925 Hephzibah Mcbean Rd · Augusta-Richmond County consolidated government (balance), GA 30815

$149,900

3 bd · 2.0 ba · 1,248 sqft · Manufactured public records · 38 Days on market

Built 1988 0.46 ac lot $120/sqft · 660% above area

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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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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

Manufactured home located on . 46 acres. This home features 3 bedrooms, 2 full baths, a large family room with fireplace and dining room. Plenty of room for a family and peaceful setting. This home has a carport in the back yard and a nice covered deck off the living room. This is a split plan, with 2 bedrooms on one side and the owners suite on the other side of the home, creating privacy. The owner has had an inspection of the HVAC unit. The present unit needs to be replaced. The owners will replace the unit before closing, when the property goes under contract.

Key facts

• Covered deck
• Large family room
• Carport

Tags

• LARGE FAMILY ROOM
• FIREPLACE
• DINING ROOM
• CARPORT
• COVERED DECK
• SPLIT PLAN

Property features AI

Finance

• Financial info: Land is leased

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer
• Home design: Manufactured home; Single level
• Construction: Vinyl siding; Composition roof; Crawl space / no basement
• Exterior features: Deck; Outbuilding; Lot includes other features; Lot dimensions about 88.39 x 200.00

Interior

• Kitchen: Range; Dishwasher
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heat pump; Fireplace(s)
• Interior features: Range and dishwasher; Deck; Outbuilding
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $422 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: Mcbean Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 371 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; 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 $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 38 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $85k; list at $150k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $145,403 (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: 1.11% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 7.5

CMA / ARV

• ARV (median comp): $19,729
• List price: $149,900
• Delta: 659.81%
• Verdict: OVERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
961 Hephzibah Mcbean Road Rd	0.33mi	3/2.0	1,296 (+4%)	11mo	$1,200	$1	69

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-2,361
• Equity at exit: $22,351

10-year hold

• IRR: 5.0%
• Equity multiple: 1.32×
• Total profit: $13,430
• Equity at exit: $12,961

Cash invested: $41,972 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,666 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$45 /mo · $545/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $422

Break-even live

Break-even rent $1,132

Max offer price $149,900

Occupancy floor 70%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $149,900 Active 38 DOM
2. 2026-06-17
   days on market $149,900 Active 37 DOM
3. 2026-06-16
   pricedays on market $149,900 Active 36 DOM
4. 2026-06-15
   days on market $164,900 Active 35 DOM
5. 2026-06-14
   days on market $164,900 Active 33 DOM
6. 2026-06-10
   days on market $164,900 Active 30 DOM
7. 2026-06-09
   days on market $164,900 Active 29 DOM
8. 2026-06-08
   days on market $164,900 Active 28 DOM
9. 2026-06-07
   days on market $164,900 Active 27 DOM
10. 2026-06-03
    days on market $164,900 Active 23 DOM
11. 2026-06-02
    days on market $164,900 Active 22 DOM
12. 2026-06-01
    days on market $164,900 Active 21 DOM
13. 2026-05-31
    days on market $164,900 Active 20 DOM
14. 2026-05-30
    days on market $164,900 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-02-19
    listed $164,900 Active
17. 2026-02-19
    listed $164,900 Active 570-char remark
18. 2025-08-20
    soldstatus $85,000

ⓘ 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: $545 · $45/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$834/yr (+$69/mo · 152.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $19,989
• − Mortgage interest: −$8,397
• − Property taxes: −$545
• − Insurance: −$750
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$4,361
• Taxable income: $2,738
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $4,406/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

+76.4% since first listed

5 events — show timeline

• 2026-06-16 Price Changed $149,900 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-02-19 Listed $164,900 Hive MLS
• 2026-02-19 Listed $164,900 Hive MLS
• 2025-08-20 Sold (Public Records) $85,000 Public Records

Property tax history

+10.8%/yr

Latest (2024): $545 · +153.6% YoY. Source: county tax records.