201 Sheri Dr · Evans, GA 30907

$69,900

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 36 Days on market

Built 1973 $52/sqft · 46% below area Est $130k · 46% under $51/mo HOA · 3% of rent

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT HOME PRICED TO SELL! ACTIVE ADULT COMMUNITY. GOLF COURSE, 3 FISHING LAKES, POOL, CLUBHOUSE AND MORE!

Key facts

• Community pool
• Remodeled home
• Garage

Tags

• REMODELED HOME
• OVERSIZED SCREENED PORCH
• COMMUNITY POOL

Property features AI

Finance

• Other: Directions: Take Columbia Rd from Augusta to Wymberly Subdivision; Subdivision: Wymberly
• Financial info: Land is leased with a monthly land lease of $611
• HOA & community: Homeowners association with amenities including clubhouse, gated access, golf course access, water, and sport court; Annual association fee of $611 (approx. $50.92/month); Community pool

Exterior

• Parking: Attached covered parking on concrete; Carport (1 space)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Underground utilities; Cable available
• Home design: Manufactured home; Single-story; Entry level: 1
• Construction: Composition roof; Aluminum siding; Vinyl siding; Brick veneer; Frame construction; Crawl space foundation; Built as a manufactured home
• Exterior features: Screened front porch; Storm door(s); Storage; Corner lot; Gentle sloping lot; Landscaped; Has view

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Microwave; Electric water heater
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric heating; Forced air
• Interior features: Entrance foyer; Ceiling fans; Storm windows; Window coverings; Unfurnished; Smoke detector(s)
• Laundry & utility: Washer; Dryer; Washer hookup; Laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $868 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.2% vs local median 3.8% in Evans — 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 77/100 on livability (#20 in GA, #3,058 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, commute F.
• 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.
• Market conditions: Rents rising (+1.1%/yr); 333 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $483 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $20k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 5 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 $40k; list at $70k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 2.43% ✓
• Cap rate: 21.19%
• Cash-on-cash: 53.20%
• DSCR: 3.37
• GRM: 3.4

CMA / ARV

• ARV (median comp): $129,652
• List price: $69,900
• Delta: -46.09%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Rona Ct	0.38mi	3/2.0	1,450 (+8%)	7mo	$236,000	$163	59
133 Highview Dr	0.33mi	3/2.0	1,510 (+12%)	3mo	$188,000	$125	58
150 Pinecone Pl	0.44mi	3/2.0	1,224 (-9%)	5mo	$240,000	$196	57
4750 Maple Spring Ct	0.62mi	3/2.0	1,390 (+3%)	6mo	$259,990	$187	56
135 Crawford Dr	0.52mi	3/2.0	1,466 (+9%)	5mo	$230,000	$157	52
4520 Shawnee Dr	0.73mi	3/2.0	1,404 (+4%)	4mo	$196,000	$140	51
4534 Oakley Pirkle Rd	0.68mi	3/2.0	1,404 (+4%)	8mo	$250,000	$178	50
104 Highview Dr	0.45mi	4/2.0 (+1)	1,496 (+11%)	2mo	$240,000	$160	50
124 Lisa Ct	0.59mi	3/2.0	1,492 (+11%)	11mo	$237,000	$159	41
4544 Oakley Pirkle Rd	0.63mi	3/2.0	1,468 (+9%)	13mo	$243,500	$166	41
209 Highview Way	0.47mi	3/2.0	1,532 (+14%)	13mo	$225,000	$147	40
4761 Maple Spring Ct	0.71mi	3/2.0	1,517 (+13%)	6mo	$260,000	$171	36

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: 49.1%
• Equity multiple: 3.08×
• Total profit: $40,800
• Equity at exit: $10,422

10-year hold

• IRR: 53.9%
• Equity multiple: 5.82×
• Total profit: $94,293
• Equity at exit: $6,044

Cash invested: $19,572 (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 30907

• Rents YoY: 1.1%
• Active inventory: 333
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$367
• Tax from tax record: −$30 /mo · $362/yr
• Insurance: −$29
• HOA: −$51
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $868

Break-even live

Break-even rent $604

Max offer price $69,900

Occupancy floor 44%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Highview Dr Augusta, GA	4.0	2.0	1675	$1,600	$0.96	13d	1	0.42mi
4537 Shawnee Dr Augusta, GA	3.0	2.0	1534	$1,795	$1.17	23d	1	0.64mi
4460 Whisperwood Dr Augusta, GA	3.0	2.0	1388	$1,600	$1.15	23d	1	0.68mi
4724 Brookgreen Rd Augusta, GA	3.0	2.0	1798	$2,175	$1.21	13d	1	0.88mi
327 Oak Lake Dr Augusta, GA	3.0	2.0	1619	$1,600	$0.99	23d	1	0.90mi
157 Moss Creek Dr Augusta, GA	3.0	2.5	1818	$1,775	$0.98	23d	1	0.91mi
4680 Brookwood Ln Grovetown, GA	2.0	2.5	1192	$1,300	$1.09	13d	1	0.91mi
336 Deerwood Ct Augusta, GA	3.0	1.5	1064	$1,525	$1.43	43d	1	1.01mi
807 Bell Springs Ct Grovetown, GA	3.0	2.5	1844	$1,900	$1.03	43d	1	1.04mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	23d	1	1.11mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	43d	1	1.11mi
210 Foxdale Dr Evans, GA	3.0	2.0	1618	$1,745	$1.08	23d	1	1.12mi
210 Foxdale Dr Evans, GA	3.0	2.0	1618	$1,800	$1.11	43d	1	1.12mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	13d	1	1.14mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	43d	1	1.14mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	23d	1	1.20mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	43d	1	1.20mi
4553 Hillside Dr Evans, GA	4.0	2.0	1474	$1,535	$1.04	43d	1	1.22mi
2414 Cox Rd Evans, GA	3.0	2.0	1404	$1,695	$1.21	21d	1	1.27mi
913 Cabot Cv Augusta, GA	3.0	2.5	1677	$1,895	$1.13	43d	1	1.33mi
1447 Collins Dr Augusta, GA	3.0	2.5	1580	$1,790	$1.13	43d	1	1.36mi
4082 Spencer St Augusta, GA	3.0	2.0	1600	$1,795	$1.12	43d	1	1.37mi
1426 Collins Dr Augusta, GA	3.0	2.5	1551	$2,000	$1.29	23d	1	1.39mi
4081 Melrose Dr Augusta, GA	3.0	2.0	1331	$1,731	$1.30	23d	1	1.40mi

