2862 Glenn Hills Cir · Augusta-Richmond County consolidated government (balance), GA 30906

$129,999

4 bd · 1.5 ba · 1,427 sqft · SingleFamily public records · 16 Days on market

Built 1978 8,276 sqft lot $91/sqft · 17% below area Est $157k · 17% under

---

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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +6.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Immaculate! Easy maintenance rambler within 15 mins of Ft. Gordon and the mall. Immediate access to Bobby Jones Expressway and virtually any point in the county. Fresh paint and newer carpet make this home ideal for the growing family.

Key facts

• Storage building
• Carport
• Sunroom

Tags

• SUNROOM
• CARPORT
• STORAGE BUILDING
• FENCED BACKYARD

Property features AI

Finance

• Other: Property type: Residential; Property subtype: Single Family Residence; Zoning: R-1B
• HOA & community: Street lights

Exterior

• Parking: Attached garage (1 space); Carport; Concrete parking surface; Total parking spaces: 1
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Entry level: 1; Has a view
• Construction: Concrete and brick construction; Slab foundation; Composition roof; Built on one level
• Exterior features: Covered front porch; Storm doors; Fenced yard; Outbuilding; Landscaped

Interior

• Kitchen: Built-in electric oven; Refrigerator; Gas water heater
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning; Ceiling fans; Multiple cooling units
• Interior features: Eat-in kitchen; Window coverings
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 C — 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: Glenn Hills Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 393 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 4% at this address vs 16% district-wide (-12 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 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

• It's been on market 16 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $130k implies a 383% gain — meaningful room to come down on a strong offer.

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 $128,049 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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: 1.11% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.15%
• DSCR: 1.45
• GRM: 7.5

CMA / ARV

• ARV (median comp): $157,442
• List price: $129,999
• Delta: -17.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2727 Glenn Hills Dr	0.40mi	4/1.5	1,400 (-2%)	6mo	$130,000	$93	73
2847 Glenn Hills Cir	0.17mi	4/2.0	1,590 (+11%)	1mo	$215,000	$135	71
3128 Bellemeade Dr	0.45mi	3/2.0 (-1)	1,400 (-2%)	5mo	$177,000	$126	65
2811 Glenn Hills Dr	0.32mi	3/2.0 (-1)	1,608 (+13%)	2mo	$158,500	$99	55
2048 Signal Hill Ct Lot 27	0.55mi	3/2.0 (-1)	1,256 (-12%)	1mo	$246,930	$197	46
2059 Signal Hill Ct	0.51mi	3/2.0 (-1)	1,256 (-12%)	3mo	$245,930	$196	46
2064 Signal Hill Ct	0.50mi	3/2.0 (-1)	1,256 (-12%)	4mo	$262,864	$209	46
2040 Signal Hill Ct	0.56mi	3/2.0 (-1)	1,256 (-12%)	3mo	$247,430	$197	44
2056 Signal Hill Ct	0.53mi	3/2.0 (-1)	1,256 (-12%)	5mo	$251,873	$201	44
1048 Richland Crk Dr	0.63mi	3/2.0 (-1)	1,256 (-12%)	4mo	$245,430	$195	40
1049 Richland Creek Dr	0.65mi	3/2.0 (-1)	1,256 (-12%)	6mo	$246,500	$196	38
1033 Richland Creek Dr	0.69mi	3/2.0 (-1)	1,256 (-12%)	6mo	$246,500	$196	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-5,707
• Equity at exit: $19,383

10-year hold

• IRR: 1.7%
• Equity multiple: 1.11×
• Total profit: $3,840
• Equity at exit: $11,240

Cash invested: $36,400 (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 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 364
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,446 high
• Mortgage (P&I): −$682
• Tax from tax record: −$98 /mo · $1,179/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $308

