3823 Fairington Dr · Augusta-Richmond County consolidated government (balance), GA 30815

$169,900

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records

Built 1980 0.44 ac lot $123/sqft · 11% below area Est $190k · 11% under

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Why this score? — see what drove the D+ 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 +18.3/30.0
• ARV discount +12.3/15.0
• DSCR +5.8/10.0
• 1% rule +4.9/10.0
• 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

Back on the Market through no fault of the seller. All brick 3BR/2BA home offers a tranquil setting in Fairington subdivision in Hephzibah. Beautiful ranch style home has NEW windows, NEW dishwasher, roof approximately 5 years old, and Luxury Vinyl Flooring throughout main areas except tiled floors in bathrooms. Renovated kitchen includes quartz counters and butcher block counters, recessed lighting, (refrigerator and smaller refrigerator remain) and separate laundry room. Owner's suite is spacious with tub/shower combo and walk-in closet. Secondary and third bedrooms are served by the hallway bathroom that has shower/tub combo. Rocking chair front porch and covered back patio. Located on a large lot with fenced yard. Nearby schools and parks with Ft. Gordon 10 minutes away. Vacant and easy to show. Only: $165,000

Key facts

• 0.44 acre lot
• Built 1980

Property features AI

Finance

• Other: Residential property
• HOA & community: Street lights in community

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction; Composition roof; Slab foundation; Built in (year not provided)
• Exterior features: Porch; Fenced yard; Landscaped lot; Other lot features

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: 6 total rooms (room count provided)
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Central air; Ceiling fans
• Interior features: Eat-in kitchen; Window coverings
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $157 ($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 $168k (1.4% below list).
• Recommended offer: $168k (1.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 D — 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.
• Market conditions: Rents soft (-0.7%/yr); 371 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $1k of loan paydown is wiped out by about $5k 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.
• 7 sale attempts since 3y ago; this cycle's ask is 11617% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $167,566 (1.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.99% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.4

CMA / ARV

• ARV (median comp): $190,269
• List price: $169,900
• Delta: -10.71%
• 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
2640 Carrington Dr Dr	0.09mi	3/2.0	1,378 (-0%)	6mo	$180,000	$131	91
2636 Carrington Dr	0.10mi	3/2.0	1,425 (+3%)	3mo	$191,000	$134	88
3854 Fairington Dr	0.35mi	3/2.0	1,377 (-0%)	11mo	$189,000	$137	74
2642 Teakwood Dr	0.41mi	3/2.0	1,320 (-4%)	1mo	$92,000	$70	73
2609 Anthony Dejuan Parkway Pkwy	0.37mi	3/2.0	1,350 (-2%)	9mo	$198,000	$147	72
2682 Inverness Dr	0.47mi	3/2.0	1,459 (+6%)	6mo	$258,900	$177	63
2714 Inverness Dr	0.54mi	3/2.0	1,459 (+6%)	2mo	$259,900	$178	63
1505 Sandstone Lane Ln	0.37mi	3/2.0	1,491 (+8%)	12mo	$115,000	$77	60
1518 Sandstone Ln	0.30mi	3/2.0	1,546 (+12%)	11mo	$250,000	$162	57
2505 Hollington Dr	0.64mi	3/2.0	1,459 (+6%)	7mo	$255,900	$175	55
3703 Creek Ct	0.62mi	3/2.0	1,523 (+10%)	3mo	$209,900	$138	51
3863 Crest Dr	0.72mi	3/2.0	1,454 (+5%)	12mo	$209,000	$144	48

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: -13.5%
• Equity multiple: 0.53×
• Total profit: $-22,434
• Equity at exit: $25,333

10-year hold

• IRR: -10.2%
• Equity multiple: 0.46×
• Total profit: $-25,569
• Equity at exit: $14,690

Cash invested: $47,572 (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: 371
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,676 high
• Mortgage (P&I): −$891
• Tax from tax record: −$205 /mo · $2,463/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $157

Break-even live

Break-even rent $1,477

Max offer price $169,900

Occupancy floor 86%

Sensitivity live

Price	-10% $253	-5% $205	+0% $157	+5% $109	+10% $61
Rent	-10% $24	-5% $91	+0% $157	+5% $223	+10% $289
Rate	-1.0pp $242	-0.5pp $200	base $157	+0.5pp $113	+1.0pp $68

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3823 Fairington Dr Hephzibah, GA	3.0	2.0	1380	$1,450	$1.05	15d	1	0.02mi
2629 Anthony Dejuan Pkwy Hephzibah, GA	3.0	2.0	1392	$1,650	$1.19	45d	1	0.38mi
3462 Firestone Dr Hephzibah, GA	3.0	2.5	1435	$1,800	$1.25	24d	1	0.70mi
3881 Crest Dr Hephzibah, GA	3.0	2.0	1400	$1,595	$1.14	15d	1	0.74mi
3883 Crest Dr Hephzibah, GA	3.0	2.0	1380	$3,600	$2.61	15d	1	0.75mi
2614 Andorra Dr Hephzibah, GA	3.0	2.0	1622	$1,395	$0.86	45d	1	0.92mi
4235 Cap Chat St Hephzibah, GA	3.0	2.0	1300	$1,651	$1.27	45d	1	1.16mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1400	$1,600	$1.14	45d	1	1.25mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1377	$1,600	$1.16	24d	1	1.25mi
3013 Heron Ct Hephzibah, GA	3.0	2.0	1477	$1,785	$1.21	24d	1	1.49mi

