2454 Tobacco Rd · Augusta-Richmond County consolidated government (balance), GA 30815

$45,000

3 bd · 2.0 ba · 1,216 sqft · Other · 38 Days on market

Built 1993

---

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

INVESTORS SPECIAL - No Land Will Convey - Cash or Owners Financing Only - Land Lease Required Minimum 1 year. ~~ 1993 GMH Senator 16x76 Mobile Home spanning 1216 square foot with 3 Bedrooms and 2 Bathrooms - Key features include Kitchen with Bar, Eat-In Kitchen with Breakfast Nook, Large Living Room area, and Dedicated Laundry Room space. ~~ CASH or OWNER FINANCE SALE ONLY - Only mobile home transfers to new owner. Lot does not convey. New owner will sign a Lot Lease with a 1 year Minimum. Mobile Home CAN NOT be moved during the first year or until Paid off if Owner Financing. ~~ Land Lease is 400 per month that includes Garbage, Sewer, and Grass Cutting. ~~ Owner Finance Available with 20

Key facts

• Garage
• Built 1993
• Listed 38 days

Property features AI

Finance

• Other: Zoning: R-3; Lot and frontage details: see remarks; private road and alley access
• Financial info: Land is leased: $400 monthly
• HOA & community: Community provides grounds maintenance and management; Association handles taxes; Other/none

Exterior

• Parking: Shared driveway; Detached parking; Off-street parking; Unpaved parking; Other/see remarks; No assigned parking
• Security: No security features listed
• Utilities: Public water; Water available; Sewer available / private or septic / shared septic (see remarks); Underground utilities available; Cable available; Other/see remarks
• Home design: Manufactured home; Single-story (one level); Entry level: 1; Has view
• Construction: Metal siding, aluminum siding, steel siding, block and frame construction; Raised foundation with pier/pillar/post; Metal/Aluminum roof (see remarks)
• Exterior features: No notable exterior features listed; Other/see remarks

Interior

• Kitchen: Kitchen island; Vented exhaust fan; Electric water heater; Other/see remarks
• Bedrooms: Unfurnished
• Flooring: Wood; See remarks/other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air; Heat pump; Central air; Other/none
• Interior features: Walk-in closets; Kitchen island; Built-in features; Eat-in kitchen; Accessible full bath; Other/see remarks
• Laundry & utility: Laundry room with washer hookup; Washer hookup available

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $45k.

Deal economics

• At list price, monthly cash flow is $957 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.8% 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: Diamond Lakes Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 466 students, 98% FRL); Spirit Creek Middle School (math 4% / reading 12%, grade F, #445 of 470 statewide, top 95%, 532 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 (-0.7%/yr); 359 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $311 of loan paydown is wiped out by about $1k 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 $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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. 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: 3.45% ✓
• Cap rate: 31.81%
• Cash-on-cash: 91.13%
• DSCR: 5.05
• GRM: 2.4

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: 88.5%
• Equity multiple: 4.90×
• Total profit: $49,106
• Equity at exit: $6,710

10-year hold

• IRR: 90.9%
• Equity multiple: 9.23×
• Total profit: $103,665
• Equity at exit: $3,891

Cash invested: $12,600 (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: 359
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $1,550 high
• Mortgage (P&I): −$236
• Tax from tax record: −$13 /mo · $159/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $957

Break-even live

Break-even rent $339

Max offer price $45,000

Occupancy floor 33%

Sensitivity live

Price	-10% $982	-5% $970	+0% $957	+5% $944	+10% $931
Rent	-10% $834	-5% $896	+0% $957	+5% $1,018	+10% $1,079
Rate	-1.0pp $980	-0.5pp $968	base $957	+0.5pp $945	+1.0pp $933

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2573 Tobacco Rd Hephzibah, GA	2.0	1.0	850	$925	$1.09	14d	2	0.98mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	44d	1	1.05mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	24d	1	1.05mi
3462 Firestone Dr Hephzibah, GA	3.0	2.5	1435	$1,800	$1.25	24d	1	1.13mi
3721 Colbert St Augusta, GA	4.0	2.0	1302	$1,400	$1.08	44d	1	1.20mi
3528 Woodlake Rd Hephzibah, GA	3.0	2.0	1276	$1,400	$1.10	14d	1	1.23mi
4235 Cap Chat St Hephzibah, GA	3.0	2.0	1300	$1,651	$1.27	44d	1	1.27mi
2302 Woodsman Dr Augusta, GA	3.0	2.0	1436	$1,475	$1.03	24d	1	1.27mi
4416 Hatteras Dr Augusta, GA	3.0	2.0	1436	$1,600	$1.11	14d	1	1.35mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	24d	1	1.37mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	44d	1	1.37mi
2629 Anthony Dejuan Pkwy Hephzibah, GA	3.0	2.0	1392	$1,650	$1.19	44d	1	1.44mi
2604 Edmonton Ct Hephzibah, GA	3.0	2.0	1343	$1,190	$0.89	14d	1	1.46mi

Listing history 17 events

1. 2026-06-18
   days on market $45,000 Active 38 DOM
2. 2026-06-17
   days on market $45,000 Active 37 DOM
3. 2026-06-16
   days on market $45,000 Active 36 DOM
4. 2026-06-15
   days on market $45,000 Active 35 DOM
5. 2026-06-14
   days on market $45,000 Active 33 DOM
6. 2026-06-10
   days on market $45,000 Active 30 DOM
7. 2026-06-09
   days on market $45,000 Active 29 DOM
8. 2026-06-08
   days on market $45,000 Active 28 DOM
9. 2026-06-07
   days on market $45,000 Active 27 DOM
10. 2026-06-03
    days on market $45,000 Active 23 DOM
11. 2026-06-02
    days on market $45,000 Active 22 DOM
12. 2026-06-01
    days on market $45,000 Active 21 DOM
13. 2026-05-31
    days on market $45,000 Active 20 DOM
14. 2026-05-30
    days on market $45,000 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-04-21
    listed $45,000 Active
17. 2026-04-21
    listed $45,000 Active 781-char remark

ⓘ 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: $159 · $13/mo
• Projected year-2 tax: $414 · $34/mo
• Expected delta: +$255/yr (+$21/mo · 161.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°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: $18,605
• − Mortgage interest: −$2,521
• − Property taxes: −$159
• − Insurance: −$225
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − Depreciation: −$1,309
• Taxable income: $11,415
• Est. tax owed @ 24.0%: −$2,740
• After-tax cash flow: $8,743/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

+0.0% since first listed

3 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-21 Listed $45,000 Hive MLS
• 2026-04-21 Listed $45,000 Hive MLS

Property tax history

-8.0%/yr

Latest (2025): $159 · -15.3% YoY. Source: county tax records.