409 Constitution Avenue - · Evans, GA 30907

$168,500

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 38 Days on market

Built 2022 Good condition $120/sqft · 30% above area Est $130k · 30% over

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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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +5.1/10.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well established 55 and over gated community of Wymberly in Columbia County Martinez, GA Neighborhood has many amenities such as fishing ponds, swimming pool, club house, and a par 3 golf course. This home is move-in ready - Smoke Free and Pet Free! This home is spic and span and only 4 years old. Features include an Open Floor Plan with Livingroom, Kitchen with all appliances, breakfast bar and a Dining Area. Washer & Dryer are included too! Lots of cabinets and countertops, double sinks, and recessed lighting make this space so enjoyable! The 8'x 5' Laundry Room is right off the kitchen with an extra storage closet. This home has 3 large walk-in Closets in the b

Key facts

• Gated community
• Open floor plan
• Swimming pool

Tags

• GATED COMMUNITY
• FISHING PONDS
• SWIMMING POOL
• CLUB HOUSE
• PAR 3 GOLF COURSE
• OPEN FLOOR PLAN

Property features AI

Finance

• Other: Directions available in listing remarks
• HOA & community: Clubhouse; Gated; Golf course access; Park; Trails; Community pool; Street lights; Subdivision: Wymberly; Land is leased

Exterior

• Parking: Attached garage; Carport (1 space); Parking pad
• Security: Gated community (association); Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Manufactured home (residential); One story; Entry level: 1
• Construction: Brick veneer and vinyl siding exterior; Composition roof; Concrete perimeter foundation; Built as a manufactured home
• Exterior features: Front porch; Rear porch; Patio/porch details: see remarks; Outbuilding; Lake privileges; Has view; Paved road access; Storm door(s)

Interior

• Kitchen: Refrigerator; Range; Microwave; Dishwasher; Ice maker; Electric water heater
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric heating; Heat pump
• Interior features: Walk-in closets; Kitchen island; Eat-in kitchen; Window coverings; Smoke detector(s)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $168k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $253 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $163k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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.
• Market conditions: Rents rising (+1.1%/yr); 333 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1k of loan paydown is wiped out by about $5k 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

• It's been on market 38 days — a 3% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 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, 62% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,445 (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. 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?
4. 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?
5. 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.
6. 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.
7. 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: 8.10%
• Cash-on-cash: 6.44%
• DSCR: 1.29
• GRM: 8.2

CMA / ARV

• ARV (median comp): $129,672
• List price: $168,500
• Delta: 29.94%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4750 Maple Spring Ct	0.52mi	3/2.0	1,390 (-1%)	6mo	$259,990	$187	69
135 Crawford Dr	0.43mi	3/2.0	1,466 (+4%)	5mo	$230,000	$157	68
118 Rona Ct	0.45mi	3/2.0	1,450 (+3%)	7mo	$236,000	$163	67
133 Highview Dr	0.40mi	3/2.0	1,510 (+8%)	3mo	$188,000	$125	66
4534 Oakley Pirkle Rd	0.73mi	3/2.0	1,404 (0%)	8mo	$250,000	$178	59
104 Highview Dr	0.54mi	4/2.0 (+1)	1,496 (+7%)	2mo	$240,000	$160	57
124 Lisa Ct	0.50mi	3/2.0	1,492 (+6%)	11mo	$237,000	$159	57
4761 Maple Spring Ct	0.60mi	3/2.0	1,517 (+8%)	6mo	$260,000	$171	53
4544 Oakley Pirkle Rd	0.67mi	3/2.0	1,468 (+5%)	13mo	$243,500	$166	51
150 Pinecone Pl	0.52mi	3/2.0	1,224 (-13%)	5mo	$240,000	$196	50
209 Highview Way	0.54mi	3/2.0	1,532 (+9%)	13mo	$225,000	$147	48
160 Crawford Drive Dr	0.58mi	3/2.5	1,540 (+10%)	14mo	$260,000	$169	43

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -8.4%
• Equity multiple: 0.70×
• Total profit: $-14,371
• Equity at exit: $25,124

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-4,348
• Equity at exit: $14,569

Cash invested: $47,180 (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 30907

• Rents YoY: 1.1%
• Active inventory: 333
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$884
• Tax from tax record: −$141 /mo · $1,693/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $253

Break-even live

Break-even rent $1,386

Max offer price $168,500

Occupancy floor 80%

Sensitivity live

Price	-10% $348	-5% $301	+0% $253	+5% $205	+10% $158
Rent	-10% $118	-5% $186	+0% $253	+5% $320	+10% $388
Rate	-1.0pp $338	-0.5pp $296	base $253	+0.5pp $209	+1.0pp $165

