4755 Maple Spring Ct · Evans, GA 30907

$182,000

3 bd · 2.0 ba · 1,711 sqft · Other public records · 42 Days on market

Built 1982 0.36 ac lot $106/sqft · 33% below area Est $273k · 33% 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• 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

CHARMING WITH MANY EXTRAS, LAMINATE IN THE GREATROOM AND DINING ROOM, FIREPLACE, ROCKING CHAIR FRONT PORCH, NEW WINDOWS IN FRONT ROOMS, BEAUTIFUL INSIDE COLORS. GREAT LOCATION TO FT. GORDON. PRICE REDUCED.

Key facts

• 0.36 acre lot
• Built 1982
• Listed 42 days

Property features AI

Exterior

• Parking: Concrete parking pad
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels / 2 stories
• Construction: Brick and wood siding exterior; Composition roof; Crawl space foundation; Built as a residential single family home
• Exterior features: Patio; Front porch; Outbuilding; Lot features: see remarks; Lot dimensions approximately 85 x 181 x 80 x 181 (0.36 acres)

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: Total rooms: 6 (includes bedrooms and other living spaces)
• Flooring: Carpet; Vinyl; Ceramic tile; Hardwood; See remarks
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Electric heating; Natural gas heating; Fireplace(s)
• Interior features: Walk-in closets; Window coverings; See remarks (additional interior details)
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $182k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $178k (2.2% below list).
• Recommended offer: $177k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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.
• Zoned schools: Columbia Middle School (math 37% / reading 48%, grade D-, #122 of 470 statewide, top 26%, 993 students, 33% FRL); Evans High School (math 12% / reading 31%, grade F, #218 of 424 statewide, top 53%, 1,887 students, 30% FRL).
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 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); 336 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $1k of loan paydown is wiped out by about $5k 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 42 days — a 3% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 17 sale attempts since 24y ago; this cycle's ask has dropped $53k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 40% 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; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,540 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. 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?
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: 0.98% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.50%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $272,808
• List price: $182,000
• Delta: -33.29%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-23,292
• Equity at exit: $27,137

10-year hold

• IRR: -7.1%
• Equity multiple: 0.59×
• Total profit: $-21,031
• Equity at exit: $15,736

Cash invested: $50,960 (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: 336
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,780 high
• Mortgage (P&I): −$954
• Tax est. 1.5%: −$228 /mo · $2,730/yr
• Insurance: −$76
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $149

Break-even live

Break-even rent $1,592

Max offer price $182,000

Occupancy floor 87%

Sensitivity live

Price	-10% $275	-5% $212	+0% $149	+5% $86	+10% $23
Rent	-10% $8	-5% $79	+0% $149	+5% $219	+10% $289
Rate	-1.0pp $240	-0.5pp $195	base $149	+0.5pp $102	+1.0pp $54

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: $45,500
• Closing costs: $5,460
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4680 Brookwood Ln Grovetown, GA	2.0	2.5	1192	$1,300	$1.09	16d	1	0.26mi
807 Bell Springs Ct Grovetown, GA	3.0	2.5	1844	$1,900	$1.03	46d	1	0.57mi
299 Ashbrook Dr Augusta, GA	4.0	2.5	2080	$2,295	$1.10	46d	1	0.64mi
4724 Brookgreen Rd Augusta, GA	3.0	2.0	1798	$2,175	$1.21	16d	1	0.65mi
303 Meadowlake Dr Martinez, GA	3.0	2.0	1951	$1,700	$0.87	16d	1	0.77mi
4537 Shawnee Dr Augusta, GA	3.0	2.0	1534	$1,795	$1.17	26d	1	1.01mi
327 Oak Lake Dr Augusta, GA	3.0	2.0	1619	$1,600	$0.99	26d	1	1.02mi
4565 Rockdale Ct Augusta, GA	4.0	3.0	1886	$1,900	$1.01	46d	1	1.04mi
4565 Rockdale Ct Augusta, GA	4.0	3.0	1886	$1,900	$1.01	26d	1	1.04mi
109 Highview Dr Augusta, GA	4.0	2.0	1675	$1,600	$0.96	16d	1	1.05mi
2173 Sinclair Dr Unit SC56 Grovetown, GA	3.0	3.0	2052	$2,475	$1.21	46d	1	1.10mi
504 Vinings Dr Grovetown, GA	2.0	2.5	1439	$1,800	$1.25	46d	1	1.11mi
1004 Leigh Lake Rd Grovetown, GA	3.0	2.5	1358	$1,700	$1.25	46d	1	1.12mi
4460 Whisperwood Dr Augusta, GA	3.0	2.0	1388	$1,600	$1.15	26d	1	1.29mi
336 Deerwood Ct Augusta, GA	3.0	1.5	1064	$1,525	$1.43	46d	1	1.34mi
210 Foxdale Dr Evans, GA	3.0	2.0	1618	$1,745	$1.08	26d	1	1.45mi
210 Foxdale Dr Evans, GA	3.0	2.0	1618	$1,800	$1.11	46d	1	1.45mi
323 Crawford Mill Ln Grovetown, GA	2.0	2.5	1152	$1,495	$1.30	26d	1	1.48mi

