1764 Deerchase Ln · Augusta-Richmond County consolidated government (balance), GA 30815

$285,000

5 bd · 2.5 ba · 2,515 sqft · SingleFamily public records

Built 2010 0.29 ac lot Est $367k · 22% under

---

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 +15.2/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• 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

GREAT NEW ESTATE HOME PLAN BY FAIRCLOTH HOMES. LOCATION, LOCATION, LOCATION, CLOSE TO FORT GORDON, PLANT VOGTLE, SHOPPING AND DIAMOND LAKES PARK WITH FISHING, BOATING, BALL FIELDS, PLAYGROUND, FITNESS CENTER, TENNIS COURTS AND LIBRARY. THIS HOME IS A GREAT VALUE AT LESS THAN $68 PER SQ FT HEATED AREA WITH MANY UP GRADES INCLUDED IN THIS PRICE. AUTOMATIC CARRIAGE STYLE GARAGE DOORS. COFFERED CEILING IN DINING ROOM. CEILING FANS IN FAMIY ROOM & OWNER BEDROOM. GRANITE KITCHEN COUNTERTOPS. WOOD STAINED KITCHEN CABINETRY WITH CROWN MOLDING. WHIRLPOOL STAINLESS STEEEL APPLIANCES TO INCLUDE SMOOTH TOP RANGE, MICROWAVE VENT HOOD, DISHWASHER AND DISPOSAL. VAULTED CEILINGS. 9 FT CEILINGS ON FIRST FLOOR. ARCHED DOOR WAYS. WALK-IN CLOSETS. BLINDS ON ALL WINDOWS. SOAKING TUB , DOUBLE VANITY AND TILE FLOORING IN OWNER BATH.

Key facts

• 0.29 acre lot
• Garage
• Built 2010

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/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 $262k (8.1% below list).
• Recommended offer: $262k (8.1% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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.
• 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: Deer Chase Elementary School (math 8% / reading 12%, grade F, #1,092 of 1,228 statewide, top 91%, 553 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); 359 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% 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 $9k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 16y ago; this cycle's ask is 12291% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $262,017 (8.1% below list)

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. 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?
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: 0.92% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.51%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $367,190
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1724 Ethan Way	0.28mi	4/2.5 (-1)	2,475 (-2%)	15mo	$380,000	$154	67
1722 Ethan Way	0.27mi	5/3.5	2,597 (+3%)	14mo	$379,900	$146	66
2103 Kaneck Way Way	0.47mi	4/2.5 (-1)	2,533 (+1%)	8mo	$365,500	$144	66
1914 Mitchell Pl	0.48mi	4/2.0 (-1)	2,362 (-6%)	7mo	$280,000	$119	55
4060 Pinnacle Way	0.45mi	4/3.0 (-1)	2,153 (-14%)	2mo	$225,000	$105	46
1818 Eva Ln	0.44mi	4/2.5 (-1)	2,171 (-14%)	11mo	$315,000	$145	42
2686 Inverness Dr	0.59mi	4/2.5 (-1)	2,185 (-13%)	6mo	$326,900	$150	40
2721 Inverness Dr	0.69mi	4/2.5 (-1)	2,193 (-13%)	3mo	$322,900	$147	39
2670 Inverness Dr	0.58mi	4/2.5 (-1)	2,193 (-13%)	11mo	$321,900	$147	37
4343 Creekview Dr	0.68mi	4/2.0 (-1)	2,147 (-15%)	1mo	$299,900	$140	36
2541 Hollington Dr	0.62mi	4/2.5 (-1)	2,185 (-13%)	13mo	$328,900	$151	33
4319 Creekview Dr	0.66mi	4/2.5 (-1)	2,194 (-13%)	16mo	$230,000	$105	29

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: -17.3%
• Equity multiple: 0.41×
• Total profit: $-47,429
• Equity at exit: $42,494

10-year hold

• IRR: -16.2%
• Equity multiple: 0.22×
• Total profit: $-62,583
• Equity at exit: $24,642

Cash invested: $79,800 (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: $2,620 medium
• Mortgage (P&I): −$1,495
• Tax est. 1.5%: −$356 /mo · $4,275/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $100

Break-even live

Break-even rent $2,493

Max offer price $285,000

Occupancy floor 91%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2933 Easton Dr Hephzibah, GA	4.0	2.5	2038	$2,200	$1.08	43d	1	0.80mi
4312 Windsor Spring Rd Hephzibah, GA	4.0	3.0	2300	$3,200	$1.39	43d	1	1.37mi

Listing history 28 events

1. 2026-03-05
   soldstatus $285,000
2. 2026-03-04
   historical $2,300
3. 2026-02-23
   status Pending
4. 2026-02-23
   historical
5. 2026-02-23
   historical
6. 2026-02-13
   price $169,900 827-char remark

   Show marketing remark (827 chars)