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: $42,125
• Closing costs: $5,055
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Highview Dr Augusta, GA	4.0	2.0	1675	$1,600	$0.96	14d	1	0.48mi
4537 Shawnee Dr Augusta, GA	3.0	2.0	1534	$1,795	$1.17	24d	1	0.67mi
4460 Whisperwood Dr Augusta, GA	3.0	2.0	1388	$1,600	$1.15	24d	1	0.72mi
4724 Brookgreen Rd Augusta, GA	3.0	2.0	1798	$2,175	$1.21	14d	1	0.85mi
4680 Brookwood Ln Grovetown, GA	2.0	2.5	1192	$1,300	$1.09	14d	1	0.86mi
327 Oak Lake Dr Augusta, GA	3.0	2.0	1619	$1,600	$0.99	24d	1	0.90mi
157 Moss Creek Dr Augusta, GA	3.0	2.5	1818	$1,775	$0.98	24d	1	0.96mi
807 Bell Springs Ct Grovetown, GA	3.0	2.5	1844	$1,900	$1.03	44d	1	0.98mi
336 Deerwood Ct Augusta, GA	3.0	1.5	1064	$1,525	$1.43	44d	1	1.03mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	24d	1	1.12mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	44d	1	1.12mi
210 Foxdale Dr Evans, GA	3.0	2.0	1618	$1,745	$1.08	24d	1	1.13mi
210 Foxdale Dr Evans, GA	3.0	2.0	1618	$1,800	$1.11	44d	1	1.13mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	14d	1	1.19mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	44d	1	1.19mi
4553 Hillside Dr Evans, GA	4.0	2.0	1474	$1,535	$1.04	44d	1	1.24mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	24d	1	1.25mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	44d	1	1.25mi
2414 Cox Rd Evans, GA	3.0	2.0	1404	$1,695	$1.21	22d	1	1.29mi
913 Cabot Cv Augusta, GA	3.0	2.5	1677	$1,895	$1.13	44d	1	1.35mi
1447 Collins Dr Augusta, GA	3.0	2.5	1580	$1,790	$1.13	44d	1	1.38mi
1426 Collins Dr Augusta, GA	3.0	2.5	1551	$2,000	$1.29	24d	1	1.41mi
4082 Spencer St Augusta, GA	3.0	2.0	1600	$1,795	$1.12	44d	1	1.42mi
4081 Melrose Dr Augusta, GA	3.0	2.0	1331	$1,731	$1.30	24d	1	1.45mi

Listing history 18 events

1. 2026-06-18
   days on market $168,500 Active 38 DOM
2. 2026-06-17
   days on market $168,500 Active 37 DOM
3. 2026-06-16
   days on market $168,500 Active 36 DOM
4. 2026-06-15
   days on market $168,500 Active 35 DOM
5. 2026-06-14
   days on market $168,500 Active 33 DOM
6. 2026-06-13
   days on market $168,500 Active 32 DOM
7. 2026-06-10
   days on market $168,500 Active 30 DOM
8. 2026-06-09
   days on market $168,500 Active 29 DOM
9. 2026-06-08
   days on market $168,500 Active 28 DOM
10. 2026-06-07
    days on market $168,500 Active 27 DOM
11. 2026-06-03
    days on market $168,500 Active 23 DOM
12. 2026-06-02
    days on market $168,500 Active 22 DOM
13. 2026-06-01
    days on market $168,500 Active 21 DOM
14. 2026-05-31
    days on market $168,500 Active 20 DOM
15. 2026-05-30
    days on market $168,500 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-02-12
    listed $168,500 Active
18. 2026-02-12
    listed $168,500 Active 1673-char remark

ⓘ 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: $1,693 · $141/mo
• Projected year-2 tax: $1,693 · $141/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $20,475
• − Mortgage interest: −$9,439
• − Property taxes: −$1,693
• − Insurance: −$842
• − Repairs & maintenance: −$1,638
• − Management: −$1,638
• − Depreciation: −$4,902
• Taxable income: $324
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $2,959/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This move-in ready home in a gated community is in good condition with modern updates and a good condition score. It has a good resale and rental value with minor maintenance and cosmetic updates needed.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace carpet — improves comfort and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace carpet — improves comfort and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 46,975
• Household income: $81,912
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 983.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Asian 7% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Vietnamese 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: ▼ -174.93%
• Current HPI: 233.5167
• Rent YoY: ▲ 1.12%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-02-12 Listed $168,500 Hive MLS
• 2026-02-12 Listed $168,500 Hive MLS