2647 Teakwood Dr · Augusta-Richmond County consolidated government (balance), GA 30815

$154,900

3 bd · 2.0 ba · 1,390 sqft · SingleFamily public records · 86 Days on market

Built 1980 0.37 ac lot $111/sqft · 18% below area Est $190k · 18% 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 +21.4/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• 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

Discover your ideal haven in the heart of Hephzibah, GA! This charming ranch-style home harmonizes comfort and style with its inviting features. Boasting four spacious bedrooms and two well-appointed baths, this residence offers ample room for family living or entertaining guests. Step inside to find the cozy living room, where a welcoming fireplace sets the scene for intimate gatherings on cool evenings. The open floor plan ensures seamless flow between living spaces, creating an environment that is both versatile and accommodating. Each bedroom provides a peaceful retreat with generous closet space, promising restful nights for all occupants. Outside, the lush backyard beckons outdoor enjoyment and endless possibilities for gardening enthusiasts or those who savor al fresco dining under Georgia's beautiful skies. Whether you seek a forever home or an investment opportunity that checks every box on your wish list, this delightful abode awaits your visit today! Don't miss out-schedule your private tour now!

Key facts

• Open floor plan
• Lush backyard
• Cozy living room

Tags

• COZY LIVING ROOM
• WELCOMING FIREPLACE
• OPEN FLOOR PLAN
• LUSH BACKYARD
• OUTDOOR ENJOYMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/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: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% 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); 371 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 86 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $145,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.07% ✓
• Cap rate: 8.08%
• Cash-on-cash: 6.37%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (median comp): $189,982
• List price: $154,900
• Delta: -18.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2642 Teakwood Dr	0.04mi	3/2.0	1,320 (-5%)	1mo	$92,000	$70	89
2636 Carrington Dr	0.35mi	3/2.0	1,425 (+2%)	3mo	$191,000	$134	77
2640 Carrington Dr Dr	0.37mi	3/2.0	1,378 (-1%)	6mo	$180,000	$131	77
4124 Country Ln	0.60mi	3/2.0	1,377 (-1%)	2mo	$187,500	$136	69
2714 Inverness Dr	0.54mi	3/2.0	1,459 (+5%)	2mo	$259,900	$178	65
2682 Inverness Dr	0.54mi	3/2.0	1,459 (+5%)	6mo	$258,900	$177	61
3630 Spanish Trace Dr	0.61mi	3/2.0	1,350 (-3%)	7mo	$197,000	$146	60
3630 Spanish Trace Dr	0.61mi	3/2.0	1,350 (-3%)	7mo	$197,000	$146	60
3703 Creek Ct	0.47mi	3/2.0	1,523 (+10%)	3mo	$209,900	$138	60
2505 Hollington Dr	0.66mi	3/2.0	1,459 (+5%)	7mo	$255,900	$175	55
3604 Quail Hollow Dr	0.75mi	3/2.0	1,312 (-6%)	9mo	$185,000	$141	48
3617 Gibralter Dr	0.73mi	3/2.0	1,545 (+11%)	1mo	$154,500	$100	47

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: -9.9%
• Equity multiple: 0.65×
• Total profit: $-15,274
• Equity at exit: $23,096

10-year hold

• IRR: -5.4%
• Equity multiple: 0.70×
• Total profit: $-13,110
• 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: 371
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$812
• Tax from tax record: −$206 /mo · $2,474/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $230

Break-even live

Break-even rent $1,371

Max offer price $154,900

Occupancy floor 81%

Sensitivity live

Price	-10% $318	-5% $274	+0% $230	+5% $186	+10% $143
Rent	-10% $99	-5% $165	+0% $230	+5% $296	+10% $362
Rate	-1.0pp $308	-0.5pp $270	base $230	+0.5pp $190	+1.0pp $149

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 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3462 Firestone Dr Hephzibah, GA	3.0	2.5	1435	$1,800	$1.25	24d	1	0.26mi
2614 Andorra Dr Hephzibah, GA	3.0	2.0	1622	$1,395	$0.86	45d	1	0.43mi
3823 Fairington Dr Hephzibah, GA	3.0	2.0	1380	$1,450	$1.05	15d	1	0.47mi
2629 Anthony Dejuan Pkwy Hephzibah, GA	3.0	2.0	1392	$1,650	$1.19	45d	1	0.48mi
3883 Crest Dr Hephzibah, GA	3.0	2.0	1380	$3,600	$2.61	15d	1	0.87mi
3881 Crest Dr Hephzibah, GA	3.0	2.0	1400	$1,595	$1.14	15d	1	0.87mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1400	$1,600	$1.14	45d	1	0.91mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1377	$1,600	$1.16	24d	1	0.91mi
4235 Cap Chat St Hephzibah, GA	3.0	2.0	1300	$1,651	$1.27	45d	1	1.20mi
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	45d	1	1.34mi
2401 Boykin Rd Hephzibah, GA	3.0	2.5	1644	$1,600	$0.97	45d	1	1.39mi
2604 Edmonton Ct Hephzibah, GA	3.0	2.0	1343	$1,190	$0.89	15d	1	1.44mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	45d	1	1.50mi

