4213 Cap Chat St · Augusta-Richmond County consolidated government (balance), GA 30815

$175,000

3 bd · 2.0 ba · 1,244 sqft · SingleFamily public records · 41 Days on market

Built 1982 0.37 ac lot $141/sqft · 24% below area Est $231k · 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 +21.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• 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

This beautifully updated 3-bedroom, 2-bathroom ranch-style home in Hephzibah, GA, offers a perfect blend of classic Southern charm and modern efficiency. Situated in a peaceful neighborhood with no HOA, this move-in-ready residence has been thoughtfully renovated from the inside out to provide a low-maintenance lifestyle.

Key facts

• Move-in-ready
• Ranch-style home
• No hoa

Tags

• RANCH-STYLE HOME
• NO HOA
• MOVE-IN-READY
• THOUGHTFULLY RENOVATED
• LOW-MAINTENANCE LIFESTYLE

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Metal roof; Slab foundation; Built as residential single-family
• Exterior features: Patio or porch — see remarks; Lot dimensions approximately 199 x 85 feet; Lot size about 0.37 acres

Interior

• Kitchen: Range; Dishwasher
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Natural gas heating; Fireplace(s)
• Interior features: Range; Dishwasher; Carpet flooring; Ceramic tile flooring; No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (2.3% below list).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Diamond Lakes Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 466 students, 98% FRL); Pine Hill Middle School (math 5% / reading 19%, grade F, #417 of 470 statewide, top 90%, 582 students, 98% FRL); Cross Creek High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 1,133 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); 370 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 561 units permitted in Richmond 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.
• 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 41 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $175k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 0.98% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.07%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (median comp): $231,231
• List price: $175,000
• Delta: -24.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2814 Wyndham Dr	0.24mi	3/2.0	1,260 (+1%)	2mo	$225,000	$179	86
2430 Boykin Rd	0.19mi	3/2.0	1,269 (+2%)	8mo	$210,000	$165	81
4212 Cap Chat St	0.04mi	4/2.0 (+1)	1,383 (+11%)	8mo	$120,000	$87	68
2302 Hiwatha Dr	0.66mi	3/2.0	1,245 (+0%)	10mo	$160,000	$129	60
2412 Turkey Trail Dr	0.59mi	3/1.0	1,200 (-4%)	4mo	$59,000	$49	59
2317 Hiwatha Dr	0.54mi	3/2.0	1,138 (-8%)	3mo	$161,950	$142	58
4124 Country Ln	0.52mi	3/2.0	1,377 (+11%)	2mo	$187,500	$136	56
2316 Oketo Dr	0.56mi	3/2.0	1,350 (+8%)	5mo	$205,000	$152	55
2382 Travis Pines Dr	0.69mi	3/2.0	1,202 (-3%)	8mo	$145,000	$121	55
2365 Travis Rd	0.66mi	3/2.0	1,170 (-6%)	9mo	$144,000	$123	52
3721 Kingsgate Dr	0.68mi	3/2.0	1,377 (+11%)	2mo	$93,000	$68	49
2403 Travis Rd	0.63mi	3/2.0	1,397 (+12%)	2mo	$199,500	$143	49

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: -10.1%
• Equity multiple: 0.64×
• Total profit: $-17,631
• Equity at exit: $26,093

10-year hold

• IRR: -5.2%
• Equity multiple: 0.70×
• Total profit: $-14,560
• Equity at exit: $15,131

Cash invested: $49,000 (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: 370
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$918
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $248

Break-even live

Break-even rent $1,396

Max offer price $175,000

Occupancy floor 81%

Sensitivity live

Price	-10% $347	-5% $297	+0% $248	+5% $198	+10% $149
Rent	-10% $113	-5% $180	+0% $248	+5% $315	+10% $383
Rate	-1.0pp $336	-0.5pp $292	base $248	+0.5pp $202	+1.0pp $156

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4235 Cap Chat St Hephzibah, GA	3.0	2.0	1300	$1,651	$1.27	45d	1	0.16mi
2629 Anthony Dejuan Pkwy Hephzibah, GA	3.0	2.0	1392	$1,650	$1.19	45d	1	0.75mi
2302 Woodsman Dr Augusta, GA	3.0	2.0	1436	$1,475	$1.03	25d	1	0.87mi
3462 Firestone Dr Hephzibah, GA	3.0	2.5	1435	$1,800	$1.25	25d	1	0.98mi
3823 Fairington Dr Hephzibah, GA	3.0	2.0	1380	$1,450	$1.05	15d	1	1.12mi
2573 Tobacco Rd Hephzibah, GA	2.0	1.0	850	$925	$1.09	15d	2	1.12mi

Listing history 23 events

1. 2026-06-21
   days on market $175,000 Active 41 DOM
2. 2026-06-18
   days on market $175,000 Active 38 DOM
3. 2026-06-17
   days on market $175,000 Active 37 DOM
4. 2026-06-16
   days on market $175,000 Active 36 DOM
5. 2026-06-15
   days on market $175,000 Active 35 DOM
6. 2026-06-14
   days on market $175,000 Active 33 DOM
7. 2026-06-10
   days on market $175,000 Active 30 DOM
8. 2026-06-09
   days on market $175,000 Active 29 DOM
9. 2026-06-08
   days on market $175,000 Active 28 DOM
10. 2026-06-07
    days on market $175,000 Active 27 DOM
11. 2026-06-03
    days on market $175,000 Active 23 DOM
12. 2026-06-02
    days on market $175,000 Active 22 DOM
13. 2026-06-01
    days on market $175,000 Active 21 DOM
14. 2026-05-31
    days on market $175,000 Active 20 DOM
15. 2026-05-30
    days on market $175,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-04-28
    price $175,000
18. 2026-04-14
    price $185,000
19. 2026-03-29
    price $189,900
20. 2026-03-23
    listed $199,900 Active
21. 2026-03-22
    listed $175,000 Active 323-char remark
22. 2026-01-16
    soldstatus $70,000
23. 1998-05-20
    soldstatus $56,406

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$265/yr (+$22/mo · 19.7%)

ⓘ 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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $20,513
• − Mortgage interest: −$9,803
• − Property taxes: −$1,345
• − Insurance: −$875
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$5,091
• Taxable income: $117
• Est. tax owed @ 24.0%: −$28
• After-tax cash flow: $2,944/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

+210.3% since first listed

8 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-28 Price Changed $175,000 Hive MLS
• 2026-04-14 Price Changed $185,000 Hive MLS
• 2026-03-29 Price Changed $189,900 Hive MLS
• 2026-03-23 Listed $199,900 Hive MLS
• 2026-03-22 Listed $175,000 Hive MLS
• 2026-01-16 Sold (Public Records) $70,000 Public Records
• 1998-05-20 Sold (Public Records) $56,406 Public Records

Property tax history

+11.0%/yr

Latest (2025): $1,345 · +38.3% YoY. Source: county tax records.