4109 Mack Ln · Augusta-Richmond County consolidated government (balance), GA 30906

$159,000

3 bd · 2.0 ba · 1,056 sqft · SingleFamily public records · 18 Days on market

Built 1985 0.35 ac lot Est $156k · at est. ↓ 58% since listing

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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 +17.3/30.0
• ARV discount +6.7/15.0
• DSCR +5.4/10.0
• 1% rule +4.3/10.0
• 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 MLS

Welcome home to this charming 3-bedroom, 2-bath residence located in the heart of Augusta, Georgia. Offering a perfect blend of comfort, convenience, and outdoor space, this property is ideal for families, first-time homebuyers, or anyone seeking a peaceful place to call home. Step inside to discover a spacious and inviting floor plan designed for everyday living and entertaining. The bright living area provides a welcoming atmosphere, while the well-appointed kitchen offers ample cabinet and counter space for meal preparation and gatherings. The primary suite features a private bath, creating a relaxing retreat at the end of the day. Two additional bedrooms provide flexibility for family, guests, or a home office. Conveniently located near shopping, dining, grocery stores, and everyday essentials, this home makes running errands quick and easy. Residents will appreciate the easy access to local schools, parks, medical facilities, and major roadways, allowing for a seamless commute throughout the Augusta area.

Key facts

• Seamless commute
• Private bath
• Outdoor space

Tags

• OUTDOOR SPACE
• WELL-APPOINTED KITCHEN
• PRIVATE BATH
• EASY ACCESS TO LOCAL SCHOOLS
• SEAMLESS COMMUTE

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: 1 total parking space; 1-car garage; Asphalt parking surface
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Vinyl siding (see remarks); Slab foundation
• Exterior features: Front porch; Chain link fencing; Composition roof; Has a view; Paved road frontage on city street and state road

Interior

• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: See remarks

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $148k (6.9% below list).
• Recommended offer: $148k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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.
• 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); 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 39% 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 $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

• It's been on market 18 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 3 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, 75% 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 $148,038 (6.9% 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: 0.93% ✗
• Cap rate: 7.16%
• Cash-on-cash: 3.11%
• DSCR: 1.14
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $156,288
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4103 Mack Ln	0.05mi	3/2.0	1,056 (0%)	2mo	$159,000	$151	96
4104 Short Leaf Ct	0.07mi	3/1.0	1,000 (-5%)	4mo	$148,000	$148	81
4101 Short Leaf Ct	0.10mi	3/1.0	1,000 (-5%)	17mo	$110,000	$110	68
2331 Travis Pines Dr. Dr	0.64mi	3/2.0	1,130 (+7%)	11mo	$170,000	$150	49
2117 Moncrieff St	0.52mi	2/2.0 (-1)	1,119 (+6%)	19mo	$137,500	$123	45
4217 Ervay ST St	0.61mi	2/2.0 (-1)	1,142 (+8%)	15mo	$149,900	$131	41

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: -14.7%
• Equity multiple: 0.49×
• Total profit: $-22,768
• Equity at exit: $23,707

10-year hold

• IRR: -11.8%
• Equity multiple: 0.39×
• Total profit: $-27,161
• Equity at exit: $13,747

Cash invested: $44,520 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,480 high
• Mortgage (P&I): −$834
• Tax from tax record: −$154 /mo · $1,850/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $115

Break-even live

Break-even rent $1,334

Max offer price $159,000

Occupancy floor 87%

Sensitivity live

Price	-10% $205	-5% $160	+0% $115	+5% $70	+10% $25
Rent	-10% $-2	-5% $57	+0% $115	+5% $174	+10% $232
Rate	-1.0pp $195	-0.5pp $156	base $115	+0.5pp $74	+1.0pp $32

