7025 Summerton Dr · Augusta-Richmond County consolidated government (balance), GA 30909

$317,000

4 bd · 2.5 ba · 2,742 sqft · SingleFamily public records

Built 2016 9,583 sqft lot $116/sqft · 9% below area Est $346k · 9% under $28/mo HOA · 1% of rent

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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 +12.1/30.0
• ARV discount +11.3/15.0
• DSCR +3.6/10.0
• 1% rule +3.3/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This spacious property is conveniently located just 2 miles from Fort Eisenhower Gate 1 and about 3 miles from Gate 6, giving you easy access while still enjoying the comfort of a quiet neighborhood. Featuring 4 generously sized bedrooms and 2.5 bathrooms, this home offers plenty of space to fit your lifestyle. As you enter, you are greeted by a welcoming foyer with beautiful hardwood floors that lead into the formal dining room. The great room offers a cozy fireplace, creating the perfect space to relax or entertain guests. The open kitchen is both stylish and functional with granite countertops, a breakfast bar with island sink, stainless steel appliances, and stained cabinets. A walk in pantry provides plenty of storage, while the mud bench with hooks adds everyday convenience near the entryway. Upstairs, the split stairwell leads to a spacious owner's suite featuring a private bathroom with a double vanity, walk in closet, tiled shower, and a relaxing garden tub. The upstairs laundry room adds extra convenience to your daily routine. Outside, you will find a two car garage and a privacy fenced backyard that provides a peaceful and secure space for outdoor gatherings or quiet evenings at home. This home offers the perfect combination of comfort, functionality, and location. Schedule your tour today and come see everything this beautiful home has to offer.

Key facts

• 9,583 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $317k.

Deal economics

• At list price, monthly cash flow is $-70 ($-838/yr) — negative.
• To cash-flow at today's rent, offer at most $305k (3.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (17.1% below list).
• Recommended offer: $263k (17.1% below list) — sets the bar for 1% rule.

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 flat; 303 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $10k 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 10y ago 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.
• Current owner paid $213k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $262,828 (17.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.83% ✗
• Cap rate: 6.03%
• Cash-on-cash: -0.94%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (median comp): $346,463
• List price: $317,000
• Delta: -8.50%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4020 Pullman Cir	0.22mi	4/2.5	2,681 (-2%)	4mo	$335,000	$125	83
997 Hay Meadow Dr	0.19mi	5/3.5 (+1)	2,721 (-1%)	3mo	$340,000	$125	78
321 Conal Dr	0.29mi	4/2.5	2,624 (-4%)	4mo	$335,000	$128	76
1152 Rosland Cir	0.34mi	4/2.5	2,504 (-9%)	3mo	$312,000	$125	67
1152 Rosland Cir	0.34mi	4/2.5	2,504 (-9%)	3mo	$312,000	$125	67
624 Lampart Dr	0.56mi	4/3.0	2,804 (+2%)	4mo	$469,900	$168	65
965 Hay Meadow Dr	0.13mi	5/3.0 (+1)	2,361 (-14%)	1mo	$315,000	$133	63
616 Lampart Dr	0.53mi	4/3.0	2,511 (-8%)	1mo	$436,900	$174	58
1001 Hay Meadow Dr	0.21mi	5/3.0 (+1)	2,361 (-14%)	3mo	$312,900	$133	58
1111 Sims Dr	0.30mi	5/3.0 (+1)	2,388 (-13%)	1mo	$324,000	$136	56
2082 Willhaven Dr	0.75mi	4/3.0	2,854 (+4%)	2mo	$308,000	$108	55
604 Lampart Dr	0.49mi	5/3.5 (+1)	3,087 (+13%)	2mo	$484,900	$157	45

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 · 0.48% rent growth · sell at horizon

5-year hold

• IRR: -20.7%
• Equity multiple: 0.30×
• Total profit: $-62,302
• Equity at exit: $47,266

10-year hold

• IRR: -20.7%
• Equity multiple: 0.04×
• Total profit: $-85,289
• Equity at exit: $27,408

Cash invested: $88,760 (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 30909

• Home prices YoY: -32.2%
• Rents YoY: 0.5%
• Active inventory: 303
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,628 high
• Mortgage (P&I): −$1,662
• Tax from tax record: −$324 /mo · $3,884/yr
• Insurance: −$132
• HOA: −$28
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-70

