1017 Stevens Creek Rd J 207 Rd · Augusta-Richmond County consolidated government (balance), GA 30907

$75,000

2 bd · 2.0 ba · 972 sqft · SingleFamily public records

Built 1976 $214/mo HOA · 17% of rent

---

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 +29.2/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE FLAT UNIT ON FIRST FLOOR LEVEL - G0OD INVESTMENT

Key facts

• $214 HOA
• Community pool
• Built 1976

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 10.5% 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: Warren Road Elementary School (math 27% / reading 22%, grade F, #753 of 1,228 statewide, top 64%, 603 students, 98% FRL); Tutt Middle School (math 7% / reading 21%, grade F, #405 of 470 statewide, top 86%, 476 students, 98% FRL); Westside High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 999 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 rising (+1.1%/yr); 333 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $519 of loan paydown is wiped out by about $2k 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 24y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance); major wind risk, 62% 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 $75,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.66% ✓
• Cap rate: 10.48%
• Cash-on-cash: 14.95%
• DSCR: 1.67
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $170,100
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3107 Parrish Rd	0.50mi	3/1.0 (+1)	1,040 (+7%)	7mo	$182,000	$175	51

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: -7.4%
• Equity multiple: 0.74×
• Total profit: $-5,557
• Equity at exit: $11,183

10-year hold

• IRR: -1.5%
• Equity multiple: 0.91×
• Total profit: $-1,897
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,247 high
• Mortgage (P&I): −$393
• Tax from tax record: −$85 /mo · $1,018/yr
• Insurance: −$31
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$214
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $136

Break-even live

Break-even rent $1,074

Max offer price $75,000

Occupancy floor 84%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
940 Stevens Creek Rd Augusta, GA	2.0	2.0	950	$950	$1.00	44d	2	0.14mi
1035 Stevens Creek Rd Augusta, GA	1.0–2.0	1.0–2.5	901	$1,319	$1.46	44d	3	0.17mi
102 Point Pl Unit 00 121 Augusta, GA	1.0	1.0	616	$1,075	$1.75	14d	1	0.19mi
1101 Colony Place Dr Unit 1101 Augusta, GA	1.0	1.0	998	$1,000	$1.00	44d	1	0.20mi
950 Stevens Creek Rd Augusta, GA	2.0	2.0	1100	$1,232	$1.12	14d	9	0.21mi
704 Windsong Cir Augusta, GA	2.0	2.0	876	$1,250	$1.43	23d	1	0.21mi
100 Bon Air Dr Augusta, GA	1.0–2.0	1.0–2.0	853	$1,255	$1.47	14d	25	0.28mi
926 Stevens Creek Rd Augusta, GA	1.0–2.0	1.0–2.0	762	$1,272	$1.67	14d	13	0.29mi
2525 Center West Pkwy Augusta, GA	2.0	2.0	848	$1,552	$1.83	44d	1	0.61mi
2525 Center West Pkwy Augusta, GA	1.0	1.0	633	$1,087	$1.72	23d	1	0.61mi
2515 Center West Pkwy Augusta, GA	1.0	1.0	750	$900	$1.20	21d	1	0.68mi
2029 Summer Valley Way Augusta, GA	2.0	2.0	1104	$1,295	$1.17	44d	1	0.71mi
2626 York Dr Augusta, GA	2.0	2.0	1100	$1,400	$1.27	21d	1	0.72mi
249 Boy Scout Rd Augusta, GA	1.0–2.0	1.0	785	$1,199	$1.53	44d	9	0.83mi
108 Arborside Dr Augusta, GA	1.0–2.0	1.0–2.0	884	$1,325	$1.50	14d	12	0.83mi
2010 Riviera Dr Augusta, GA	2.0	2.0	1092	$1,395	$1.28	44d	1	0.83mi
222 Boy Scout Rd Augusta, GA	1.0–2.0	1.0–2.0	869	$1,284	$1.48	14d	7	0.93mi
1006 Bertram Road Ext Augusta, GA	2.0	2.0	1100	$1,335	$1.21	14d	1	0.93mi
3029 Brookhaven Way Unit 1 Augusta, GA	2.0	2.0	1122	$1,350	$1.20	23d	1	1.08mi
1035 Alexander Dr Augusta, GA	1.0–3.0	1.0–2.0	1113	$1,468	$1.32	14d	7	1.10mi
3021 Brookhaven Way Augusta, GA	2.0	2.0	1100	$1,400	$1.27	44d	1	1.11mi
2905 Arrowhead Dr Augusta, GA	2.0	2.0	1051	$1,020	$0.97	23d	1	1.11mi
1000 Fairhaven Dr Augusta, GA	1.0	1.0	853	$1,903	$2.23	21d	1	1.27mi
1011 River Ridge Dr Augusta, GA	1.0–3.0	1.0–2.0	1100	$1,225	$1.11	14d	27	1.31mi
3501 Rainbow St Augusta, GA	3.0	2.0	1103	$1,675	$1.52	23d	1	1.40mi
3501 Rainbow St Augusta, GA	3.0	2.0	1103	$1,675	$1.52	44d	1	1.40mi
3150 Skinner Mill Rd Augusta, GA	1.0	1.0	800	$1,295	$1.62	23d	1	1.49mi

