2930 Rollingwood Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$149,900

3 bd · 2.0 ba · 1,695 sqft · SingleFamily public records · 20 Days on market

Built 1975 0.25 ac lot $88/sqft · 7% below area Est $160k · 7% 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 +21.1/30.0
• ARV discount +10.4/15.0
• DSCR +6.7/10.0
• 1% rule +5.2/10.0
• 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

Brick ranch, some cosmetic work needed, room addition partially complete, fenced

Key facts

• Large family room
• Formal dining room
• Laundry room

Tags

• EAT-IN KITCHEN
• LARGE FAMILY ROOM
• FORMAL DINING ROOM
• FORMAL LIVING ROOM
• LAUNDRY ROOM
• FENCED BACKYARD

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence (house); Resale property; Built in 1975
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level layout; Other interior features
• Laundry & utility: Laundry area (other)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $215 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Meadowbrook Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 497 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $4k 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 20 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $100k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.02% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.15%
• DSCR: 1.27
• GRM: 8.1

CMA / ARV

• ARV (median comp): $160,333
• List price: $149,900
• Delta: -6.51%
• 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
3007 Meadowbrook Dr	0.22mi	4/2.0 (+1)	1,672 (-1%)	3mo	$218,000	$130	80
2963 Meadowbrook Dr	0.19mi	4/2.0 (+1)	1,641 (-3%)	6mo	$155,000	$94	76
2532 Kensington Dr E	0.45mi	3/2.0	1,739 (+3%)	1mo	$265,000	$152	74
3609 Cameron Dr	0.28mi	3/2.0	1,631 (-4%)	12mo	$206,000	$126	71
2902 Postell Ct	0.64mi	3/2.0	1,573 (-7%)	2mo	$203,000	$129	57
2804 Sturnidae Ct	0.66mi	4/2.0 (+1)	1,649 (-3%)	4mo	$189,900	$115	56
3217 Hampton Cir	0.68mi	4/2.0 (+1)	1,726 (+2%)	5mo	$257,500	$149	56
2929 Dahlia Dr Dr	0.44mi	3/2.0	1,848 (+9%)	10mo	$135,000	$73	56
3005 Griffis Ct	0.53mi	3/2.0	1,500 (-12%)	3mo	$125,000	$83	53
3526 Spring Glen Ln	0.39mi	4/2.0 (+1)	1,444 (-15%)	3mo	$175,000	$121	50
3488 Postell Dr	0.63mi	4/2.0 (+1)	1,572 (-7%)	7mo	$195,000	$124	48
2538 E Kensington Dr	0.46mi	3/1.5	1,456 (-14%)	8mo	$210,500	$145	46

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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-15,098
• Equity at exit: $22,351

10-year hold

• IRR: -5.4%
• Equity multiple: 0.69×
• Total profit: $-12,902
• Equity at exit: $12,961

Cash invested: $41,972 (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: $1,535 high
• Mortgage (P&I): −$786
• Tax from tax record: −$149 /mo · $1,786/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $215

Break-even live

Break-even rent $1,263

Max offer price $149,900

Occupancy floor 81%

Sensitivity live

Price	-10% $300	-5% $257	+0% $215	+5% $173	+10% $130
Rent	-10% $94	-5% $154	+0% $215	+5% $276	+10% $336
Rate	-1.0pp $290	-0.5pp $253	base $215	+0.5pp $176	+1.0pp $137

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	24d	1	0.08mi
2914 Cumberland Dr Augusta, GA	4.0	1.5	1650	$1,400	$0.85	22d	1	0.09mi
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$970	$0.90	24d	6	0.22mi
3412 Kensington Dr N Augusta, GA	3.0	2.0	1225	$1,350	$1.10	24d	1	0.36mi
3001 Alene Ct Augusta, GA	4.0	2.0	1288	$1,631	$1.27	24d	1	0.48mi
3519 Evangeline Dr Augusta, GA	4.0	1.5	1800	$1,595	$0.89	44d	1	0.49mi
3613 Alene Cir Augusta, GA	3.0	2.0	1260	$1,325	$1.05	14d	1	0.50mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	14d	1	0.65mi
3320 Hillis Rd Augusta, GA	4.0	3.0	1788	$1,850	$1.03	14d	1	0.71mi
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	44d	1	0.72mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	44d	1	0.80mi
2707 Gardenbrook Ct Augusta, GA	3.0	2.0	1728	$1,606	$0.93	44d	1	0.81mi
2631 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,430	$1.02	14d	1	1.07mi
2609 Dublin Dr Augusta, GA	3.0	2.0	1400	$1,395	$1.00	14d	1	1.17mi
2524 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,700	$1.21	44d	1	1.18mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	44d	1	1.25mi
2727 Barclay St Hephzibah, GA	4.0	2.0	1430	$1,234	$0.86	44d	1	1.27mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	44d	1	1.32mi
2612 Lumpkin Rd Augusta, GA	3.0	1.5	1614	$1,450	$0.90	44d	1	1.33mi
2604 Edmonton Ct Hephzibah, GA	3.0	2.0	1343	$1,190	$0.89	14d	1	1.42mi
3528 Woodlake Rd Hephzibah, GA	3.0	2.0	1276	$1,400	$1.10	14d	1	1.50mi

Listing history 7 events

1. 2026-05-08
   listed $149,900 New 833-char remark
2. 2022-01-21
   soldstatus $100,000
3. 2007-12-17
   soldstatus $55,000 80-char remark

   Show marketing remark (80 chars)

   Brick ranch, some cosmetic work needed, room addition partially complete, fenced

4. 2007-12-17
   soldstatus $55,000

   Show marketing remark (80 chars)

   Brick ranch, some cosmetic work needed, room addition partially complete, fenced

5. 2007-09-27
   listed $62,900 80-char remark

   Show marketing remark (80 chars)

   Brick ranch, some cosmetic work needed, room addition partially complete, fenced

6. 2007-09-27
   listed $62,900

   Show marketing remark (80 chars)

   Brick ranch, some cosmetic work needed, room addition partially complete, fenced

7. 1996-01-26
   soldstatus $59,900

ⓘ 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: $1,786 · $149/mo
• Projected year-2 tax: $1,786 · $149/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $18,416
• − Mortgage interest: −$8,397
• − Property taxes: −$1,786
• − Insurance: −$750
• − Repairs & maintenance: −$1,473
• − Management: −$1,473
• − Depreciation: −$4,361
• Taxable income: $176
• Est. tax owed @ 24.0%: −$42
• After-tax cash flow: $2,537/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

+150.3% since first listed

8 events — show timeline

• 2026-05-28 Pending — GAMLS
• 2026-05-08 Listed $149,900 GAMLS
• 2022-01-21 Sold (Public Records) $100,000 Public Records
• 2007-12-17 Sold (MLS) $55,000 Hive MLS
• 2007-12-17 Sold (MLS) $55,000 Hive MLS
• 2007-09-27 Listed $62,900 Hive MLS
• 2007-09-27 Listed $62,900 Hive MLS
• 1996-01-26 Sold (Public Records) $59,900 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,786 · +1.9% YoY. Source: county tax records.