4010 Rambling Way · Augusta-Richmond County consolidated government (balance), GA 30815

$154,900

3 bd · 1.5 ba · 1,040 sqft · SingleFamily public records · 38 Days on market

Built 2018 7,841 sqft lot $149/sqft · 7% below area Est $167k · 7% 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 +19.7/30.0
• ARV discount +10.7/15.0
• DSCR +6.2/10.0
• 1% rule +5.1/10.0
• 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 MLS

Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

Key facts

• Half bath
• Hall bath
• Kitchen

Tags

• LIVING ROOM
• KITCHEN
• BREAKFAST AREA
• HALF BATH
• SECONDARY BEDROOMS
• HALL BATH

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $180 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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.
• Market conditions: Rents soft (-0.7%/yr); 359 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 38 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y ago 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 $91k; list at $155k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,253 (3.0% 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 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: 1.01% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (median comp): $166,562
• List price: $154,900
• Delta: -7.00%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3516 Windermere Dr	0.49mi	3/1.5	1,093 (+5%)	2mo	$150,000	$137	67
3524 Edgeworth Dr	0.38mi	3/2.0	1,100 (+6%)	6mo	$165,000	$150	65
2812 Bennington Dr	0.73mi	3/2.0	1,048 (+1%)	2mo	$160,000	$153	61
3019 Mistletoe Ave	0.74mi	3/2.0	1,026 (-1%)	1mo	$180,000	$175	60
3026 Mistletoe Ave	0.71mi	3/2.0	1,066 (+2%)	7mo	$160,000	$150	55
2816 Cranbrook DR Dr	0.70mi	3/2.0	1,080 (+4%)	17mo	$164,900	$153	45
3003 Cromwell Ct	0.48mi	3/1.5	1,159 (+11%)	22mo	$115,000	$99	40
3442 Pine Hill Road Rd	0.74mi	3/2.0	1,099 (+6%)	24mo	$90,000	$82	34
3601 Hiers Blvd	0.71mi	3/2.0	1,152 (+11%)	24mo	$125,000	$109	27

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: -11.9%
• Equity multiple: 0.58×
• Total profit: $-18,184
• Equity at exit: $23,096

10-year hold

• IRR: -7.9%
• Equity multiple: 0.57×
• Total profit: $-18,679
• Equity at exit: $13,393

Cash invested: $43,372 (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: 8.3×

Monthly cashflow live

• Estimated rent: $1,560 high
• Mortgage (P&I): −$812
• Tax from tax record: −$176 /mo · $2,108/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $180

Break-even live

Break-even rent $1,332

Max offer price $154,900

Occupancy floor 83%

Sensitivity live

Price	-10% $268	-5% $224	+0% $180	+5% $136	+10% $93
Rent	-10% $57	-5% $119	+0% $180	+5% $242	+10% $303
Rate	-1.0pp $258	-0.5pp $220	base $180	+0.5pp $140	+1.0pp $99

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2817 Ridgecrest Dr Hephzibah, GA	4.0	2.0	1257	$1,495	$1.19	44d	1	0.04mi
3524 Edgeworth Dr Hephzibah, GA	3.0	2.0	1200	$1,295	$1.08	24d	1	0.38mi
3543 Windermere Dr Hephzibah, GA	4.0	2.0	1394	$1,550	$1.11	24d	1	0.43mi
3543 Windermere Dr Hephzibah, GA	4.0	2.0	1394	$1,550	$1.11	44d	1	0.43mi
1010 Horizon Ridge Dr Hephzibah, GA	1.0–3.0	1.0–2.0	936	$1,196	$1.28	14d	1	0.53mi
2834 Brentway Dr Hephzibah, GA	3.0	2.0	1475	$1,600	$1.08	44d	1	0.59mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1377	$1,600	$1.16	24d	1	0.68mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.68mi
3032 Tobacco Rd Hephzibah, GA	2.0	1.0	960	$1,315	$1.37	24d	1	0.94mi
2727 Barclay St Hephzibah, GA	4.0	2.0	1430	$1,234	$0.86	44d	1	1.01mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	44d	1	1.12mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	44d	1	1.20mi
3883 Crest Dr Hephzibah, GA	3.0	2.0	1380	$3,600	$2.61	14d	1	1.26mi
3881 Crest Dr Hephzibah, GA	3.0	2.0	1400	$1,595	$1.14	14d	1	1.28mi
2604 Edmonton Ct Hephzibah, GA	3.0	2.0	1343	$1,190	$0.89	14d	1	1.33mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	24d	1	1.34mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	44d	1	1.34mi