Listing history 50 events

1. 2026-06-23
   days on market $182,000 Active 42 DOM
2. 2026-06-22
   remarks 556-char remark
3. 2026-06-22
   pricedays on market $182,000 Active 41 DOM
4. 2026-06-18
   days on market $192,000 Active 38 DOM
5. 2026-06-17
   days on market $192,000 Active 37 DOM
6. 2026-06-16
   statusdays on market $192,000 Active 36 DOM
7. 2026-06-15
   days on market $192,000 Active Under Contract 35 DOM
8. 2026-06-14
   days on market $192,000 Active Under Contract 33 DOM
9. 2026-06-13
   days on market $192,000 Active Under Contract 32 DOM
10. 2026-06-10
    days on market $192,000 Active Under Contract 30 DOM
11. 2026-06-09
    days on market $192,000 Active Under Contract 29 DOM
12. 2026-06-08
    days on market $192,000 Active Under Contract 28 DOM
13. 2026-06-07
    days on market $192,000 Active Under Contract 27 DOM
14. 2026-06-03
    days on market $192,000 Active Under Contract 23 DOM
15. 2026-06-02
    days on market $192,000 Active Under Contract 22 DOM
16. 2026-06-01
    days on market $192,000 Active Under Contract 21 DOM
17. 2026-05-31
    days on market $192,000 Active Under Contract 20 DOM
18. 2026-05-30
    days on market $192,000 Active Under Contract 19 DOM
19. 2026-05-13
    price $192,000 544-char remark
20. 2026-05-11
    historical
21. 2026-04-20
    price $202,000
22. 2026-03-17
    price $212,500
23. 2026-02-13
    price $223,500

    Show marketing remark (205 chars)

    CHARMING WITH MANY EXTRAS, LAMINATE IN THE GREATROOM AND DINING ROOM, FIREPLACE, ROCKING CHAIR FRONT PORCH, NEW WINDOWS IN FRONT ROOMS, BEAUTIFUL INSIDE COLORS. GREAT LOCATION TO FT. GORDON. PRICE REDUCED.

24. 2026-02-13
    price $129,900

    Show marketing remark (205 chars)

    CHARMING WITH MANY EXTRAS, LAMINATE IN THE GREATROOM AND DINING ROOM, FIREPLACE, ROCKING CHAIR FRONT PORCH, NEW WINDOWS IN FRONT ROOMS, BEAUTIFUL INSIDE COLORS. GREAT LOCATION TO FT. GORDON. PRICE REDUCED.

25. 2026-02-13
    price $109,900

    Show marketing remark (205 chars)

    CHARMING WITH MANY EXTRAS, LAMINATE IN THE GREATROOM AND DINING ROOM, FIREPLACE, ROCKING CHAIR FRONT PORCH, NEW WINDOWS IN FRONT ROOMS, BEAUTIFUL INSIDE COLORS. GREAT LOCATION TO FT. GORDON. PRICE REDUCED.

26. 2026-01-13
    listed $235,000 Active
27. 2026-01-12
    listed $202,000 Active 544-char remark
28. 2025-02-28
    historical
29. 2025-02-28
    historical
30. 2024-09-19
    listed $238,000
31. 2024-09-19
    listed $238,000
32. 2023-03-24
    soldstatus $129,900

    Show marketing remark (205 chars)

    CHARMING WITH MANY EXTRAS, LAMINATE IN THE GREATROOM AND DINING ROOM, FIREPLACE, ROCKING CHAIR FRONT PORCH, NEW WINDOWS IN FRONT ROOMS, BEAUTIFUL INSIDE COLORS. GREAT LOCATION TO FT. GORDON. PRICE REDUCED.

33. 2023-02-23
    listed $299,000

    Show marketing remark (205 chars)

    CHARMING WITH MANY EXTRAS, LAMINATE IN THE GREATROOM AND DINING ROOM, FIREPLACE, ROCKING CHAIR FRONT PORCH, NEW WINDOWS IN FRONT ROOMS, BEAUTIFUL INSIDE COLORS. GREAT LOCATION TO FT. GORDON. PRICE REDUCED.

