349 Crooked Pine Drive Plan · Evans, GA 30907

$164,995

3 bd · 2.0 ba · 1,404 sqft · Manufactured · 33 Days on market

Good condition Est $166k · at est.

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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 +20.1/30.0
• ARV discount +7.7/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Schools +4.5/10.0
• Condition / age +4.0/5.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

COMING SOON AT WYMBERLY! Charming 3 Bedroom 2 Bath home with a beautiful modern farmhouse feel featuring white cabinets and matching countertops. Enjoy an open, airy layout you'll love coming home to. This one won't last long and is our most popular floor plan. Call and schedule your appointment to see this home today. Weekends available!

Key facts

• Listed 33 days

Property features AI

Finance

• Financial info: List price $164,995

Exterior

• Home design: Plan home (349 Crooked Pine Drive)
• Construction: Living area approximately 1404
• Exterior features: Located at 4600 Columbia Rd, Martinez GA 30907

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 bathrooms (full)
• Interior features: Open living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 33 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.

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 $160,045 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.36%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $165,672
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4714 Wymberly Dr	0.19mi	3/2.0	1,288 (-8%)	8mo	$65,000	$50	70
307 Crooked Pine Dr	0.19mi	3/2.0	1,543 (+10%)	10mo	$182,500	$118	67

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: -10.1%
• Equity multiple: 0.64×
• Total profit: $-16,722
• Equity at exit: $24,601

10-year hold

• IRR: -3.6%
• Equity multiple: 0.78×
• Total profit: $-10,028
• Equity at exit: $14,266

Cash invested: $46,199 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $207

Break-even live

Break-even rent $1,443

Max offer price $164,995

Occupancy floor 83%

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: $41,249
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 25 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	0.59mi
4537 Shawnee Dr Augusta, GA	3.0	2.0	1534	$1,795	$1.17	23d	1	0.68mi
4680 Brookwood Ln Grovetown, GA	2.0	2.5	1192	$1,300	$1.09	13d	1	0.73mi
4724 Brookgreen Rd Augusta, GA	3.0	2.0	1798	$2,175	$1.21	13d	1	0.74mi
4460 Whisperwood Dr Augusta, GA	3.0	2.0	1388	$1,600	$1.15	23d	1	0.86mi
327 Oak Lake Dr Augusta, GA	3.0	2.0	1619	$1,600	$0.99	23d	1	0.86mi
807 Bell Springs Ct Grovetown, GA	3.0	2.5	1844	$1,900	$1.03	43d	1	0.90mi
336 Deerwood Ct Augusta, GA	3.0	1.5	1064	$1,525	$1.43	43d	1	1.04mi
157 Moss Creek Dr Augusta, GA	3.0	2.5	1818	$1,775	$0.98	23d	1	1.09mi
210 Foxdale Dr Evans, GA	3.0	2.0	1618	$1,745	$1.08	23d	1	1.22mi
210 Foxdale Dr Evans, GA	3.0	2.0	1618	$1,800	$1.11	43d	1	1.22mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	23d	1	1.22mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	43d	1	1.22mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	13d	1	1.29mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	43d	1	1.29mi
913 Cabot Cv Augusta, GA	3.0	2.5	1677	$1,895	$1.13	43d	1	1.33mi
4553 Hillside Dr Evans, GA	4.0	2.0	1474	$1,535	$1.04	43d	1	1.33mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	23d	1	1.33mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	43d	1	1.33mi
1447 Collins Dr Augusta, GA	3.0	2.5	1580	$1,790	$1.13	43d	1	1.37mi
1426 Collins Dr Augusta, GA	3.0	2.5	1551	$2,000	$1.29	23d	1	1.40mi
2414 Cox Rd Evans, GA	3.0	2.0	1404	$1,695	$1.21	21d	1	1.41mi
504 Vinings Dr Grovetown, GA	2.0	2.5	1439	$1,800	$1.25	43d	1	1.44mi
323 Crawford Mill Ln Grovetown, GA	2.0	2.5	1152	$1,495	$1.30	23d	1	1.46mi
1004 Leigh Lake Rd Grovetown, GA	3.0	2.5	1358	$1,700	$1.25	43d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $164,995 Active 33 DOM
2. 2026-06-17
   days on market $164,995 Active 32 DOM
3. 2026-06-16
   days on market $164,995 Active 31 DOM
4. 2026-06-15
   days on market $164,995 Active 30 DOM
5. 2026-06-14
   days on market $164,995 Active 28 DOM
6. 2026-06-13
   days on market $164,995 Active 27 DOM
7. 2026-06-10
   days on market $164,995 Active 25 DOM
8. 2026-06-09
   days on market $164,995 Active 24 DOM
9. 2026-06-08
   days on market $164,995 Active 23 DOM
10. 2026-06-07
    days on market $164,995 Active 22 DOM
11. 2026-06-03
    days on market $164,995 Active 18 DOM
12. 2026-06-02
    days on market $164,995 Active 17 DOM
13. 2026-06-01
    days on market $164,995 Active 16 DOM
14. 2026-05-31
    days on market $164,995 Active 15 DOM
15. 2026-05-30
    days on market $164,995 Active 14 DOM

ⓘ 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 · 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: $20,457
• − Mortgage interest: −$9,242
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − Depreciation: −$4,800
• Taxable loss: −$158
• Est. tax savings @ 24.0%: +$38
• After-tax cash flow: $2,516/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab

This charming 3-bedroom, 2-bath home in Evans, GA, offers a modern farmhouse feel with good condition and minimal repairs needed. Potential buyers and renters will appreciate the open layout and neutral paint, while updates like new flooring and smart home devices can significantly enhance its value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, attracting buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet with hardwood or tile — Hardwood or tile flooring is more durable and adds value ↑
• Both Install smart home devices — Smart home devices improve convenience and energy efficiency, attracting buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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