4613 Durbin Dr · Evans, GA 30907

$49,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 38 Days on market

Built 1972 $579/mo HOA · 36% of rent ↓ 18% since listing

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A delightful lot lease opportunity in the well established Wymberly Subdivision of Martinez, GA. This inviting home offers a perfect blend of comfort, convenience, and community living. Enjoy relaxing on the 10x22 screened in rocking chair front porch, or entertain on the 12x11 covered patio with inlay pavers, ideal for grilling and outdoor gatherings. Inside, the functional galley kitchen features a wall mounted oven, electric cooktop, stainless steel vent hood, and dishwasher, flowing into the dining area and spacious great room. The master suite boasts abundant closet storage and a private bathroom with a walk in tiled shower, while the hall bathroom offers a single vanity sink and showe

Key facts

• Attached carport
• Galley kitchen
• Electric cooktop

Tags

• GALLEY KITCHEN
• WALL MOUNTED OVEN
• ELECTRIC COOKTOP
• STAINLESS STEEL VENT HOOD
• ATTACHED CARPORT
• LAUNDRY AND STORAGE AREA

Property features AI

Finance

• Other: Zoning: S-1; Subdivision: Wymberly; Directions: From Washington Rd turn left onto Columbia Rd. Turn left onto Sheri Dr. Turn left onto Durbin Dr and the home is on the left.
• Financial info: Land is leased
• HOA & community: Homeowners association with clubhouse; Gated community; Association fee approximately $6,948 annually (about $579/month)

Exterior

• Parking: Attached carport; Has attached garage
• Security: Gated community
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Manufactured home; Single-story (one level); Entry on level 1; Facing information not provided
• Construction: Vinyl siding; Composition roof; Crawl space foundation; See remarks for additional construction details
• Exterior features: Covered, screened front porch; Pool in community; Paved road access; Has a view

Interior

• Kitchen: Cooktop
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric forced-air heating
• Interior features: Ceiling fan(s); Cooktop

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $355 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.0% 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 $339 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $14k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $16k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• 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 $47,530 (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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 3.29% ✓
• Cap rate: 15.00%
• Cash-on-cash: 31.08%
• DSCR: 2.38
• GRM: 2.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 1.88×
• Total profit: $12,082
• Equity at exit: $7,306

10-year hold

• IRR: 28.3%
• Equity multiple: 3.14×
• Total profit: $29,387
• Equity at exit: $4,237

Cash invested: $13,720 (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: 2.5×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$257
• Tax est. 1.5%: −$61 /mo · $735/yr
• Insurance: −$20
• HOA: −$579
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $355

Break-even live

Break-even rent $1,162

Max offer price $49,000

Occupancy floor 73%

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: $12,250
• Closing costs: $1,470
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4460 Whisperwood Dr Augusta, GA	3.0	2.0	1388	$1,600	$1.15	23d	1	0.59mi
4680 Brookwood Ln Grovetown, GA	2.0	2.5	1192	$1,300	$1.09	13d	1	0.98mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	43d	1	1.03mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	23d	1	1.03mi
336 Deerwood Ct Augusta, GA	3.0	1.5	1064	$1,525	$1.43	43d	1	1.04mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	43d	1	1.11mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	13d	1	1.11mi
4553 Hillside Dr Evans, GA	4.0	2.0	1474	$1,535	$1.04	43d	1	1.15mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	23d	1	1.18mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	43d	1	1.18mi
2414 Cox Rd Evans, GA	3.0	2.0	1404	$1,695	$1.21	21d	1	1.18mi
4081 Melrose Dr Augusta, GA	3.0	2.0	1331	$1,731	$1.30	23d	1	1.37mi

HOA detail

• Monthly dues: $579 · $6,948/yr
• Likely covers: electric

Listing history 19 events

1. 2026-06-18
   days on market $49,000 Active 38 DOM
2. 2026-06-17
   days on market $49,000 Active 37 DOM
3. 2026-06-16
   days on market $49,000 Active 36 DOM
4. 2026-06-15
   days on market $49,000 Active 35 DOM
5. 2026-06-14
   days on market $49,000 Active 33 DOM
6. 2026-06-13
   pricedays on market $49,000 Active 32 DOM
7. 2026-06-10
   days on market $59,900 Active 30 DOM
8. 2026-06-09
   days on market $59,900 Active 29 DOM
9. 2026-06-08
   days on market $59,900 Active 28 DOM
10. 2026-06-07
    days on market $59,900 Active 27 DOM
11. 2026-06-03
    days on market $59,900 Active 23 DOM
12. 2026-06-02
    days on market $59,900 Active 22 DOM
13. 2026-06-01
    days on market $59,900 Active 21 DOM
14. 2026-05-31
    days on market $59,900 Active 20 DOM
15. 2026-05-30
    days on market $59,900 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-03-30
    price $59,900
18. 2026-02-10
    listed $64,900 Active
19. 2026-02-10
    listed $59,900 Active 1636-char remark

ⓘ 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 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: $19,337
• − Mortgage interest: −$2,745
• − Property taxes: −$735
• − Insurance: −$245
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − HOA: −$6,948
• − Depreciation: −$1,425
• Taxable income: $4,145
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $3,270/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: 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

-18.2% since first listed

5 events — show timeline

• 2026-06-12 Price Changed $49,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-30 Price Changed $59,900 Hive MLS
• 2026-02-10 Listed $64,900 Hive MLS
• 2026-02-10 Listed $59,900 Hive MLS