4052 Us-25 · Augusta-Richmond County consolidated government (balance), GA 30815

$230,000

5 bd · 3.0 ba · 2,128 sqft · Land · 38 Days on market

Built 2025 1.92 ac lot $108/sqft · at area comps Est $242k · at est.

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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 +14.9/30.0
• ARV discount +9.7/15.0
• DSCR +4.6/10.0
• 1% rule +4.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover space, comfort and modern living with this new 5 bedroom Triumph Manufactured Home on 1.9 acres. Step inside of this open floor plan 5 bedroom, 3bath, eat in kitchen and living room. You can enjoy outdoor living or simply relaxing in a peaceful setting. Enjoy more outdoor entertainment on the beautiful rear deck. Don't miss out on the opportunity to own this move in ready home.

Key facts

• Open floor plan
• Eat in kitchen
• 1.9 acre lot

Tags

• OPEN FLOOR PLAN
• EAT IN KITCHEN
• DECK ON REAR
• 1.9 ACRE LOT
• MOVE IN READY

Property features AI

Finance

• Other: Lot about 1.92 acres; Zoning: R00
• Financial info: Land is leased

Exterior

• Parking: Unpaved parking
• Utilities: Well water; Septic tank; Sewer available/connected; Water available; See remarks for additional utility details
• Home design: Manufactured home; One story; Entry level: 1
• Construction: Vinyl siding; See remarks for additional construction details; Pillar/post/pier foundation
• Exterior features: Deck; Rear porch; Has view

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Electric water heater
• Flooring: Laminate
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Kitchen island; Eat-in kitchen; Window coverings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath land listed at $230k.

Deal economics

• At list price, monthly cash flow is $67 ($804/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 $210k (8.8% below list).
• Recommended offer: $210k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Burke County (town): math 16% / reading 21% proficiency, ranked #148 of 174 in GA (top 85%) — 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: Burke County Middle School (math 15% / reading 26%, grade F, #345 of 470 statewide, top 74%, 882 students, 100% FRL); Burke County High School (math 4% / reading 17%, grade F, #348 of 424 statewide, top 83%, 1,170 students, 100% FRL) — zoned schools average 100% FRL vs 72% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.7%/yr); 359 active listings in the ZIP; 65 units permitted in Burke County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Burke County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 7 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, 71% 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 $209,683 (8.8% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 9% 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. 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?
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: 0.91% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 9.1

CMA / ARV

• ARV (median comp): $241,591
• List price: $230,000
• Delta: -4.80%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-39,115
• Equity at exit: $34,294

10-year hold

• IRR: -17.0%
• Equity multiple: 0.19×
• Total profit: $-52,184
• Equity at exit: $19,886

Cash invested: $64,400 (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: 359
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,097 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $67

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 92%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-18
   days on market $230,000 Active 38 DOM
2. 2026-06-17
   days on market $230,000 Active 37 DOM
3. 2026-06-16
   days on market $230,000 Active 36 DOM
4. 2026-06-15
   days on market $230,000 Active 35 DOM
5. 2026-06-14
   days on market $230,000 Active 33 DOM
6. 2026-06-13
   days on market $230,000 Active 32 DOM
7. 2026-06-10
   days on market $230,000 Active 30 DOM
8. 2026-06-09
   days on market $230,000 Active 29 DOM
9. 2026-06-08
   days on market $230,000 Active 28 DOM
10. 2026-06-07
    days on market $230,000 Active 27 DOM
11. 2026-06-05
    days on market $230,000 Active 24 DOM
12. 2026-06-03
    days on market $230,000 Active 23 DOM
13. 2026-06-02
    remarks 378-char remark
14. 2026-06-02
    days on marketlisting id $230,000 Active 22 DOM
15. 2026-06-01
    days on market $230,000 Active 60 DOM
16. 2026-05-31
    days on market $230,000 Active 59 DOM
17. 2026-05-30
    days on market $230,000 Active 58 DOM
18. 2026-05-11
    historical
19. 2026-05-07
    price $230,000 389-char remark

    Show marketing remark (389 chars)

    Discover space, comfort and modern living with this new 5 bedroom Triumph Manufactured Home on 1.9 acres. Step inside of this open floor plan 5 bedroom, 3bath, eat in kitchen and living room. You can enjoy outdoor living or simply relaxing in a peaceful setting. Enjoy more outdoor entertainment on the beautiful rear deck. Don't miss out on the opportunity to own this move in ready home.