HOA detail

• Monthly dues: $51 · $612/yr
• Likely covers: pool

Listing history 26 events

1. 2026-06-18
   days on market $69,900 Active 36 DOM
2. 2026-06-17
   days on market $69,900 Active 35 DOM
3. 2026-06-16
   days on market $69,900 Active 34 DOM
4. 2026-06-15
   days on market $69,900 Active 33 DOM
5. 2026-06-14
   days on market $69,900 Active 31 DOM
6. 2026-06-13
   days on market $69,900 Active 30 DOM
7. 2026-06-10
   days on market $69,900 Active 28 DOM
8. 2026-06-09
   days on market $69,900 Active 27 DOM
9. 2026-06-08
   days on market $69,900 Active 26 DOM
10. 2026-06-07
    days on market $69,900 Active 25 DOM
11. 2026-06-03
    days on market $69,900 Active 21 DOM
12. 2026-06-02
    days on market $69,900 Active 20 DOM
13. 2026-06-01
    days on market $69,900 Active 19 DOM
14. 2026-05-31
    days on market $69,900 Active 18 DOM
15. 2026-05-30
    days on market $69,900 Active 17 DOM
16. 2026-05-13
    listed $69,900 Active 412-char remark
17. 2026-02-13
    price $44,000 106-char remark

    Show marketing remark (106 chars)

    GREAT HOME PRICED TO SELL! ACTIVE ADULT COMMUNITY. GOLF COURSE, 3 FISHING LAKES, POOL, CLUBHOUSE AND MORE!

18. 2024-03-11
    historical 106-char remark

    Show marketing remark (106 chars)

    GREAT HOME PRICED TO SELL! ACTIVE ADULT COMMUNITY. GOLF COURSE, 3 FISHING LAKES, POOL, CLUBHOUSE AND MORE!

19. 2024-03-04
    listed $489,000 106-char remark

    Show marketing remark (106 chars)

    GREAT HOME PRICED TO SELL! ACTIVE ADULT COMMUNITY. GOLF COURSE, 3 FISHING LAKES, POOL, CLUBHOUSE AND MORE!

20. 2009-02-27
    soldstatus $40,500 Closed 106-char remark

    Show marketing remark (106 chars)

    GREAT HOME PRICED TO SELL! ACTIVE ADULT COMMUNITY. GOLF COURSE, 3 FISHING LAKES, POOL, CLUBHOUSE AND MORE!

21. 2009-02-27
    soldstatus $40,500

    Show marketing remark (106 chars)

    GREAT HOME PRICED TO SELL! ACTIVE ADULT COMMUNITY. GOLF COURSE, 3 FISHING LAKES, POOL, CLUBHOUSE AND MORE!

22. 2008-12-17
    listed $44,000

    Show marketing remark (106 chars)

    GREAT HOME PRICED TO SELL! ACTIVE ADULT COMMUNITY. GOLF COURSE, 3 FISHING LAKES, POOL, CLUBHOUSE AND MORE!

23. 2007-08-21
    soldstatus $38,000
24. 2007-08-21
    soldstatus $38,000
25. 2007-06-12
    listed $45,000
26. 2007-06-12
    listed $45,000

ⓘ 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: $362 · $30/mo
• Projected year-2 tax: $643 · $54/mo
• Expected delta: +$282/yr (+$23/mo · 77.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $20,423
• − Mortgage interest: −$3,915
• − Property taxes: −$362
• − Insurance: −$350
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − HOA: −$612
• − Depreciation: −$2,033
• Taxable income: $9,884
• Est. tax owed @ 24.0%: −$2,372
• After-tax cash flow: $8,041/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 — Evans

• Score: 77/100
• State rank: #20
• US rank: #3058

Category grades

Amenities D+ Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Columbia County · 154,184 people
• City population: 54,743
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 46,975
• Household income: $81,912
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 983.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Asian 7% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Vietnamese 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: ▼ -174.93%
• Current HPI: 233.5167
• Rent YoY: ▲ 1.12%
• 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

+55.3% since first listed

11 events — show timeline

• 2026-05-13 Listed $69,900 Hive MLS
• 2026-02-13 Price Changed $44,000 Hive MLS
• 2024-03-11 Listing Removed — Hive MLS
• 2024-03-04 Listed $489,000 Hive MLS
• 2009-02-27 Sold (MLS) $40,500 Hive MLS
• 2009-02-27 Sold (MLS) $40,500 Hive MLS
• 2008-12-17 Listed $44,000 Hive MLS
• 2007-08-21 Sold (MLS) $38,000 Hive MLS
• 2007-08-21 Sold (MLS) $38,000 Hive MLS
• 2007-06-12 Listed $45,000 Hive MLS
• 2007-06-12 Listed $45,000 Hive MLS

Property tax history

+3.7%/yr

Latest (2019): $362 · +8.0% YoY. Source: county tax records.