343 Crooked Pine Drive Plan · Evans, GA 30907

$165,995

2 bd · 2.0 ba · 1,430 sqft · Manufactured · 33 Days on market

Good condition Est $169k · 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 +18.2/30.0
• ARV discount +8.2/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• 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

NEW HOME NOW AVAILABLE! Enjoy relaxed retirement living in this beautiful new 2 Bedroom 2 1/2 bath home located in our active 55+ golf cart community in Martinez, Georgia! This thoughtfully designed home features open-concept floorplan, spacious kitchen with modern finishes, large primary suite, covered porch, carport, storage shed, and plenty of natural light throughout. With all kitchen appliances included, central A/C, laundry room, and low-maintenance living, this home is designed for comfort and convenience. Live the lifestyle you deserve at Wymberly! Schedule your tour today!

Key facts

• Covered porch
• Spacious kitchen
• Natural light

Tags

• OPEN-CONCEPT FLOORPLAN
• SPACIOUS KITCHEN
• COVERED PORCH
• STORAGE SHED
• NATURAL LIGHT
• KITCHEN APPLIANCES INCLUDED

Property features AI

Finance

• Financial info: List price $165,995

Exterior

• Home design: Single-family plan at 343 Crooked Pine Drive, Martinez
• Exterior features: Living area 1430

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 2 bathrooms
• Interior features: Plan home (new construction plan)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $166k. Condition is rated good.

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 $164k (1.2% below list).
• Recommended offer: $161k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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; 23 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; 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 ($161k) 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 $161,015 (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: 0.99% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $168,740
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
307 Crooked Pine Dr	0.19mi	3/2.0 (+1)	1,543 (+8%)	10mo	$182,500	$118	65
4714 Wymberly Dr	0.19mi	3/2.0 (+1)	1,288 (-10%)	8mo	$65,000	$50	63

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: -12.4%
• Equity multiple: 0.56×
• Total profit: $-20,454
• Equity at exit: $24,750

10-year hold

• IRR: -6.4%
• Equity multiple: 0.62×
• Total profit: $-17,557
• Equity at exit: $14,352

Cash invested: $46,479 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$870
• Tax est. 1.5%: −$207 /mo · $2,490/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $149

Break-even live

Break-even rent $1,452

Max offer price $165,995

Occupancy floor 86%

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: $41,499
• Closing costs: $4,980
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
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	14d	1	0.73mi
4724 Brookgreen Rd Augusta, GA	3.0	2.0	1798	$2,175	$1.21	14d	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	44d	1	0.90mi
336 Deerwood Ct Augusta, GA	3.0	1.5	1064	$1,525	$1.43	44d	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	$1,800	$1.11	44d	1	1.22mi
210 Foxdale Dr Evans, GA	3.0	2.0	1618	$1,745	$1.08	23d	1	1.22mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	44d	1	1.22mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	23d	1	1.22mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	14d	1	1.29mi
4116 Melrose Dr Augusta, GA	3.0	2.0	1220	$1,450	$1.19	44d	1	1.29mi
913 Cabot Cv Augusta, GA	3.0	2.5	1677	$1,895	$1.13	44d	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	44d	1	1.33mi
1447 Collins Dr Augusta, GA	3.0	2.5	1580	$1,790	$1.13	44d	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	44d	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	44d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $165,995 Active 33 DOM
2. 2026-06-17
   days on market $165,995 Active 32 DOM
3. 2026-06-16
   days on market $165,995 Active 31 DOM
4. 2026-06-15
   days on market $165,995 Active 30 DOM
5. 2026-06-14
   days on market $165,995 Active 28 DOM
6. 2026-06-13
   days on market $165,995 Active 27 DOM
7. 2026-06-10
   days on market $165,995 Active 25 DOM
8. 2026-06-09
   days on market $165,995 Active 24 DOM
9. 2026-06-08
   days on market $165,995 Active 23 DOM
10. 2026-06-07
    days on market $165,995 Active 22 DOM
11. 2026-06-03
    days on market $165,995 Active 18 DOM
12. 2026-06-02
    days on market $165,995 Active 17 DOM
13. 2026-06-01
    days on market $165,995 Active 16 DOM
14. 2026-05-31
    days on market $165,995 Active 15 DOM
15. 2026-05-30
    days on market $165,995 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: $19,683
• − Mortgage interest: −$9,298
• − Property taxes: −$2,490
• − Insurance: −$830
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$4,829
• Taxable loss: −$914
• Est. tax savings @ 24.0%: +$219
• After-tax cash flow: $2,003/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 move-in-ready manufactured home in a 55+ community offers a good condition with modern finishes and central A/C, making it an attractive option for both resale and rental.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace carpet with hardwood or tile — Improves aesthetics and is easier to maintain
• Both Install smart home devices — Enhances convenience and adds modern appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood or tile — Improves aesthetics and is easier to maintain ↑
• Both Install smart home devices — Enhances convenience and adds modern appeal ↑

ⓘ 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