HOA detail

• Monthly dues: $214 · $2,568/yr

Listing history 18 events

1. 2026-04-09
   status Pending
2. 2026-04-09
   historical
3. 2026-04-08
   historical
4. 2026-03-23
   price $75,000
5. 2026-02-13
   price $41,000 53-char remark

   Show marketing remark (53 chars)

   NICE FLAT UNIT ON FIRST FLOOR LEVEL - G0OD INVESTMENT

6. 2026-01-27
   price $85,000
7. 2026-01-07
   status Active
8. 2025-12-05
   historical
9. 2025-10-11
   listed $99,900
10. 2025-10-11
    listed $75,000
11. 2024-04-12
    soldstatus $70,000
12. 2021-07-19
    soldstatus $45,000
13. 2020-09-18
    soldstatus $41,000 53-char remark

    Show marketing remark (53 chars)

    NICE FLAT UNIT ON FIRST FLOOR LEVEL - G0OD INVESTMENT

14. 2020-07-08
    listed $243,990 53-char remark

    Show marketing remark (53 chars)

    NICE FLAT UNIT ON FIRST FLOOR LEVEL - G0OD INVESTMENT

15. 2002-09-30
    soldstatus $41,000
16. 2002-09-27
    soldstatus $41,000 Closed 53-char remark

    Show marketing remark (53 chars)

    NICE FLAT UNIT ON FIRST FLOOR LEVEL - G0OD INVESTMENT

17. 2002-09-27
    soldstatus $41,000

    Show marketing remark (53 chars)

    NICE FLAT UNIT ON FIRST FLOOR LEVEL - G0OD INVESTMENT

18. 2002-09-11
    listed $41,000

ⓘ 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: $1,018 · $85/mo
• Projected year-2 tax: $1,018 · $85/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 8/10 Severe FEMA zone A · 98% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,963
• − Mortgage interest: −$4,201
• − Property taxes: −$1,018
• − Insurance: −$1,877
• − Repairs & maintenance: −$1,197
• − Management: −$1,197
• − HOA: −$2,568
• − Depreciation: −$2,182
• Taxable income: $722
• Est. tax owed @ 24.0%: −$173
• After-tax cash flow: $1,464/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: Columbia County · 154,184 people
• City population: 154,035
• 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 (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: 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 · 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: ▼ -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

Price history

+82.9% since first listed

18 events — show timeline

• 2026-04-09 Pending — Hive MLS
• 2026-04-09 Listing Removed — Hive MLS
• 2026-04-08 Listing Removed — Hive MLS
• 2026-03-23 Price Changed $75,000 Hive MLS
• 2026-02-13 Price Changed $41,000 Hive MLS
• 2026-01-27 Price Changed $85,000 Hive MLS
• 2026-01-07 Relisted — Hive MLS
• 2025-12-05 Listing Removed — Hive MLS
• 2025-10-11 Listed $75,000 Hive MLS
• 2025-10-11 Listed $99,900 Hive MLS
• 2024-04-12 Sold (Public Records) $70,000 Public Records
• 2021-07-19 Sold (Public Records) $45,000 Public Records
• 2020-09-18 Sold (MLS) $41,000 Hive MLS
• 2020-07-08 Listed $243,990 Hive MLS
• 2002-09-30 Sold (Public Records) $41,000 Public Records
• 2002-09-27 Sold (MLS) $41,000 Hive MLS
• 2002-09-27 Sold (MLS) $41,000 Hive MLS
• 2002-09-11 Listed $41,000 Hive MLS

Property tax history

-0.1%/yr

Latest (2025): $1,018 · -5.9% YoY. Source: county tax records.