3929 Debra St · Augusta-Richmond County consolidated government (balance), GA 30906

$135,000

3 bd · 2.0 ba · 1,152 sqft · Other · 23 Days on market

Built 1997 9,148 sqft lot ↓ 58% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• 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

Come see this beautifully maintained, charming double-wide home. It features a large great room with cathedral ceilings and an open floor plan that flows seamlessly into the dining room and kitchen. The spacious owner's suite includes an en-suite full bath with a garden tub, a shower, and a large walk-in closet. Two additional bedrooms in this split-floor plan provide extra living space alongside a second full hall bathroom. The exterior offers low-maintenance vinyl siding, a front porch deck, and a large back porch deck perfect for entertaining. The backyard is fully fenced with a combination of wood privacy and chain-link fencing, including a double gate for easy access.

Key facts

• Open floor plan
• Cathedral ceilings
• En-suite full bath

Tags

• GREAT ROOM
• CATHEDRAL CEILINGS
• OPEN FLOOR PLAN
• OWNER'S SUITE
• EN-SUITE FULL BATH
• GARDEN TUB

Property features AI

Exterior

• Parking: On-site parking pad; Concrete parking surface
• Security: Smoke detectors
• Utilities: Public water; Public sewer (connected); Sewer available; Water available; Cable available
• Home design: Manufactured home (residential); One level / single-story; Entry on main level
• Construction: Vinyl siding with frame construction; Shingle/flat/composition roof; Block or raised foundation with pier/pillar support
• Exterior features: Deck; Porch (including rear porch); Full yard fencing with wood and chain-link sections; Shed(s) / outbuilding; Has a view; Cleared lot

Interior

• Kitchen: Electric cooktop; Electric range; Refrigerator
• Bedrooms: 9 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning; Ceiling fans
• Interior features: Ceiling fans; Unfurnished
• Laundry & utility: Washer hookup; Dedicated laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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: Gracewood Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 512 students, 98% FRL); Pine Hill Middle School (math 5% / reading 19%, grade F, #417 of 470 statewide, top 90%, 582 students, 98% FRL); Cross Creek High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 1,133 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 soft (-0.2%/yr); 369 active listings in the ZIP; 5 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).
• This rent runs 45% 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 $933 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $38k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $132,975 (1.5% 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. 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.
3. 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.
4. 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: 1.27% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.06%
• DSCR: 1.76
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.19×
• Total profit: $7,290
• Equity at exit: $20,129

10-year hold

• IRR: 11.9%
• Equity multiple: 1.82×
• Total profit: $30,852
• Equity at exit: $11,672

Cash invested: $37,800 (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: 369
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,711 high
• Mortgage (P&I): −$708
• Tax from tax record: −$50 /mo · $601/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $537

Break-even live

Break-even rent $1,031

Max offer price $135,000

Occupancy floor 64%

Sensitivity live

Price	-10% $614	-5% $576	+0% $537	+5% $499	+10% $461
Rent	-10% $402	-5% $470	+0% $537	+5% $605	+10% $673
Rate	-1.0pp $605	-0.5pp $572	base $537	+0.5pp $502	+1.0pp $467

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 Kingsman Dr Augusta, GA	2.0–3.0	2.0	1178	$2,085	$1.77	15d	8	1.11mi
1216 Longpoint Dr Augusta, GA	2.0	2.0	1100	$1,550	$1.41	45d	1	1.17mi
1216 Longpoint Dr Augusta, GA	2.0	2.0	1100	$1,500	$1.36	25d	1	1.17mi
1239 Longpoint Dr Augusta, GA	3.0	2.0	1288	$1,600	$1.24	25d	1	1.25mi
1239 Longpoint Dr Augusta, GA	3.0	2.0	1288	$1,675	$1.30	45d	1	1.25mi

Listing history 16 events

1. 2026-06-21
   days on market $135,000 Active 23 DOM
2. 2026-06-18
   days on market $135,000 Active 20 DOM
3. 2026-06-17
   days on market $135,000 Active 19 DOM
4. 2026-06-16
   days on market $135,000 Active 18 DOM
5. 2026-06-15
   days on market $135,000 Active 17 DOM
6. 2026-06-14
   days on market $135,000 Active 15 DOM
7. 2026-06-10
   days on market $135,000 Active 12 DOM
8. 2026-06-09
   days on market $135,000 Active 11 DOM
9. 2026-06-08
   days on market $135,000 Active 10 DOM
10. 2026-06-07
    days on market $135,000 Active 9 DOM
11. 2026-06-03
    days on market $135,000 Active 5 DOM
12. 2026-06-02
    days on market $135,000 Active 4 DOM
13. 2026-06-01
    days on market $135,000 Active 3 DOM
14. 2026-05-31
    days on market $135,000 Active 2 DOM
15. 2026-05-30
    remarks 681-char remark
16. 2026-05-30
    listed $135,000 Active 1 DOM

ⓘ 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: $601 · $50/mo
• Projected year-2 tax: $1,242 · $104/mo
• Expected delta: +$641/yr (+$53/mo · 106.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $20,532
• − Mortgage interest: −$7,562
• − Property taxes: −$601
• − Insurance: −$675
• − Repairs & maintenance: −$1,643
• − Management: −$1,643
• − Depreciation: −$3,927
• Taxable income: $4,482
• Est. tax owed @ 24.0%: −$1,076
• After-tax cash flow: $5,373/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

-57.9% since first listed

2 events — show timeline

• 2026-05-29 Listed $135,000 Hive MLS
• 1999-05-21 Sold (Public Records) $320,861 Public Records

Property tax history

+3.3%/yr

Latest (2025): $601 · +55.9% YoY. Source: county tax records.