Dr Augusta, GA	3.0	2.0	1331	$1,731	$1.30	23d	1	1.41mi
2414 Cox Rd Evans, GA	3.0	2.0	1404	$1,695	$1.21	21d	1	1.42mi

HOA detail

• Monthly dues: $48 · $576/yr
• Likely covers: watertrashpoolgymsecurity

Listing history 16 events

1. 2026-06-18
   days on market $158,900 Active 4 DOM
2. 2026-06-17
   days on market $158,900 Active 3 DOM
3. 2026-06-16
   days on market $158,900 Active 2 DOM
4. 2026-06-15
   pricedays on marketlisting id $158,900 Active 1 DOM
5. 2026-06-14
   days on market $168,900 Active 18 DOM
6. 2026-06-13
   days on market $168,900 Active 17 DOM
7. 2026-06-10
   days on market $168,900 Active 15 DOM
8. 2026-06-09
   days on market $168,900 Active 14 DOM
9. 2026-06-08
   days on market $168,900 Active 13 DOM
10. 2026-06-07
    days on market $168,900 Active 12 DOM
11. 2026-06-03
    days on market $168,900 Active 8 DOM
12. 2026-06-02
    days on market $168,900 Active 7 DOM
13. 2026-06-01
    days on market $168,900 Active 6 DOM
14. 2026-05-31
    days on market $168,900 Active 5 DOM
15. 2026-05-30
    days on market $168,900 Active 4 DOM
16. 2026-04-04
    listed $168,900 Active 1273-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: $883 · $74/mo
• Projected year-2 tax: $1,462 · $122/mo
• Expected delta: +$578/yr (+$48/mo · 65.5%)

ⓘ 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 3/10 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: $19,193
• − Mortgage interest: −$8,901
• − Property taxes: −$883
• − Insurance: −$794
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − HOA: −$576
• − Depreciation: −$4,623
• Taxable income: $345
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $2,827/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: Columbia County
• NCES district ID: 1301410
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $69,358
• Composite: 45.04/100
• National rank: #2695
• State rank: #13 of 174 in GA

Livability — Evans

• Score: 77/100
• State rank: #20
• US rank: #3058

Category grades

Amenities D+ Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Columbia County · 154,184 people
• City population: 54,743
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 46,975
• Household income: $81,912
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 983.0

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 189,073 people
• By 2030: 212,277 · +12.3%
• By 2040: 259,480 · +37.2%
• By 2050: 306,991 · +62.4%
• By 2075: 421,213 · +122.8%
• By 2100: 496,722 · +162.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Asian 7% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Vietnamese 1%

Political lean MEDSL · Columbia

• 2024 margin: Strong R (+25.6) · D 36.8% · R 62.5%
• 2008→2024 swing: +17.0pp toward D · 2008: -42.7pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.8 2016: R+37.7 2012: R+43.0 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -174.93%
• Current HPI: 233.5167
• Rent YoY: ▲ 1.12%
• 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

-5.9% since first listed

2 events — show timeline

• 2026-06-12 Listed $158,900 Hive MLS
• 2026-05-26 Listed $168,900 FSBO.com

Property tax history

+1.1%/yr

Latest (2019): $883 · +10.0% YoY. Source: county tax records.