2111 Magnolia Pwky Pkwy · Evans, GA 30813

$259,900

3 bd · 2.0 ba · 1,993 sqft · Other public records

Built 2005 0.35 ac lot $21/mo HOA · 1% of rent ↓ 55% since listing

---

Why this score? — see what drove the D 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 +12.4/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFULLY MAINTAINED HOME AND YARD. OPEN FLOOR PLAN WITH ALL BEDROOMS UP, HARDWOODS DOWN AND CERAMIC TILE IN BATHS, PRIVACY FENCED BACK YARD.

Key facts

• 0.35 acre lot
• Garage
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $260k.

Deal economics

• At list price, monthly cash flow is $-45 ($-537/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (18.4% below list).
• Recommended offer: $212k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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: Brookwood Elementary School (math 50% / reading 41%, grade D-, #323 of 1,228 statewide, top 26%, 696 students, 52% FRL); 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 36% at this address vs 50% district-wide (-14 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); 724 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $2k of loan paydown is wiped out by about $8k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 21y ago; this cycle's ask has dropped $144k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $170k; list at $260k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% 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 $212,046 (18.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.09%
• Cash-on-cash: -0.74%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -19.5%
• Equity multiple: 0.33×
• Total profit: $-48,854
• Equity at exit: $38,752

10-year hold

• IRR: -16.5%
• Equity multiple: 0.15×
• Total profit: $-61,592
• Equity at exit: $22,471

Cash invested: $72,772 (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 30813

• Home prices YoY: -29.2%
• Rents YoY: 1.1%
• Active inventory: 724
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,120 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$228 /mo · $2,732/yr
• Insurance: −$108
• HOA: −$21
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-45

Break-even live

Break-even rent $2,177

Max offer price $252,001

Occupancy floor 97%

Sensitivity live

Price	-10% $102	-5% $29	+0% $-45	+5% $-118	+10% $-192
Rent	-10% $-212	-5% $-128	+0% $-45	+5% $39	+10% $123
Rate	-1.0pp $86	-0.5pp $21	base $-45	+0.5pp $-112	+1.0pp $-181

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6037 Big Pond Trl Grovetown, GA	4.0	2.5	2544	$2,500	$0.98	44d	1	0.46mi
6037 Big Pond Trl Grovetown, GA	4.0	2.5	2544	$2,500	$0.98	24d	1	0.46mi
4724 Brookgreen Rd Augusta, GA	3.0	2.0	1798	$2,175	$1.21	14d	1	0.50mi
303 Meadowlake Dr Martinez, GA	3.0	2.0	1951	$1,700	$0.87	14d	1	0.79mi
4565 Rockdale Ct Augusta, GA	4.0	3.0	1886	$1,900	$1.01	44d	1	0.89mi
4565 Rockdale Ct Augusta, GA	4.0	3.0	1886	$1,900	$1.01	24d	1	0.89mi
299 Ashbrook Dr Augusta, GA	4.0	2.5	2080	$2,295	$1.10	44d	1	0.91mi
327 Oak Lake Dr Augusta, GA	3.0	2.0	1619	$1,600	$0.99	24d	1	0.93mi
4537 Shawnee Dr Augusta, GA	3.0	2.0	1534	$1,795	$1.17	24d	1	1.23mi
913 Cabot Cv Augusta, GA	3.0	2.5	1677	$1,895	$1.13	44d	1	1.32mi
1426 Collins Dr Augusta, GA	3.0	2.5	1551	$2,000	$1.29	24d	1	1.33mi
807 Bell Springs Ct Grovetown, GA	3.0	2.5	1844	$1,900	$1.03	44d	1	1.34mi
1447 Collins Dr Augusta, GA	3.0	2.5	1580	$1,790	$1.13	44d	1	1.35mi
1422 Collins Dr Augusta, GA	3.0	2.5	2102	$1,949	$0.93	14d	1	1.36mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 32 events

1. 2026-02-13
   price $177,731 143-char remark

   Show marketing remark (169 chars)

