3004 Green Forest Dr · Augusta-Richmond County consolidated government (balance), GA 30815

$120,000

3 bd · 1.5 ba · 1,112 sqft · SingleFamily public records

Built 1877 8,712 sqft lot Est $156k · 23% under

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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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home. 3 bedroom 1.5 baths.

Key facts

• 8,712 sq ft lot
• Built 1877

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 10.3% 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 B — 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); Hephzibah Middle School (math 12% / reading 21%, grade F, #388 of 470 statewide, top 83%, 517 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 (-0.7%/yr); 359 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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 $77k; list at $120k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1877 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 62% 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 $120,000

Questions for the listing agent

1. Built in 1877 — 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: 1.28% ✓
• Cap rate: 10.26%
• Cash-on-cash: 14.19%
• DSCR: 1.63
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $155,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3004 Green Forest Dr	0.00mi	3/1.5	1,112 (0%)	0mo	$112,000	$101	100
2914 Butler Manor Dr	0.10mi	3/1.5	1,100 (-1%)	6mo	$100,000	$91	89
3019 Mistletoe Ave	0.16mi	3/2.0	1,026 (-8%)	1mo	$180,000	$175	77
3026 Mistletoe Ave	0.19mi	3/2.0	1,066 (-4%)	7mo	$160,000	$150	77
3516 Windermere Dr	0.43mi	3/1.5	1,093 (-2%)	2mo	$150,000	$137	76
3018 Shady Ln	0.11mi	3/2.0	1,234 (+11%)	1mo	$169,000	$137	74
3425 Knollcrest Rd	0.20mi	3/2.0	1,232 (+11%)	2mo	$173,000	$140	69
3524 Edgeworth Dr	0.49mi	3/2.0	1,100 (-1%)	6mo	$165,000	$150	68
2912 Butler Manor Dr	0.12mi	3/1.5	1,274 (+15%)	5mo	$80,000	$63	66
2812 Bennington Dr	0.61mi	3/2.0	1,048 (-6%)	2mo	$160,000	$153	58
2818 Cranbrook Dr	0.66mi	3/2.0	1,227 (+10%)	6mo	$175,000	$143	45
3625 Meadowgrove Dr	0.75mi	3/1.5	1,260 (+13%)	3mo	$68,000	$54	40

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: 1.1%
• Equity multiple: 1.04×
• Total profit: $1,362
• Equity at exit: $17,892

10-year hold

• IRR: 7.5%
• Equity multiple: 1.49×
• Total profit: $16,411
• Equity at exit: $10,375

Cash invested: $33,600 (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 30815

• Home prices YoY: -24.2%
• Rents YoY: -0.7%
• Active inventory: 359
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,538 high
• Mortgage (P&I): −$629
• Tax from tax record: −$138 /mo · $1,658/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $397

Break-even live

Break-even rent $1,035

Max offer price $120,000

Occupancy floor 69%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2834 Brentway Dr Hephzibah, GA	3.0	2.0	1475	$1,600	$1.08	43d	1	0.36mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	43d	1	0.41mi
3524 Edgeworth Dr Hephzibah, GA	3.0	2.0	1200	$1,295	$1.08	23d	1	0.49mi
3543 Windermere Dr Hephzibah, GA	4.0	2.0	1394	$1,550	$1.11	43d	1	0.63mi
3543 Windermere Dr Hephzibah, GA	4.0	2.0	1394	$1,550	$1.11	23d	1	0.63mi
3613 Alene Cir Augusta, GA	3.0	2.0	1260	$1,325	$1.05	14d	1	0.68mi
2727 Barclay St Hephzibah, GA	4.0	2.0	1430	$1,234	$0.86	43d	1	0.71mi
3001 Alene Ct Augusta, GA	4.0	2.0	1288	$1,631	$1.27	23d	1	0.72mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	43d	1	0.86mi
1010 Horizon Ridge Dr Hephzibah, GA	1.0–3.0	1.0–2.0	936	$1,196	$1.28	14d	1	0.88mi
2817 Ridgecrest Dr Hephzibah, GA	4.0	2.0	1257	$1,495	$1.19	43d	1	0.89mi
2631 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,430	$1.02	14d	1	0.92mi
2609 Dublin Dr Augusta, GA	3.0	2.0	1400	$1,395	$1.00	14d	1	1.05mi
2604 Edmonton Ct Hephzibah, GA	3.0	2.0	1343	$1,190	$0.89	14d	1	1.11mi
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	23d	1	1.18mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1377	$1,600	$1.16	23d	1	1.18mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1400	$1,600	$1.14	43d	1	1.18mi
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	43d	1	1.18mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	43d	1	1.19mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	23d	1	1.19mi
2524 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,700	$1.21	43d	1	1.19mi
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$970	$0.90	23d	6	1.28mi
2708 Blossom Dr Unit B Augusta, GA	2.0	1.5	896	$950	$1.06	43d	1	1.38mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	14d	1	1.45mi