   GREAT NEW ESTATE HOME PLAN BY FAIRCLOTH HOMES. LOCATION, LOCATION, LOCATION, CLOSE TO FORT GORDON, PLANT VOGTLE, SHOPPING AND DIAMOND LAKES PARK WITH FISHING, BOATING, BALL FIELDS, PLAYGROUND, FITNESS CENTER, TENNIS COURTS AND LIBRARY. THIS HOME IS A GREAT VALUE AT LESS THAN $68 PER SQ FT HEATED AREA WITH MANY UP GRADES INCLUDED IN THIS PRICE. AUTOMATIC CARRIAGE STYLE GARAGE DOORS. COFFERED CEILING IN DINING ROOM. CEILING FANS IN FAMIY ROOM & OWNER BEDROOM. GRANITE KITCHEN COUNTERTOPS. WOOD STAINED KITCHEN CABINETRY WITH CROWN MOLDING. WHIRLPOOL STAINLESS STEEEL APPLIANCES TO INCLUDE SMOOTH TOP RANGE, MICROWAVE VENT HOOD, DISHWASHER AND DISPOSAL. VAULTED CEILINGS. 9 FT CEILINGS ON FIRST FLOOR. ARCHED DOOR WAYS. WALK-IN CLOSETS. BLINDS ON ALL WINDOWS. SOAKING TUB , DOUBLE VANITY AND TILE FLOORING IN OWNER BATH.

7. 2026-01-27
   listed $2,300
8. 2026-01-21
   historical $2,300
9. 2025-10-07
   listed $285,000 Active
10. 2025-10-07
    listed $285,000
11. 2025-09-05
    listed $2,300
12. 2025-05-12
    soldstatus $171,900 827-char remark

    Show marketing remark (827 chars)

    GREAT NEW ESTATE HOME PLAN BY FAIRCLOTH HOMES. LOCATION, LOCATION, LOCATION, CLOSE TO FORT GORDON, PLANT VOGTLE, SHOPPING AND DIAMOND LAKES PARK WITH FISHING, BOATING, BALL FIELDS, PLAYGROUND, FITNESS CENTER, TENNIS COURTS AND LIBRARY. THIS HOME IS A GREAT VALUE AT LESS THAN $68 PER SQ FT HEATED AREA WITH MANY UP GRADES INCLUDED IN THIS PRICE. AUTOMATIC CARRIAGE STYLE GARAGE DOORS. COFFERED CEILING IN DINING ROOM. CEILING FANS IN FAMIY ROOM & OWNER BEDROOM. GRANITE KITCHEN COUNTERTOPS. WOOD STAINED KITCHEN CABINETRY WITH CROWN MOLDING. WHIRLPOOL STAINLESS STEEEL APPLIANCES TO INCLUDE SMOOTH TOP RANGE, MICROWAVE VENT HOOD, DISHWASHER AND DISPOSAL. VAULTED CEILINGS. 9 FT CEILINGS ON FIRST FLOOR. ARCHED DOOR WAYS. WALK-IN CLOSETS. BLINDS ON ALL WINDOWS. SOAKING TUB , DOUBLE VANITY AND TILE FLOORING IN OWNER BATH.

13. 2024-12-16
    listed $265,000 827-char remark

    Show marketing remark (827 chars)

    GREAT NEW ESTATE HOME PLAN BY FAIRCLOTH HOMES. LOCATION, LOCATION, LOCATION, CLOSE TO FORT GORDON, PLANT VOGTLE, SHOPPING AND DIAMOND LAKES PARK WITH FISHING, BOATING, BALL FIELDS, PLAYGROUND, FITNESS CENTER, TENNIS COURTS AND LIBRARY. THIS HOME IS A GREAT VALUE AT LESS THAN $68 PER SQ FT HEATED AREA WITH MANY UP GRADES INCLUDED IN THIS PRICE. AUTOMATIC CARRIAGE STYLE GARAGE DOORS. COFFERED CEILING IN DINING ROOM. CEILING FANS IN FAMIY ROOM & OWNER BEDROOM. GRANITE KITCHEN COUNTERTOPS. WOOD STAINED KITCHEN CABINETRY WITH CROWN MOLDING. WHIRLPOOL STAINLESS STEEEL APPLIANCES TO INCLUDE SMOOTH TOP RANGE, MICROWAVE VENT HOOD, DISHWASHER AND DISPOSAL. VAULTED CEILINGS. 9 FT CEILINGS ON FIRST FLOOR. ARCHED DOOR WAYS. WALK-IN CLOSETS. BLINDS ON ALL WINDOWS. SOAKING TUB , DOUBLE VANITY AND TILE FLOORING IN OWNER BATH.