20. 2026-04-21
    price $230,000
21. 2026-04-21
    price $230,000
22. 2026-04-02
    listed $250,000 Active

    Show marketing remark (389 chars)

    Discover space, comfort and modern living with this new 5 bedroom Triumph Manufactured Home on 1.9 acres. Step inside of this open floor plan 5 bedroom, 3bath, eat in kitchen and living room. You can enjoy outdoor living or simply relaxing in a peaceful setting. Enjoy more outdoor entertainment on the beautiful rear deck. Don't miss out on the opportunity to own this move in ready home.

23. 2026-04-02
    listed $250,000 Active 389-char remark

    Show marketing remark (389 chars)

    Discover space, comfort and modern living with this new 5 bedroom Triumph Manufactured Home on 1.9 acres. Step inside of this open floor plan 5 bedroom, 3bath, eat in kitchen and living room. You can enjoy outdoor living or simply relaxing in a peaceful setting. Enjoy more outdoor entertainment on the beautiful rear deck. Don't miss out on the opportunity to own this move in ready home.

24. 2026-04-02
    listed $230,000 Active

    Show marketing remark (389 chars)

    Discover space, comfort and modern living with this new 5 bedroom Triumph Manufactured Home on 1.9 acres. Step inside of this open floor plan 5 bedroom, 3bath, eat in kitchen and living room. You can enjoy outdoor living or simply relaxing in a peaceful setting. Enjoy more outdoor entertainment on the beautiful rear deck. Don't miss out on the opportunity to own this move in ready home.

25. 2026-03-20
    listed $250,000 New
26. 2025-12-09
    historical
27. 2025-11-04
    historical
28. 2025-11-04
    historical
29. 2025-10-11
    listed $22,000
30. 2025-10-11
    listed $22,000
31. 2025-10-08
    listed $22,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,162
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$6,691
• Taxable loss: −$3,038
• Est. tax savings @ 24.0%: +$729
• After-tax cash flow: $1,533/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: Burke County
• NCES district ID: 1300660
• Math proficiency: 16% ▼ -12.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $34,532
• Composite: 15.18/100
• National rank: #9343
• State rank: #148 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

• 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 (Burke County) Hauer SSP2

• Today (2025): 21,186 people
• By 2030: 20,207 · -4.6%
• By 2040: 18,109 · -14.5%
• By 2050: 16,102 · -24.0%
• By 2075: 12,103 · -42.9%
• By 2100: 9,671 · -54.4%

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 · Burke

• 2024 margin: Lean R (+9.3) · D 45.1% · R 54.4%
• 2008→2024 swing: -18.6pp toward R · 2008: 9.2pp · 2024: -9.3pp
• All cycles: 2024: R+9.3 2020: R+1.8 2016: D+2.6 2012: D+11.3 2008: D+9.2

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

+945.5% since first listed

14 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-07 Price Changed $230,000 AMLS
• 2026-04-21 Price Changed $230,000 GAMLS
• 2026-04-21 Price Changed $230,000 Hive MLS
• 2026-04-02 Listed $230,000 Hive MLS
• 2026-04-02 Listed $250,000 AMLS
• 2026-04-02 Listed $250,000 Hive MLS
• 2026-03-20 Listed $250,000 GAMLS
• 2025-12-09 Listing Removed — GAMLS
• 2025-11-04 Listing Removed — Hive MLS
• 2025-11-04 Listing Removed — Hive MLS
• 2025-10-11 Listed $22,000 Hive MLS
• 2025-10-11 Listed $22,000 Hive MLS
• 2025-10-08 Listed $22,000 GAMLS