Listing history 16 events

1. 2026-03-26
   status Pending
2. 2026-03-26
   historical
3. 2026-02-23
   status Pending
4. 2026-02-21
   status Active
5. 2026-02-20
   historical
6. 2026-01-23
   price $120,000
7. 2025-11-24
   historical
8. 2025-11-24
   historical
9. 2025-10-20
   listed $125,000 Active
10. 2025-10-20
    listed $120,000
11. 2017-10-20
    soldstatus $77,100
12. 2017-10-12
    soldstatus $77,040 40-char remark

    Show marketing remark (40 chars)

    Great starter home. 3 bedroom 1.5 baths.

13. 2017-10-12
    soldstatus $77,040

    Show marketing remark (40 chars)

    Great starter home. 3 bedroom 1.5 baths.

14. 2017-08-15
    listed $78,000 40-char remark

    Show marketing remark (40 chars)

    Great starter home. 3 bedroom 1.5 baths.

15. 2017-08-15
    listed $78,000

    Show marketing remark (40 chars)

    Great starter home. 3 bedroom 1.5 baths.

16. 1995-07-19
    soldstatus $37,286

ⓘ 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: $1,658 · $138/mo
• Projected year-2 tax: $1,658 · $138/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 6/10 Major FEMA zone X (unshaded) · 67% 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 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: $18,450
• − Mortgage interest: −$6,722
• − Property taxes: −$1,658
• − Insurance: −$600
• − Repairs & maintenance: −$1,476
• − Management: −$1,476
• − Depreciation: −$3,491
• Taxable income: $3,027
• Est. tax owed @ 24.0%: −$727
• After-tax cash flow: $4,040/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): 44,109
• Household income: $70,202
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 867.0

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 (62%)
• Race & ethnicity: Black 62% White 27% Two or more races 5% Hispanic / Latino 4%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Korean 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: ▼ -51.74%
• Current HPI: 162.4074
• Rent YoY: ▼ -0.71%
• 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

+221.8% since first listed

16 events — show timeline

• 2026-03-26 Pending — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-02-23 Pending — Hive MLS
• 2026-02-21 Relisted — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2026-01-23 Price Changed $120,000 Hive MLS
• 2025-11-24 Listing Removed — Hive MLS
• 2025-11-24 Listing Removed — Hive MLS
• 2025-10-20 Listed $120,000 Hive MLS
• 2025-10-20 Listed $125,000 Hive MLS
• 2017-10-20 Sold (Public Records) $77,100 Public Records
• 2017-10-12 Sold (MLS) $77,040 Hive MLS
• 2017-10-12 Sold (MLS) $77,040 Hive MLS
• 2017-08-15 Listed $78,000 Hive MLS
• 2017-08-15 Listed $78,000 Hive MLS
• 1995-07-19 Sold (Public Records) $37,286 Public Records

Property tax history

+3.2%/yr

Latest (2025): $1,658 · -9.1% YoY. Source: county tax records.