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3721 Colbert St Augusta, GA	4.0	2.0	1302	$1,400	$1.08	45d	1	0.63mi
3731 Peach Orchard Rd Augusta, GA	2.0	1.0	960	$1,190	$1.24	15d	1	0.77mi
3731 Peach Orchard Rd Augusta, GA	2.0	1.0	960	$1,220	$1.27	45d	1	0.77mi
4416 Hatteras Dr Augusta, GA	3.0	2.0	1436	$1,600	$1.11	15d	1	0.83mi
3443 Linderwood Dr Augusta, GA	3.0	2.0	1428	$1,435	$1.00	45d	1	1.17mi
2302 Woodsman Dr Augusta, GA	3.0	2.0	1436	$1,475	$1.03	25d	1	1.33mi

Listing history 12 events

1. 2026-06-21
   pricedays on market $159,000 Active 18 DOM
2. 2026-06-18
   days on market $161,000 Active 15 DOM
3. 2026-06-17
   days on market $161,000 Active 14 DOM
4. 2026-06-16
   days on market $161,000 Active 13 DOM
5. 2026-06-15
   days on market $161,000 Active 12 DOM
6. 2026-06-14
   days on market $161,000 Active 10 DOM
7. 2026-06-10
   days on market $161,000 Active 7 DOM
8. 2026-06-09
   days on market $161,000 Active 6 DOM
9. 2026-06-08
   days on market $161,000 Active 5 DOM
10. 2026-06-07
    days on market $161,000 Active 4 DOM
11. 2026-06-03
    remarks 699-char remark

    Show marketing remark (1031 chars)

    Welcome home to this charming 3-bedroom, 2-bath residence located in the heart of Augusta, Georgia. Offering a perfect blend of comfort, convenience, and outdoor space, this property is ideal for families, first-time homebuyers, or anyone seeking a peaceful place to call home. Step inside to discover a spacious and inviting floor plan designed for everyday living and entertaining. The bright living area provides a welcoming atmosphere, while the well-appointed kitchen offers ample cabinet and counter space for meal preparation and gatherings. The primary suite features a private bath, creating a relaxing retreat at the end of the day. Two additional bedrooms provide flexibility for family, guests, or a home office. Conveniently located near shopping, dining, grocery stores, and everyday essentials, this home makes running errands quick and easy. Residents will appreciate the easy access to local schools, parks, medical facilities, and major roadways, allowing for a seamless commute throughout the Augusta area.

12. 2026-06-03
    listed $161,000 Active 1 DOM

    Show marketing remark (1031 chars)

    Welcome home to this charming 3-bedroom, 2-bath residence located in the heart of Augusta, Georgia. Offering a perfect blend of comfort, convenience, and outdoor space, this property is ideal for families, first-time homebuyers, or anyone seeking a peaceful place to call home. Step inside to discover a spacious and inviting floor plan designed for everyday living and entertaining. The bright living area provides a welcoming atmosphere, while the well-appointed kitchen offers ample cabinet and counter space for meal preparation and gatherings. The primary suite features a private bath, creating a relaxing retreat at the end of the day. Two additional bedrooms provide flexibility for family, guests, or a home office. Conveniently located near shopping, dining, grocery stores, and everyday essentials, this home makes running errands quick and easy. Residents will appreciate the easy access to local schools, parks, medical facilities, and major roadways, allowing for a seamless commute throughout the Augusta area.

ⓘ 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: $1,850 · $154/mo
• Projected year-2 tax: $1,850 · $154/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $17,765
• − Mortgage interest: −$8,906
• − Property taxes: −$1,850
• − Insurance: −$795
• − Repairs & maintenance: −$1,421
• − Management: −$1,421
• − Depreciation: −$4,625
• Taxable loss: −$1,255
• Est. tax savings @ 24.0%: +$301
• After-tax cash flow: $1,684/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

-57.8% since first listed

4 events — show timeline

• 2026-06-03 Listed $161,000 AMLS
• 2026-06-03 Listed $161,000 Hive MLS
• 2026-06-03 Listed $161,000 GAMLS
• 2006-09-07 Sold (Public Records) $381,680 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,850 · +13.6% YoY. Source: county tax records.