Break-even live

Break-even rent $2,717

Max offer price $304,668

Occupancy floor 98%

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: $79,250
• Closing costs: $9,510
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5412 Copse Dr Augusta, GA	4.0	3.0	2664	$2,200	$0.83	14d	1	0.25mi
430 Furlough Dr Augusta, GA	4.0	2.5	2890	$2,250	$0.78	23d	1	0.30mi
5029 Copse Dr Augusta, GA	4.0	2.0	2081	$2,050	$0.99	23d	1	0.31mi
1210 Belgrove Dr Augusta, GA	4.0	2.5	2302	$2,500	$1.09	23d	1	0.50mi
196 Sims Ct Augusta, GA	5.0	3.0	2536	$2,419	$0.95	14d	1	0.51mi
2308 Trinity Cir Augusta, GA	5.0	3.0	2700	$2,200	$0.81	43d	1	0.57mi
2017 Willhaven Dr Augusta, GA	4.0	2.5	2990	$5,600	$1.87	23d	1	0.61mi
2017 Willhaven Dr Augusta, GA	4.0	2.5	2990	$5,600	$1.87	43d	1	0.61mi
1140 George W Crawford Dr Augusta, GA	4.0	2.0	2062	$2,200	$1.07	43d	1	1.35mi
2323 Belair Spring Rd Augusta, GA	4.0	2.5	2076	$2,235	$1.08	43d	1	1.44mi
2297 Belair Spring Rd Augusta, GA	4.0	2.5	2031	$2,250	$1.11	14d	1	1.49mi

HOA detail

• Monthly dues: $28 · $336/yr

Listing history 20 events

1. 2026-05-04
   status Pending

   Show marketing remark (1394 chars)

   Welcome home! This spacious property is conveniently located just 2 miles from Fort Eisenhower Gate 1 and about 3 miles from Gate 6, giving you easy access while still enjoying the comfort of a quiet neighborhood. Featuring 4 generously sized bedrooms and 2.5 bathrooms, this home offers plenty of space to fit your lifestyle. As you enter, you are greeted by a welcoming foyer with beautiful hardwood floors that lead into the formal dining room. The great room offers a cozy fireplace, creating the perfect space to relax or entertain guests. The open kitchen is both stylish and functional with granite countertops, a breakfast bar with island sink, stainless steel appliances, and stained cabinets. A walk in pantry provides plenty of storage, while the mud bench with hooks adds everyday convenience near the entryway. Upstairs, the split stairwell leads to a spacious owner's suite featuring a private bathroom with a double vanity, walk in closet, tiled shower, and a relaxing garden tub. The upstairs laundry room adds extra convenience to your daily routine. Outside, you will find a two car garage and a privacy fenced backyard that provides a peaceful and secure space for outdoor gatherings or quiet evenings at home. This home offers the perfect combination of comfort, functionality, and location. Schedule your tour today and come see everything this beautiful home has to offer.

2. 2026-05-04
   historical 1394-char remark

   Show marketing remark (1394 chars)

   Welcome home! This spacious property is conveniently located just 2 miles from Fort Eisenhower Gate 1 and about 3 miles from Gate 6, giving you easy access while still enjoying the comfort of a quiet neighborhood. Featuring 4 generously sized bedrooms and 2.5 bathrooms, this home offers plenty of space to fit your lifestyle. As you enter, you are greeted by a welcoming foyer with beautiful hardwood floors that lead into the formal dining room. The great room offers a cozy fireplace, creating the perfect space to relax or entertain guests. The open kitchen is both stylish and functional with granite countertops, a breakfast bar with island sink, stainless steel appliances, and stained cabinets. A walk in pantry provides plenty of storage, while the mud bench with hooks adds everyday convenience near the entryway. Upstairs, the split stairwell leads to a spacious owner's suite featuring a private bathroom with a double vanity, walk in closet, tiled shower, and a relaxing garden tub. The upstairs laundry room adds extra convenience to your daily routine. Outside, you will find a two car garage and a privacy fenced backyard that provides a peaceful and secure space for outdoor gatherings or quiet evenings at home. This home offers the perfect combination of comfort, functionality, and location. Schedule your tour today and come see everything this beautiful home has to offer.

