3926 Union Grove Cir · Augusta-Richmond County consolidated government (balance), GA 30906

$25,000

3 bd · 2.0 ba · 660 sqft · Manufactured public records · 35 Days on market

Built 1973 0.29 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a great lot? This property presents a rare opportunity for investors or buyers looking to build. The existing mobile home on the lot is not habitable and is being sold as-is, offering a clean slate for redevelopment or a new construction project. Located in a convenient Augusta neighborhood, the lot provides potential for customization and long-term value. Don't miss your chance to create your vision in this sought-after area!

Key facts

• Spacious lot
• Quiet neighborhood
• 0.29 acre lot

Tags

• SPACIOUS LOT
• QUIET NEIGHBORHOOD

Property features AI

Finance

• Other: Zoning: r3
• Financial info: Land is leased; Annual tax amount provided
• HOA & community: Association amenities listed as Other

Exterior

• Parking: Other parking features
• Utilities: Public water; Public sewer; Utilities listed as Other
• Home design: Manufactured home (residential); One story; Entry level is 1
• Construction: Aluminum siding; Roof listed as Other; Built on crawl space foundation
• Exterior features: Screened porch; Front porch; Back yard fencing; Has a view; Lot features listed as Other; Road frontage listed as Other; Frontage type: see remarks

Interior

• Kitchen: Appliances listed as Other
• Bedrooms: Total of 3 rooms (includes living areas and bedrooms)
• Flooring: Flooring listed as Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Central air conditioning; No additional heating systems listed
• Interior features: Appliances listed as Other; Crawl space basement; No finished basement
• Laundry & utility: Utilities listed as Other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $25k.

Deal economics

• At list price, monthly cash flow is $864 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Recommended offer: $24k (3.0% below list) — sets the bar for market timing.
• Cap rate 47.8% 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 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.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($46k/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 $173 of loan paydown is wiped out by about $750 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (50%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $11k; list at $25k implies a 129% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $24,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 5.31% ✓
• Cap rate: 47.77%
• Cash-on-cash: 148.12%
• DSCR: 7.59
• GRM: 1.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.73×
• Total profit: $47,118
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 14.85×
• Total profit: $96,970
• Equity at exit: $2,162

Cash invested: $7,000 (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 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 364
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,327 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$43 /mo · $516/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $864

Break-even live

Break-even rent $234

Max offer price $25,000

Occupancy floor 30%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-15
   days on market $25,000 Active 35 DOM
2. 2026-06-14
   days on market $25,000 Active 33 DOM
3. 2026-06-10
   days on market $25,000 Active 30 DOM
4. 2026-06-09
   days on market $25,000 Active 29 DOM
5. 2026-06-08
   days on market $25,000 Active 28 DOM
6. 2026-06-07
   days on market $25,000 Active 27 DOM
7. 2026-06-03
   days on market $25,000 Active 23 DOM
8. 2026-06-02
   days on market $25,000 Active 22 DOM
9. 2026-06-01
   days on market $25,000 Active 21 DOM
10. 2026-05-31
    days on market $25,000 Active 20 DOM
11. 2026-05-30
    days on market $25,000 Active 19 DOM
12. 2026-05-11
    historical
13. 2026-02-11
    price $25,000
14. 2025-08-30
    listed $49,900 Active
15. 2025-08-30
    listed $25,000 Active 442-char remark
16. 2010-11-05
    soldstatus $10,900

ⓘ 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: $516 · $43/mo
• Projected year-2 tax: $516 · $43/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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $15,927
• − Mortgage interest: −$1,400
• − Property taxes: −$516
• − Insurance: −$125
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$727
• Taxable income: $10,611
• Est. tax owed @ 24.0%: −$2,547
• After-tax cash flow: $7,822/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): 60,423
• Household income: $45,999
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3363.0

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 (64%)
• Race & ethnicity: Black 64% White 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 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: ▼ -58.99%
• Current HPI: 213.5733
• Rent YoY: ▼ -0.25%
• 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

+129.4% since first listed

6 events — show timeline

• 2026-06-16 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-02-11 Price Changed $25,000 Hive MLS
• 2025-08-30 Listed $49,900 Hive MLS
• 2025-08-30 Listed $25,000 Hive MLS
• 2010-11-05 Sold (Public Records) $10,900 Public Records

Property tax history

+0.4%/yr

Latest (2025): $516 · +58.5% YoY. Source: county tax records.