123 Cheryl Ann Dr · Augusta-Richmond County consolidated government (balance), GA 30813

$200,000

2 bd · 1.0 ba · 980 sqft · Other public records · 38 Days on market

Built 1985 2.24 ac lot $204/sqft · 21% above area Est $330k · 39% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• DSCR +4.5/10.0
• Schools +4.5/10.0
• 1% rule +2.9/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy peaceful country living with easy access to town on this affordable manufactured home on spacious and private 2.24-acre property in Grovetown, Columbia County. 3 spacious bedrooms, each with its own private ensuite bathroom, providing comfort, privacy, and flexibility for families, guests, or multi-generational living. The owner's suite features a walk-in closet and a tiled shower, creating a relaxing private retreat. Inside, you'll find luxury vinyl plank flooring throughout--no carpet, along with multiple storage nooks and crannies that make everyday living easy. The home includes a living room with a wood-burning fireplace, a separate den, and two bonus rooms perfect for a home off

Key facts

• Manufactured home
• 2.24-acre property
• Walk-in closet

Tags

• MANUFACTURED HOME
• PERMANENT FOUNDATION
• 2.24-ACRE PROPERTY
• PRIVATE ENSUITE BATHROOM
• WALK-IN CLOSET
• TILED SHOWER

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Street lights

Exterior

• Parking: Attached garage with storage; 1 garage parking space (1 total parking space)
• Utilities: Well water; Septic tank; Other utilities
• Home design: Manufactured home (residential); One-level; Entry level 1
• Construction: Vinyl siding; Wood siding; Composition roof; Crawl space foundation; Year built not provided
• Exterior features: Covered patio/porch; Deck; Porch; Fenced yard; Greenhouse; Outbuilding; Wooded lot; Has view

Interior

• Kitchen: Built-in electric oven; Dishwasher; Eat-in kitchen; Pantry
• Bedrooms: Total rooms: 6
• Bathrooms: 3 full bathrooms; Accessible full bath
• Heating & cooling: Central air; Forced air heating; Electric heating; Fireplace(s)
• Interior features: Walk-in closets; Pantry; Eat-in kitchen; Insulated windows; Built-in electric oven; Dishwasher; Electric water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $200k.

Deal economics

• At list price, monthly cash flow is $55 ($655/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 $158k (21.1% below list).
• Recommended offer: $158k (21.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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.
• 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.
• Zoned schools: North Harlem Elementary School (math 41% / reading 40%, grade F, #419 of 1,228 statewide, top 35%, 862 students, 48% FRL); Harlem Middle School (math 36% / reading 42%, grade F, #155 of 470 statewide, top 33%, 981 students, 39% FRL); Harlem High School (math 8% / reading 22%, grade F, #297 of 424 statewide, top 74%, 1,223 students, 33% FRL).
• Zoned-school proficiency averages 31% at this address vs 50% district-wide (-19 pts) — the specific schools serving this property underperform the Columbia County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 724 active listings in the ZIP; 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 $6k 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 ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $200k implies a 433% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; major 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 $157,802 (21.1% 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 21% 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. 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?
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: 0.79% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (median comp): $330,000
• List price: $200,000
• Delta: -39.39%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -16.3%
• Equity multiple: 0.43×
• Total profit: $-31,911
• Equity at exit: $29,821

10-year hold

• IRR: -11.3%
• Equity multiple: 0.37×
• Total profit: $-35,095
• Equity at exit: $17,292

Cash invested: $56,000 (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 30813

• Home prices YoY: -29.2%
• Rents YoY: 1.1%
• Active inventory: 724
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,578 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$60 /mo · $719/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $55

Break-even live

Break-even rent $1,509

Max offer price $200,000

Occupancy floor 92%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $200,000 Active 38 DOM
2. 2026-06-17
   days on market $200,000 Active 37 DOM
3. 2026-06-16
   days on market $200,000 Active 36 DOM
4. 2026-06-15
   days on market $200,000 Active 35 DOM
5. 2026-06-14
   days on market $200,000 Active 33 DOM
6. 2026-06-13
   days on market $200,000 Active 32 DOM
7. 2026-06-10
   days on market $200,000 Active 30 DOM
8. 2026-06-09
   days on market $200,000 Active 29 DOM
9. 2026-06-08
   days on market $200,000 Active 28 DOM
10. 2026-06-07
    days on market $200,000 Active 27 DOM
11. 2026-06-03
    days on market $200,000 Active 23 DOM
12. 2026-06-02
    days on market $200,000 Active 22 DOM
13. 2026-06-01
    days on market $200,000 Active 21 DOM
14. 2026-05-31
    days on market $200,000 Active 20 DOM
15. 2026-05-30
    days on market $200,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-04-28
    price $205,000
18. 2026-04-14
    price $210,000
19. 2026-02-10
    listed $220,000 Active
20. 2026-02-10
    listed $205,000 Active 1846-char remark
21. 1987-05-01
    soldstatus $37,500
22. 1986-03-01
    soldstatus $9,300
23. 1985-03-01
    soldstatus $10,000

ⓘ 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: $719 · $60/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$1,121/yr (+$93/mo · 155.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,936
• − Mortgage interest: −$11,203
• − Property taxes: −$719
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,515
• − Management: −$1,515
• − Depreciation: −$5,818
• Taxable loss: −$2,834
• Est. tax savings @ 24.0%: +$680
• After-tax cash flow: $1,335/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 — Augusta-Richmond County consolidated government (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Columbia County · 154,184 people
• City population: 154,035
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 52,466
• Household income: $86,923
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 960.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Black 29% Hispanic / Latino 11% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 7% German/W. Germanic 2% Other Indo-European 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: ▼ -96.24%
• Current HPI: 233.821
• Rent YoY: ▲ 1.15%
• 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

+1900.0% since first listed

9 events — show timeline

• 2026-05-26 Price Changed $200,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-28 Price Changed $205,000 Hive MLS
• 2026-04-14 Price Changed $210,000 Hive MLS
• 2026-02-10 Listed $220,000 Hive MLS
• 2026-02-10 Listed $205,000 Hive MLS
• 1987-05-01 Sold (Public Records) $37,500 Public Records
• 1986-03-01 Sold (Public Records) $9,300 Public Records
• 1985-03-01 Sold (Public Records) $10,000 Public Records

Property tax history

+7.1%/yr

Latest (2025): $719 · -4.3% YoY. Source: county tax records.