34. 2022-12-07
    soldstatus $229,900
35. 2022-12-05
    soldstatus $229,900
36. 2022-12-05
    soldstatus $229,900
37. 2022-08-04
    listed $229,900
38. 2022-08-04
    listed $229,900
39. 2021-04-29
    soldstatus $109,900
40. 2021-01-04
    listed $140,000
41. 2019-07-16
    soldstatus $167,400
42. 2019-07-08
    soldstatus $167,400
43. 2019-07-08
    soldstatus $167,400
44. 2019-05-10
    listed $164,900
45. 2019-05-10
    listed $164,900
46. 2018-01-04
    soldstatus $150,000
47. 2017-12-29
    soldstatus $150,000
48. 2017-12-29
    soldstatus $150,000
49. 2017-08-22
    listed $155,000
50. 2017-08-22
    listed $155,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,366
• − Mortgage interest: −$10,195
• − Property taxes: −$2,730
• − Insurance: −$910
• − Repairs & maintenance: −$1,709
• − Management: −$1,709
• − Depreciation: −$5,295
• Taxable loss: −$1,182
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $2,070/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

+198.0% since first listed

50 events — show timeline

• 2026-06-16 Relisted — Hive MLS
• 2026-05-27 Contingent — Hive MLS
• 2026-05-13 Price Changed $192,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-20 Price Changed $202,000 Hive MLS
• 2026-03-17 Price Changed $212,500 Hive MLS
• 2026-02-13 Price Changed $223,500 Hive MLS
• 2026-02-13 Price Changed $129,900 Hive MLS
• 2026-02-13 Price Changed $109,900 Hive MLS
• 2026-01-13 Listed $235,000 Hive MLS
• 2026-01-12 Listed $202,000 Hive MLS
• 2025-02-28 Listing Removed — Hive MLS
• 2025-02-28 Listing Removed — Hive MLS
• 2024-09-19 Listed $238,000 Hive MLS
• 2024-09-19 Listed $238,000 Hive MLS
• 2023-03-24 Sold (MLS) $129,900 Hive MLS
• 2023-02-23 Listed $299,000 Hive MLS
• 2022-12-07 Sold (Public Records) $229,900 Public Records
• 2022-12-05 Sold (MLS) $229,900 Hive MLS
• 2022-12-05 Sold (MLS) $229,900 Hive MLS
• 2022-08-04 Listed $229,900 Hive MLS
• 2022-08-04 Listed $229,900 Hive MLS
• 2021-04-29 Sold (MLS) $109,900 Hive MLS
• 2021-01-04 Listed $140,000 Hive MLS
• 2019-07-16 Sold (Public Records) $167,400 Public Records
• 2019-07-08 Sold (MLS) $167,400 Hive MLS
• 2019-07-08 Sold (MLS) $167,400 Hive MLS
• 2019-05-10 Listed $164,900 Hive MLS
• 2019-05-10 Listed $164,900 Hive MLS
• 2018-01-04 Sold (Public Records) $150,000 Public Records
• 2017-12-29 Sold (MLS) $150,000 Hive MLS
• 2017-12-29 Sold (MLS) $150,000 Hive MLS
• 2017-08-22 Listed $155,000 Hive MLS
• 2017-08-22 Listed $155,000 Hive MLS
• 2007-11-05 Sold (Public Records) $129,900 Public Records
• 2007-10-30 Sold (MLS) $129,900 Hive MLS
• 2007-10-30 Sold (MLS) $129,900 Hive MLS
• 2007-04-25 Listed $129,900 Hive MLS
• 2004-04-21 Sold (Public Records) $109,900 Public Records
• 2004-04-21 Sold (MLS) $109,900 Hive MLS
• 2004-04-21 Sold (MLS) $109,900 Hive MLS
• 2003-10-06 Listed $109,900 Hive MLS
• 2002-03-19 Listed $86,900 Hive MLS
• 2002-03-19 Listed $86,900 Hive MLS
• 1998-03-04 Sold (Public Records) $100,000 Public Records
• 1998-01-29 Sold (Public Records) $82,000 Public Records
• 1988-12-01 Sold (Public Records) $78,783 Public Records
• 1988-12-01 Sold (Public Records) $79,268 Public Records
• 1987-09-01 Sold (Public Records) $82,900 Public Records
• 1985-07-01 Sold (Public Records) $64,430 Public Records

Property tax history

-24.4%/yr

Latest (2025): $60 · +0.0% YoY. Source: county tax records.