14. 2024-08-29
    historical $2,200
15. 2024-08-12
    price $2,200
16. 2024-06-28
    listed $2,500
17. 2024-05-17
    historical
18. 2024-05-17
    historical
19. 2024-04-16
    listed $320,000
20. 2024-04-16
    listed $320,000
21. 2016-03-08
    soldstatus $170,000
22. 2016-03-07
    soldstatus $170,000
23. 2016-03-07
    soldstatus $170,000
24. 2015-09-24
    listed $168,764
25. 2015-09-24
    listed $168,764
26. 2010-08-12
    soldstatus $171,900 Closed 827-char remark

    Show marketing remark (827 chars)

    GREAT NEW ESTATE HOME PLAN BY FAIRCLOTH HOMES. LOCATION, LOCATION, LOCATION, CLOSE TO FORT GORDON, PLANT VOGTLE, SHOPPING AND DIAMOND LAKES PARK WITH FISHING, BOATING, BALL FIELDS, PLAYGROUND, FITNESS CENTER, TENNIS COURTS AND LIBRARY. THIS HOME IS A GREAT VALUE AT LESS THAN $68 PER SQ FT HEATED AREA WITH MANY UP GRADES INCLUDED IN THIS PRICE. AUTOMATIC CARRIAGE STYLE GARAGE DOORS. COFFERED CEILING IN DINING ROOM. CEILING FANS IN FAMIY ROOM & OWNER BEDROOM. GRANITE KITCHEN COUNTERTOPS. WOOD STAINED KITCHEN CABINETRY WITH CROWN MOLDING. WHIRLPOOL STAINLESS STEEEL APPLIANCES TO INCLUDE SMOOTH TOP RANGE, MICROWAVE VENT HOOD, DISHWASHER AND DISPOSAL. VAULTED CEILINGS. 9 FT CEILINGS ON FIRST FLOOR. ARCHED DOOR WAYS. WALK-IN CLOSETS. BLINDS ON ALL WINDOWS. SOAKING TUB , DOUBLE VANITY AND TILE FLOORING IN OWNER BATH.

27. 2010-08-12
    soldstatus $171,900

    Show marketing remark (827 chars)

    GREAT NEW ESTATE HOME PLAN BY FAIRCLOTH HOMES. LOCATION, LOCATION, LOCATION, CLOSE TO FORT GORDON, PLANT VOGTLE, SHOPPING AND DIAMOND LAKES PARK WITH FISHING, BOATING, BALL FIELDS, PLAYGROUND, FITNESS CENTER, TENNIS COURTS AND LIBRARY. THIS HOME IS A GREAT VALUE AT LESS THAN $68 PER SQ FT HEATED AREA WITH MANY UP GRADES INCLUDED IN THIS PRICE. AUTOMATIC CARRIAGE STYLE GARAGE DOORS. COFFERED CEILING IN DINING ROOM. CEILING FANS IN FAMIY ROOM & OWNER BEDROOM. GRANITE KITCHEN COUNTERTOPS. WOOD STAINED KITCHEN CABINETRY WITH CROWN MOLDING. WHIRLPOOL STAINLESS STEEEL APPLIANCES TO INCLUDE SMOOTH TOP RANGE, MICROWAVE VENT HOOD, DISHWASHER AND DISPOSAL. VAULTED CEILINGS. 9 FT CEILINGS ON FIRST FLOOR. ARCHED DOOR WAYS. WALK-IN CLOSETS. BLINDS ON ALL WINDOWS. SOAKING TUB , DOUBLE VANITY AND TILE FLOORING IN OWNER BATH.

28. 2010-03-04
    listed $169,900

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $31,442
• − Mortgage interest: −$15,964
• − Property taxes: −$4,275
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,515
• − Management: −$2,515
• − Depreciation: −$8,291
• Taxable loss: −$3,544
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $2,055/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

+67.7% since first listed

28 events — show timeline

• 2026-03-05 Sold (Public Records) $285,000 Public Records
• 2026-03-04 Rental Removed $2,300 NCRMLS
• 2026-02-23 Pending — Hive MLS
• 2026-02-23 Listing Removed — Hive MLS
• 2026-02-23 Listing Removed — Hive MLS
• 2026-02-13 Price Changed $169,900 Hive MLS
• 2026-01-27 Listed for Rent $2,300 NCRMLS
• 2026-01-21 Rental Removed $2,300 AUGUSTAMLS
• 2025-10-07 Listed $285,000 Hive MLS
• 2025-10-07 Listed $285,000 Hive MLS
• 2025-09-05 Listed for Rent $2,300 AUGUSTAMLS
• 2025-05-12 Sold (MLS) $171,900 Hive MLS
• 2024-12-16 Listed $265,000 Hive MLS
• 2024-08-29 Rental Removed $2,200 AUGUSTAMLS
• 2024-08-12 Price Changed $2,200 AUGUSTAMLS
• 2024-06-28 Listed for Rent $2,500 AUGUSTAMLS
• 2024-05-17 Listing Removed — Hive MLS
• 2024-05-17 Listing Removed — Hive MLS
• 2024-04-16 Listed $320,000 Hive MLS
• 2024-04-16 Listed $320,000 Hive MLS
• 2016-03-08 Sold (Public Records) $170,000 Public Records
• 2016-03-07 Sold (MLS) $170,000 Hive MLS
• 2016-03-07 Sold (MLS) $170,000 Hive MLS
• 2015-09-24 Listed $168,764 Hive MLS
• 2015-09-24 Listed $168,764 Hive MLS
• 2010-08-12 Sold (MLS) $171,900 Hive MLS
• 2010-08-12 Sold (MLS) $171,900 Hive MLS
• 2010-03-04 Listed $169,900 Hive MLS

Property tax history

-14.4%/yr

Latest (2025): $470 · +15.8% YoY. Source: county tax records.