   GREAT OPEN FLOOR PLAN WITH FP, COVERED PORCH, ALL BEDROOMS UPSTAIRS, HARDWOOD FLOORS ALL DOWNSTAIRS, CERAMIC TILE IN ALL BATHS. SELLER TO PAY $2500 TOWARDS CLOSING COSTS

2. 2026-02-13
   price $178,900 169-char remark

   Show marketing remark (169 chars)

   GREAT OPEN FLOOR PLAN WITH FP, COVERED PORCH, ALL BEDROOMS UPSTAIRS, HARDWOOD FLOORS ALL DOWNSTAIRS, CERAMIC TILE IN ALL BATHS. SELLER TO PAY $2500 TOWARDS CLOSING COSTS

3. 2024-03-08
   soldstatus $170,000 143-char remark

   Show marketing remark (143 chars)

   BEAUTIFULLY MAINTAINED HOME AND YARD. OPEN FLOOR PLAN WITH ALL BEDROOMS UP, HARDWOODS DOWN AND CERAMIC TILE IN BATHS, PRIVACY FENCED BACK YARD.

4. 2024-01-03
   listed $403,490 143-char remark

   Show marketing remark (143 chars)

   BEAUTIFULLY MAINTAINED HOME AND YARD. OPEN FLOOR PLAN WITH ALL BEDROOMS UP, HARDWOODS DOWN AND CERAMIC TILE IN BATHS, PRIVACY FENCED BACK YARD.

5. 2022-10-26
   soldstatus $260,000
6. 2022-09-16
   historical
7. 2022-09-14
   historical
8. 2022-09-14
   historical
9. 2022-08-06
   listed $259,900
10. 2022-08-06
    listed $259,900
11. 2021-09-30
    soldstatus $178,900 169-char remark

    Show marketing remark (169 chars)

    GREAT OPEN FLOOR PLAN WITH FP, COVERED PORCH, ALL BEDROOMS UPSTAIRS, HARDWOOD FLOORS ALL DOWNSTAIRS, CERAMIC TILE IN ALL BATHS. SELLER TO PAY $2500 TOWARDS CLOSING COSTS

12. 2021-08-30
    listed $199,900 169-char remark

    Show marketing remark (169 chars)

    GREAT OPEN FLOOR PLAN WITH FP, COVERED PORCH, ALL BEDROOMS UPSTAIRS, HARDWOOD FLOORS ALL DOWNSTAIRS, CERAMIC TILE IN ALL BATHS. SELLER TO PAY $2500 TOWARDS CLOSING COSTS

13. 2017-03-22
    soldstatus $191,500
14. 2017-03-20
    soldstatus $191,500
15. 2017-03-20
    soldstatus $191,500
16. 2017-02-03
    listed $191,900
17. 2017-02-03
    listed $191,900
18. 2016-03-23
    soldstatus $171,500
19. 2016-03-18
    soldstatus $171,500
20. 2016-03-18
    soldstatus $171,500
21. 2015-09-02
    listed $175,000
22. 2015-09-02
    listed $175,000
23. 2008-11-24
    soldstatus $186,000
24. 2008-11-24
    soldstatus $170,000
25. 2008-11-21
    soldstatus $170,000 Closed 143-char remark

    Show marketing remark (143 chars)

    BEAUTIFULLY MAINTAINED HOME AND YARD. OPEN FLOOR PLAN WITH ALL BEDROOMS UP, HARDWOODS DOWN AND CERAMIC TILE IN BATHS, PRIVACY FENCED BACK YARD.

26. 2008-11-21
    soldstatus $170,000

    Show marketing remark (143 chars)

    BEAUTIFULLY MAINTAINED HOME AND YARD. OPEN FLOOR PLAN WITH ALL BEDROOMS UP, HARDWOODS DOWN AND CERAMIC TILE IN BATHS, PRIVACY FENCED BACK YARD.

