2945 Willis Foreman Rd · Augusta-Richmond County consolidated government (balance), GA 30815

$100,000

3 bd · 2.0 ba · 1,472 sqft · SingleFamily public records · 9 Days on market

Built 1984 2.32 ac lot $68/sqft · 56% below area ↓ 35% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Wooded lot with existing home that was severely damaged from Hurricane Helene. Offering a great opportunity for investors or buyers looking for a homesite. The property is in significant disrepair and will likely require removal or major renovation. Property also includes a in-ground pool and shed. The lot provides ample space for a potential replacement home or future improvements. Being sold as-is. Seller is also selling two adjacent lots that can be added as additional land for repair or new development.

Key facts

• In-ground pool
• Wooded lot
• Shed

Tags

• WOODED LOT
• IN-GROUND POOL
• SHED
• AMPLE SPACE

Property features AI

Exterior

• Parking: Attached 1-car garage; Asphalt parking
• Utilities: No utilities listed
• Home design: Single-family residence; One-level / single-story; Entry level is 1
• Construction: Wood siding and frame construction; Slab foundation
• Exterior features: Deck; Shingle roof; Property has a view; No fencing

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Fireplace heating
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 18.4% 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 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: Blythe Elementary School (math 27% / reading 37%, grade F, #582 of 1,228 statewide, top 50%, 292 students, 98% FRL); Hephzibah Middle School (math 12% / reading 21%, grade F, #388 of 470 statewide, top 83%, 517 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); 371 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 9 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.
• Current owner paid $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $100,000

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: 2.14% ✓
• Cap rate: 18.44%
• Cash-on-cash: 43.40%
• DSCR: 2.93
• GRM: 3.9

CMA / ARV

• ARV (median comp): $229,165
• List price: $100,000
• Delta: -56.36%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2945 Willis Foreman Rd	0.00mi	3/2.0	1,472 (0%)	1mo	$65,000	$44	100

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: 36.9%
• Equity multiple: 2.50×
• Total profit: $42,057
• Equity at exit: $14,910

10-year hold

• IRR: 41.9%
• Equity multiple: 4.41×
• Total profit: $95,577
• Equity at exit: $8,646

Cash invested: $28,000 (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 30815

• Home prices YoY: -24.2%
• Rents YoY: -0.7%
• Active inventory: 371
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,135 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$108 /mo · $1,298/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $1,013

Break-even live

Break-even rent $853

Max offer price $100,000

Occupancy floor 48%

Sensitivity live

Price	-10% $1,069	-5% $1,041	+0% $1,013	+5% $984	+10% $956
Rent	-10% $844	-5% $928	+0% $1,013	+5% $1,097	+10% $1,181
Rate	-1.0pp $1,063	-0.5pp $1,038	base $1,013	+0.5pp $987	+1.0pp $960

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3013 Heron Ct Hephzibah, GA	3.0	2.0	1477	$1,785	$1.21	24d	1	0.81mi
3881 Crest Dr Hephzibah, GA	3.0	2.0	1400	$1,595	$1.14	15d	1	1.43mi
3883 Crest Dr Hephzibah, GA	3.0	2.0	1380	$3,600	$2.61	15d	1	1.45mi

Listing history 4 events

1. 2026-05-15
   status Pending 512-char remark
2. 2026-05-11
   historical
3. 2026-05-04
   listed $100,000 Active 512-char remark
4. 2026-05-04
   listed $100,000 Active

ⓘ 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: $1,298 · $108/mo
• Projected year-2 tax: $1,298 · $108/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 67% 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: $25,624
• − Mortgage interest: −$5,602
• − Property taxes: −$1,298
• − Insurance: −$500
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − Depreciation: −$2,909
• Taxable income: $11,215
• Est. tax owed @ 24.0%: −$2,692
• After-tax cash flow: $9,460/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

-35.0% since first listed

7 events — show timeline

• 2026-06-05 Sold (MLS) $65,000 Hive MLS
• 2026-05-25 Pending — Hive MLS
• 2026-05-20 Relisted — Hive MLS
• 2026-05-15 Pending — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-04 Listed $100,000 Hive MLS
• 2026-05-04 Listed $100,000 Hive MLS

Property tax history

+2.0%/yr

Latest (2025): $1,298 · -14.8% YoY. Source: county tax records.