3. 2026-04-28
   historical
4. 2026-04-05
   price $317,000
5. 2026-03-30
   status Active
6. 2026-03-13
   status Pending
7. 2026-03-06
   listed $319,000 Active

   Show marketing remark (1394 chars)

   Welcome home! This spacious property is conveniently located just 2 miles from Fort Eisenhower Gate 1 and about 3 miles from Gate 6, giving you easy access while still enjoying the comfort of a quiet neighborhood. Featuring 4 generously sized bedrooms and 2.5 bathrooms, this home offers plenty of space to fit your lifestyle. As you enter, you are greeted by a welcoming foyer with beautiful hardwood floors that lead into the formal dining room. The great room offers a cozy fireplace, creating the perfect space to relax or entertain guests. The open kitchen is both stylish and functional with granite countertops, a breakfast bar with island sink, stainless steel appliances, and stained cabinets. A walk in pantry provides plenty of storage, while the mud bench with hooks adds everyday convenience near the entryway. Upstairs, the split stairwell leads to a spacious owner's suite featuring a private bathroom with a double vanity, walk in closet, tiled shower, and a relaxing garden tub. The upstairs laundry room adds extra convenience to your daily routine. Outside, you will find a two car garage and a privacy fenced backyard that provides a peaceful and secure space for outdoor gatherings or quiet evenings at home. This home offers the perfect combination of comfort, functionality, and location. Schedule your tour today and come see everything this beautiful home has to offer.

8. 2026-03-06
   listed $317,000 1394-char remark

   Show marketing remark (1394 chars)

   Welcome home! This spacious property is conveniently located just 2 miles from Fort Eisenhower Gate 1 and about 3 miles from Gate 6, giving you easy access while still enjoying the comfort of a quiet neighborhood. Featuring 4 generously sized bedrooms and 2.5 bathrooms, this home offers plenty of space to fit your lifestyle. As you enter, you are greeted by a welcoming foyer with beautiful hardwood floors that lead into the formal dining room. The great room offers a cozy fireplace, creating the perfect space to relax or entertain guests. The open kitchen is both stylish and functional with granite countertops, a breakfast bar with island sink, stainless steel appliances, and stained cabinets. A walk in pantry provides plenty of storage, while the mud bench with hooks adds everyday convenience near the entryway. Upstairs, the split stairwell leads to a spacious owner's suite featuring a private bathroom with a double vanity, walk in closet, tiled shower, and a relaxing garden tub. The upstairs laundry room adds extra convenience to your daily routine. Outside, you will find a two car garage and a privacy fenced backyard that provides a peaceful and secure space for outdoor gatherings or quiet evenings at home. This home offers the perfect combination of comfort, functionality, and location. Schedule your tour today and come see everything this beautiful home has to offer.

9. 2024-08-17
   historical
10. 2024-08-17
    historical
11. 2024-08-15
    listed $339,900
12. 2024-08-15
    listed $339,900
13. 2024-08-01
    historical
14. 2024-08-01
    historical
15. 2024-07-05
    listed $345,900
16. 2024-07-05
    listed $345,900
17. 2017-01-26
    soldstatus $212,900
18. 2017-01-26
    soldstatus $212,900
19. 2016-06-01
    listed $212,900
20. 2016-06-01
    listed $212,900

ⓘ 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: $3,884 · $324/mo
• Projected year-2 tax: $3,884 · $324/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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $31,539
• − Mortgage interest: −$17,757
• − Property taxes: −$3,884
• − Insurance: −$1,585
• − Repairs & maintenance: −$2,523
• − Management: −$2,523
• − HOA: −$336
• − Depreciation: −$9,222
• Taxable loss: −$6,291
• Est. tax savings @ 24.0%: +$1,510
• After-tax cash flow: $672/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): 46,501
• Household income: $71,364
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2113.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 44% White 39% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -133.14%
• Current HPI: 280.4587
• Rent YoY: ▲ 0.48%
• 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

+48.9% since first listed

20 events — show timeline

• 2026-05-04 Pending — Hive MLS
• 2026-05-04 Listing Removed — Hive MLS
• 2026-04-28 Listing Removed — Hive MLS
• 2026-04-05 Price Changed $317,000 Hive MLS
• 2026-03-30 Relisted — Hive MLS
• 2026-03-13 Pending — Hive MLS
• 2026-03-06 Listed $317,000 Hive MLS
• 2026-03-06 Listed $319,000 Hive MLS
• 2024-08-17 Listing Removed — Hive MLS
• 2024-08-17 Listing Removed — Hive MLS
• 2024-08-15 Listed $339,900 Hive MLS
• 2024-08-15 Listed $339,900 Hive MLS
• 2024-08-01 Listing Removed — Hive MLS
• 2024-08-01 Listing Removed — Hive MLS
• 2024-07-05 Listed $345,900 Hive MLS
• 2024-07-05 Listed $345,900 Hive MLS
• 2017-01-26 Sold (MLS) $212,900 Hive MLS
• 2017-01-26 Sold (MLS) $212,900 Hive MLS
• 2016-06-01 Listed $212,900 Hive MLS
• 2016-06-01 Listed $212,900 Hive MLS

Property tax history

+5.1%/yr

Latest (2025): $3,884 · +6.4% YoY. Source: county tax records.