Listing history 39 events

1. 2026-06-18
   days on market $154,900 Active 38 DOM
2. 2026-06-17
   days on market $154,900 Active 37 DOM
3. 2026-06-16
   days on market $154,900 Active 36 DOM
4. 2026-06-15
   days on market $154,900 Active 35 DOM
5. 2026-06-14
   days on market $154,900 Active 33 DOM
6. 2026-06-10
   days on market $154,900 Active 30 DOM
7. 2026-06-09
   days on market $154,900 Active 29 DOM
8. 2026-06-09
   days on marketlisting id $154,900 Active 28 DOM
9. 2026-06-08
   days on market $154,900 Active 125 DOM
10. 2026-06-07
    days on market $154,900 Active 124 DOM
11. 2026-06-03
    days on market $154,900 Active 120 DOM
12. 2026-06-02
    days on market $154,900 Active 119 DOM
13. 2026-06-01
    days on market $154,900 Active 118 DOM
14. 2026-05-31
    days on market $154,900 Active 117 DOM
15. 2026-05-30
    days on market $154,900 Active 116 DOM
16. 2026-05-11
    historical
17. 2026-05-04
    status Price Change 396-char remark

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

18. 2026-05-04
    status Active

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

19. 2026-05-04
    price $154,900

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

20. 2026-05-04
    price $154,900 396-char remark

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

21. 2026-04-30
    historical

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

22. 2026-04-30
    historical 396-char remark

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

23. 2026-03-23
    price $159,900

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

24. 2026-03-23
    price $159,900 396-char remark

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

25. 2026-03-10
    price $164,900

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

26. 2026-03-10
    price $164,900 396-char remark

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

27. 2026-03-01
    price $165,000

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

28. 2026-03-01
    price $165,000 396-char remark

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

29. 2026-01-30
    listed $169,900 Active

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

30. 2026-01-30
    listed $169,900 New 396-char remark

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

31. 2026-01-30
    listed $154,900 Active

    Show marketing remark (396 chars)

    Step into a spacious living room that seamlessly opens to the kitchen and breakfast area-perfect for everyday living and entertaining. A convenient half bath is located on the main level. Upstairs, you'll find two secondary bedrooms, hall bath, and a private primary suite featuring a walk-in closet. Laundry hookups are thoughtfully located upstairs in the primary bedroom for added convenience.

32. 2023-11-17
    historical $1,150
33. 2023-10-08
    listed $1,150
34. 2020-06-15
    soldstatus $91,000
35. 2020-04-14
    soldstatus $90,990
36. 2020-04-14
    soldstatus $90,990
37. 2018-08-23
    soldstatus $48,000
38. 2018-05-15
    listed $111,990
39. 2018-05-15
    listed $111,990

ⓘ 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: $2,108 · $176/mo
• Projected year-2 tax: $2,108 · $176/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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $18,725
• − Mortgage interest: −$8,677
• − Property taxes: −$2,108
• − Insurance: −$774
• − Repairs & maintenance: −$1,498
• − Management: −$1,498
• − Depreciation: −$4,506
• Taxable loss: −$337
• Est. tax savings @ 24.0%: +$81
• After-tax cash flow: $2,243/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

+38.3% since first listed

24 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-04 Relisted — GAMLS
• 2026-05-04 Relisted — Hive MLS
• 2026-05-04 Price Changed $154,900 Hive MLS
• 2026-05-04 Price Changed $154,900 GAMLS
• 2026-04-30 Listing Removed — GAMLS
• 2026-04-30 Listing Removed — Hive MLS
• 2026-03-23 Price Changed $159,900 Hive MLS
• 2026-03-23 Price Changed $159,900 GAMLS
• 2026-03-10 Price Changed $164,900 Hive MLS
• 2026-03-10 Price Changed $164,900 GAMLS
• 2026-03-01 Price Changed $165,000 Hive MLS
• 2026-03-01 Price Changed $165,000 GAMLS
• 2026-01-30 Listed $154,900 Hive MLS
• 2026-01-30 Listed $169,900 GAMLS
• 2026-01-30 Listed $169,900 Hive MLS
• 2023-11-17 Rental Removed $1,150 APPFOLIO
• 2023-10-08 Listed for Rent $1,150 APPFOLIO
• 2020-06-15 Sold (Public Records) $91,000 Public Records
• 2020-04-14 Sold (MLS) $90,990 Hive MLS
• 2020-04-14 Sold (MLS) $90,990 Hive MLS
• 2018-08-23 Sold (Public Records) $48,000 Public Records
• 2018-05-15 Listed $111,990 Hive MLS
• 2018-05-15 Listed $111,990 Hive MLS

Property tax history

+28.8%/yr

Latest (2025): $2,108 · +15.4% YoY. Source: county tax records.