Listing history 19 events

1. 2026-06-21
   days on market $154,900 Active 86 DOM
2. 2026-06-18
   days on market $154,900 Active 83 DOM
3. 2026-06-17
   days on market $154,900 Active 82 DOM
4. 2026-06-16
   days on market $154,900 Active 81 DOM
5. 2026-06-15
   statusdays on market $154,900 Active 80 DOM
6. 2026-06-14
   pricestatusdays on market $154,900 Price Change 78 DOM
7. 2026-06-10
   days on market $164,900 Active 75 DOM
8. 2026-06-09
   days on market $164,900 Active 74 DOM
9. 2026-06-08
   days on market $164,900 Active 73 DOM
10. 2026-06-07
    days on market $164,900 Active 72 DOM
11. 2026-06-03
    days on market $164,900 Active 68 DOM
12. 2026-06-02
    days on market $164,900 Active 67 DOM
13. 2026-06-01
    days on market $164,900 Active 66 DOM
14. 2026-05-31
    days on market $164,900 Active 65 DOM
15. 2026-05-30
    days on market $164,900 Active 64 DOM
16. 2026-05-15
    price $164,900 1024-char remark

    Show marketing remark (1024 chars)

    Discover your ideal haven in the heart of Hephzibah, GA! This charming ranch-style home harmonizes comfort and style with its inviting features. Boasting four spacious bedrooms and two well-appointed baths, this residence offers ample room for family living or entertaining guests. Step inside to find the cozy living room, where a welcoming fireplace sets the scene for intimate gatherings on cool evenings. The open floor plan ensures seamless flow between living spaces, creating an environment that is both versatile and accommodating. Each bedroom provides a peaceful retreat with generous closet space, promising restful nights for all occupants. Outside, the lush backyard beckons outdoor enjoyment and endless possibilities for gardening enthusiasts or those who savor al fresco dining under Georgia's beautiful skies. Whether you seek a forever home or an investment opportunity that checks every box on your wish list, this delightful abode awaits your visit today! Don't miss out-schedule your private tour now!

17. 2026-04-24
    price $174,900 1024-char remark

    Show marketing remark (1024 chars)

    Discover your ideal haven in the heart of Hephzibah, GA! This charming ranch-style home harmonizes comfort and style with its inviting features. Boasting four spacious bedrooms and two well-appointed baths, this residence offers ample room for family living or entertaining guests. Step inside to find the cozy living room, where a welcoming fireplace sets the scene for intimate gatherings on cool evenings. The open floor plan ensures seamless flow between living spaces, creating an environment that is both versatile and accommodating. Each bedroom provides a peaceful retreat with generous closet space, promising restful nights for all occupants. Outside, the lush backyard beckons outdoor enjoyment and endless possibilities for gardening enthusiasts or those who savor al fresco dining under Georgia's beautiful skies. Whether you seek a forever home or an investment opportunity that checks every box on your wish list, this delightful abode awaits your visit today! Don't miss out-schedule your private tour now!

18. 2026-03-27
    listed $184,900 New 1024-char remark

    Show marketing remark (1024 chars)

    Discover your ideal haven in the heart of Hephzibah, GA! This charming ranch-style home harmonizes comfort and style with its inviting features. Boasting four spacious bedrooms and two well-appointed baths, this residence offers ample room for family living or entertaining guests. Step inside to find the cozy living room, where a welcoming fireplace sets the scene for intimate gatherings on cool evenings. The open floor plan ensures seamless flow between living spaces, creating an environment that is both versatile and accommodating. Each bedroom provides a peaceful retreat with generous closet space, promising restful nights for all occupants. Outside, the lush backyard beckons outdoor enjoyment and endless possibilities for gardening enthusiasts or those who savor al fresco dining under Georgia's beautiful skies. Whether you seek a forever home or an investment opportunity that checks every box on your wish list, this delightful abode awaits your visit today! Don't miss out-schedule your private tour now!

19. 2021-10-12
    soldstatus $557,300

ⓘ 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: $2,474 · $206/mo
• Projected year-2 tax: $2,474 · $206/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 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: $19,948
• − Mortgage interest: −$8,677
• − Property taxes: −$2,474
• − Insurance: −$774
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$4,506
• Taxable income: $325
• Est. tax owed @ 24.0%: −$78
• After-tax cash flow: $2,685/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

-70.4% since first listed

4 events — show timeline

• 2026-05-15 Price Changed $164,900 GAMLS
• 2026-04-24 Price Changed $174,900 GAMLS
• 2026-03-27 Listed $184,900 GAMLS
• 2021-10-12 Sold (Public Records) $557,300 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,474 · +1.7% YoY. Source: county tax records.