Listing history 15 events

1. 2026-05-07
   status Pending
2. 2026-05-07
   historical 1348-char remark
3. 2026-05-06
   historical
4. 2026-04-30
   listed $169,900 Active
5. 2026-04-30
   listed $169,900 1348-char remark
6. 2024-03-21
   historical $1,350
7. 2024-02-28
   price $1,350
8. 2024-01-19
   listed $1,400
9. 2023-09-20
   soldstatus $160,000
10. 2023-09-15
    soldstatus $160,000

    Show marketing remark (826 chars)

    Back on the Market through no fault of the seller. All brick 3BR/2BA home offers a tranquil setting in Fairington subdivision in Hephzibah. Beautiful ranch style home has NEW windows, NEW dishwasher, roof approximately 5 years old, and Luxury Vinyl Flooring throughout main areas except tiled floors in bathrooms. Renovated kitchen includes quartz counters and butcher block counters, recessed lighting, (refrigerator and smaller refrigerator remain) and separate laundry room. Owner's suite is spacious with tub/shower combo and walk-in closet. Secondary and third bedrooms are served by the hallway bathroom that has shower/tub combo. Rocking chair front porch and covered back patio. Located on a large lot with fenced yard. Nearby schools and parks with Ft. Gordon 10 minutes away. Vacant and easy to show. Only: $165,000

11. 2023-09-15
    soldstatus $160,000

    Show marketing remark (826 chars)

    Back on the Market through no fault of the seller. All brick 3BR/2BA home offers a tranquil setting in Fairington subdivision in Hephzibah. Beautiful ranch style home has NEW windows, NEW dishwasher, roof approximately 5 years old, and Luxury Vinyl Flooring throughout main areas except tiled floors in bathrooms. Renovated kitchen includes quartz counters and butcher block counters, recessed lighting, (refrigerator and smaller refrigerator remain) and separate laundry room. Owner's suite is spacious with tub/shower combo and walk-in closet. Secondary and third bedrooms are served by the hallway bathroom that has shower/tub combo. Rocking chair front porch and covered back patio. Located on a large lot with fenced yard. Nearby schools and parks with Ft. Gordon 10 minutes away. Vacant and easy to show. Only: $165,000

12. 2023-07-12
    listed $165,000

    Show marketing remark (826 chars)

    Back on the Market through no fault of the seller. All brick 3BR/2BA home offers a tranquil setting in Fairington subdivision in Hephzibah. Beautiful ranch style home has NEW windows, NEW dishwasher, roof approximately 5 years old, and Luxury Vinyl Flooring throughout main areas except tiled floors in bathrooms. Renovated kitchen includes quartz counters and butcher block counters, recessed lighting, (refrigerator and smaller refrigerator remain) and separate laundry room. Owner's suite is spacious with tub/shower combo and walk-in closet. Secondary and third bedrooms are served by the hallway bathroom that has shower/tub combo. Rocking chair front porch and covered back patio. Located on a large lot with fenced yard. Nearby schools and parks with Ft. Gordon 10 minutes away. Vacant and easy to show. Only: $165,000

13. 2023-07-12
    listed $165,000

    Show marketing remark (826 chars)

    Back on the Market through no fault of the seller. All brick 3BR/2BA home offers a tranquil setting in Fairington subdivision in Hephzibah. Beautiful ranch style home has NEW windows, NEW dishwasher, roof approximately 5 years old, and Luxury Vinyl Flooring throughout main areas except tiled floors in bathrooms. Renovated kitchen includes quartz counters and butcher block counters, recessed lighting, (refrigerator and smaller refrigerator remain) and separate laundry room. Owner's suite is spacious with tub/shower combo and walk-in closet. Secondary and third bedrooms are served by the hallway bathroom that has shower/tub combo. Rocking chair front porch and covered back patio. Located on a large lot with fenced yard. Nearby schools and parks with Ft. Gordon 10 minutes away. Vacant and easy to show. Only: $165,000

14. 2006-05-18
    soldstatus $81,700
15. 1980-08-01
    soldstatus $39,000

ⓘ 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: $2,463 · $205/mo
• Projected year-2 tax: $2,463 · $205/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $20,108
• − Mortgage interest: −$9,517
• − Property taxes: −$2,463
• − Insurance: −$850
• − Repairs & maintenance: −$1,609
• − Management: −$1,609
• − Depreciation: −$4,943
• Taxable loss: −$881
• Est. tax savings @ 24.0%: +$211
• After-tax cash flow: $2,093/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

-96.3% since first listed

18 events — show timeline

• 2026-06-06 Listed for Rent $1,450 NCRMLS
• 2026-05-27 Relisted — Hive MLS
• 2026-05-07 Pending — Hive MLS
• 2026-05-07 Listing Removed — Hive MLS
• 2026-05-07 Listing Removed — Hive MLS
• 2026-05-06 Listing Removed — Hive MLS
• 2026-04-30 Listed $169,900 Hive MLS
• 2026-04-30 Listed $169,900 Hive MLS
• 2024-03-21 Rental Removed $1,350 AUGUSTAMLS
• 2024-02-28 Price Changed $1,350 AUGUSTAMLS
• 2024-01-19 Listed for Rent $1,400 AUGUSTAMLS
• 2023-09-20 Sold (Public Records) $160,000 Public Records
• 2023-09-15 Sold (MLS) $160,000 Hive MLS
• 2023-09-15 Sold (MLS) $160,000 Hive MLS
• 2023-07-12 Listed $165,000 Hive MLS
• 2023-07-12 Listed $165,000 Hive MLS
• 2006-05-18 Sold (Public Records) $81,700 Public Records
• 1980-08-01 Sold (Public Records) $39,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $2,463 · +16.4% YoY. Source: county tax records.