885 Bennock Mill Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$160,000

4 bd · 2.0 ba · 1,352 sqft · Other · 10 Days on market

Built 2000 0.46 ac lot

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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 +25.0/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• 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 MLS

Owner Financing Available - Just fifteen thousand down! Don't miss this fantastic opportunity for a homeowner with a passion for DIY projects! This property offers great potential. With quite a few projects left to complete, there is opportunity to put your personal stamp on it! Key highlights include a recently updated 3-year-old roof with architectural shingles, a brand-new front porch, and newly installed rear steps. The backyard is partially fenced, offering outdoor space to enjoy. Inside, you'll find 4 bedrooms, 2 full bathrooms, a generously sized kitchen, and a comfortable living area. This home is brimming with possibilities - make it your own today!

Key facts

• Half-acre of land
• No-carpet flooring
• Updated fixtures

Tags

• UPDATED MANUFACTURED HOME
• HALF-ACRE OF LAND
• NO-CARPET FLOORING
• UPDATED FIXTURES
• BRIGHT INVITING LAYOUT
• MOSTLY FENCED BACKYARD

Property features AI

Finance

• Financial info: Land is leased
• HOA & community: Association amenities: Other

Exterior

• Parking: No designated parking
• Utilities: Public water; Water connected; Sewer available; Septic tank
• Home design: Manufactured home; One story; Entry level: 1
• Construction: Brick and vinyl siding exterior; Other foundation
• Exterior features: Front porch; Porch; Partial wire fencing; Composition roof; Has view

Interior

• Kitchen: Range; Dishwasher
• Bedrooms: Total rooms: 5
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air; Ceiling fan(s) for cooling
• Interior features: Kitchen island; Ceiling fans; Eat-in kitchen
• Laundry & utility: Unfurnished

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $160k.

Deal economics

• At list price, monthly cash flow is $349 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 8.9% 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.
• Zoned schools: Mcbean Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 371 students, 98% FRL); Pine Hill Middle School (math 5% / reading 19%, grade F, #417 of 470 statewide, top 90%, 582 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 43% 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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 $80k; list at $160k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.03% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 8.1

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: -5.3%
• Equity multiple: 0.81×
• Total profit: $-8,581
• Equity at exit: $23,857

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $2,235
• Equity at exit: $13,834

Cash invested: $44,800 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,646 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$46 /mo · $548/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $349

Break-even live

Break-even rent $1,204

Max offer price $160,000

Occupancy floor 74%

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
735 Bennock Mill Rd Augusta, GA	3.0	2.0	1056	$1,350	$1.28	21d	1	1.23mi

Listing history 8 events

1. 2026-06-18
   days on market $160,000 Active 10 DOM
2. 2026-06-17
   days on market $160,000 Active 9 DOM
3. 2026-06-16
   days on market $160,000 Active 8 DOM
4. 2026-06-15
   days on market $160,000 Active 7 DOM
5. 2026-06-14
   days on market $160,000 Active 5 DOM
6. 2026-06-10
   days on market $160,000 Active 2 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $160,000 Active 1 DOM

ⓘ 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: $548 · $46/mo
• Projected year-2 tax: $1,472 · $123/mo
• Expected delta: +$924/yr (+$77/mo · 168.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $19,756
• − Mortgage interest: −$8,962
• − Property taxes: −$548
• − Insurance: −$800
• − Repairs & maintenance: −$1,581
• − Management: −$1,581
• − Depreciation: −$4,655
• Taxable income: $1,630
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $3,799/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

+435.1% since first listed

11 events — show timeline

• 2026-06-08 Listed $160,000 Hive MLS
• 2025-02-17 Sold (Public Records) $80,000 Public Records
• 2025-01-21 Sold (MLS) $80,000 Hive MLS
• 2025-01-21 Sold (MLS) $80,000 Hive MLS
• 2024-12-08 Listed $80,000 Hive MLS
• 2024-12-08 Listed $80,000 Hive MLS
• 2003-01-24 Sold (Public Records) $29,900 Public Records
• 2003-01-24 Sold (MLS) $29,900 Hive MLS
• 2003-01-24 Sold (MLS) $29,900 Hive MLS
• 2002-08-14 Listed $29,900 Hive MLS
• 2002-08-14 Listed $29,900 Hive MLS

Property tax history

+3.1%/yr

Latest (2025): $548 · +22.2% YoY. Source: county tax records.