Break-even live

Break-even rent $1,056

Max offer price $129,999

Occupancy floor 74%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2830 Lumpkin Rd Unit A Augusta, GA	3.0	1.5	1000	$900	$0.90	23d	1	0.11mi
3309 Tate Rd Augusta, GA	3.0	2.0	1796	$1,500	$0.84	43d	1	0.45mi
2612 Lumpkin Rd Augusta, GA	3.0	1.5	1614	$1,450	$0.90	43d	1	0.64mi
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	43d	1	1.03mi
3412 Kensington Dr N Augusta, GA	3.0	2.0	1225	$1,350	$1.10	23d	1	1.13mi
3320 Hillis Rd Augusta, GA	4.0	3.0	1788	$1,850	$1.03	14d	1	1.14mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	43d	1	1.15mi
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$1,125	$1.05	23d	6	1.28mi
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	23d	1	1.42mi

Listing history 11 events

1. 2026-05-11
   historical
2. 2026-04-22
   price $134,999
3. 2026-03-24
   price $137,500
4. 2026-03-11
   price $144,999
5. 2026-02-24
   price $148,500
6. 2025-11-05
   listed $149,999 Active
7. 2025-11-05
   listed $134,999 Active 534-char remark
8. 2012-05-17
   soldstatus $26,900

   Show marketing remark (235 chars)

   Immaculate! Easy maintenance rambler within 15 mins of Ft. Gordon and the mall. Immediate access to Bobby Jones Expressway and virtually any point in the county. Fresh paint and newer carpet make this home ideal for the growing family.

9. 2012-05-17
   soldstatus $26,900

   Show marketing remark (235 chars)

   Immaculate! Easy maintenance rambler within 15 mins of Ft. Gordon and the mall. Immediate access to Bobby Jones Expressway and virtually any point in the county. Fresh paint and newer carpet make this home ideal for the growing family.

10. 2012-02-29
    listed $26,999

    Show marketing remark (235 chars)

    Immaculate! Easy maintenance rambler within 15 mins of Ft. Gordon and the mall. Immediate access to Bobby Jones Expressway and virtually any point in the county. Fresh paint and newer carpet make this home ideal for the growing family.

11. 2012-02-29
    listed $26,999

    Show marketing remark (235 chars)

    Immaculate! Easy maintenance rambler within 15 mins of Ft. Gordon and the mall. Immediate access to Bobby Jones Expressway and virtually any point in the county. Fresh paint and newer carpet make this home ideal for the growing family.

ⓘ 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: $1,179 · $98/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$17/yr (+$1/mo · 1.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°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 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,348
• − Mortgage interest: −$7,282
• − Property taxes: −$1,179
• − Insurance: −$650
• − Repairs & maintenance: −$1,388
• − Management: −$1,388
• − Depreciation: −$3,782
• Taxable income: $1,680
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $3,292/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): 60,423
• Household income: $45,999
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3363.0

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 (64%)
• Race & ethnicity: Black 64% White 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 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: ▼ -58.99%
• Current HPI: 213.5733
• Rent YoY: ▼ -0.25%
• 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

+381.5% since first listed

13 events — show timeline

• 2026-05-27 Pending — Hive MLS
• 2026-05-20 Price Changed $129,999 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-22 Price Changed $134,999 Hive MLS
• 2026-03-24 Price Changed $137,500 Hive MLS
• 2026-03-11 Price Changed $144,999 Hive MLS
• 2026-02-24 Price Changed $148,500 Hive MLS
• 2025-11-05 Listed $149,999 Hive MLS
• 2025-11-05 Listed $134,999 Hive MLS
• 2012-05-17 Sold (MLS) $26,900 Hive MLS
• 2012-05-17 Sold (MLS) $26,900 Hive MLS
• 2012-02-29 Listed $26,999 Hive MLS
• 2012-02-29 Listed $26,999 Hive MLS

Property tax history

+0.8%/yr

Latest (2025): $1,179 · -17.4% YoY. Source: county tax records.