27. 2008-07-07
    listed $177,731
28. 2005-09-16
    soldstatus $178,900 Closed 169-char remark

    Show marketing remark (169 chars)

    GREAT OPEN FLOOR PLAN WITH FP, COVERED PORCH, ALL BEDROOMS UPSTAIRS, HARDWOOD FLOORS ALL DOWNSTAIRS, CERAMIC TILE IN ALL BATHS. SELLER TO PAY $2500 TOWARDS CLOSING COSTS

29. 2005-09-16
    soldstatus $178,900

    Show marketing remark (169 chars)

    GREAT OPEN FLOOR PLAN WITH FP, COVERED PORCH, ALL BEDROOMS UPSTAIRS, HARDWOOD FLOORS ALL DOWNSTAIRS, CERAMIC TILE IN ALL BATHS. SELLER TO PAY $2500 TOWARDS CLOSING COSTS

30. 2005-02-25
    listed $178,900
31. 2005-01-12
    soldstatus $150,000
32. 2001-08-15
    soldstatus $399,300

ⓘ 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: $2,732 · $228/mo
• Projected year-2 tax: $2,732 · $228/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,446
• − Mortgage interest: −$14,558
• − Property taxes: −$2,732
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − HOA: −$252
• − Depreciation: −$7,561
• Taxable loss: −$5,028
• Est. tax savings @ 24.0%: +$1,207
• After-tax cash flow: $670/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): 52,466
• Household income: $86,923
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 960.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Black 29% Hispanic / Latino 11% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 7% German/W. Germanic 2% Other Indo-European 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: ▼ -96.24%
• Current HPI: 233.821
• Rent YoY: ▲ 1.15%
• 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

-55.5% since first listed

32 events — show timeline

• 2026-02-13 Price Changed $177,731 Hive MLS
• 2026-02-13 Price Changed $178,900 Hive MLS
• 2024-03-08 Sold (MLS) $170,000 Hive MLS
• 2024-01-03 Listed $403,490 Hive MLS
• 2022-10-26 Sold (Public Records) $260,000 Public Records
• 2022-09-16 Listing Removed — Hive MLS
• 2022-09-14 Listing Removed — Hive MLS
• 2022-09-14 Listing Removed — Hive MLS
• 2022-08-06 Listed $259,900 Hive MLS
• 2022-08-06 Listed $259,900 Hive MLS
• 2021-09-30 Sold (MLS) $178,900 Hive MLS
• 2021-08-30 Listed $199,900 Hive MLS
• 2017-03-22 Sold (Public Records) $191,500 Public Records
• 2017-03-20 Sold (MLS) $191,500 Hive MLS
• 2017-03-20 Sold (MLS) $191,500 Hive MLS
• 2017-02-03 Listed $191,900 Hive MLS
• 2017-02-03 Listed $191,900 Hive MLS
• 2016-03-23 Sold (Public Records) $171,500 Public Records
• 2016-03-18 Sold (MLS) $171,500 Hive MLS
• 2016-03-18 Sold (MLS) $171,500 Hive MLS
• 2015-09-02 Listed $175,000 Hive MLS
• 2015-09-02 Listed $175,000 Hive MLS
• 2008-11-24 Sold (Public Records) $170,000 Public Records
• 2008-11-24 Sold (Public Records) $186,000 Public Records
• 2008-11-21 Sold (MLS) $170,000 Hive MLS
• 2008-11-21 Sold (MLS) $170,000 Hive MLS
• 2008-07-07 Listed $177,731 Hive MLS
• 2005-09-16 Sold (MLS) $178,900 Hive MLS
• 2005-09-16 Sold (MLS) $178,900 Hive MLS
• 2005-02-25 Listed $178,900 Hive MLS
• 2005-01-12 Sold (Public Records) $150,000 Public Records
• 2001-08-15 Sold (Public Records) $399,300 Public Records

Property tax history

+3.9%/yr

Latest (2025): $2,732 · -7.0% YoY. Source: county tax records.