78 New Delaughter Dr · Evans, GA 29860

$249,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records

Built 2019 0.55 ac lot

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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 +12.7/30.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• DSCR +3.8/10.0
• Schools +2.8/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Your Riverfront Retreat Awaits! Come home to peace & tranquility. This immaculate home features 2 large living areas, a well appointed kitchen with large island, 9 foot ceilings throughout, smart home systems, durable luxury vinyl flooring, and more! Enjoy the water view on your well tended half acre lot! This property has already been detitled and is approved for government backed financing. Property offers direct access to Stevens Creek & 3 min to Steven's Creek public boat ramp. Close to North Augusta shopping & only 6 miles from Augusta National Golf Course.

Key facts

• 0.55 acre lot
• Built 2019

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Septic tank; Other utilities
• Home design: Manufactured home; One level
• Construction: Vinyl siding; Pillar/post/pier foundation; Other roof
• Exterior features: Porch; Deck; Outbuilding; Waterfront lot; Paved road access

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator
• Flooring: Vinyl; Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Electric heating
• Interior features: Kitchen island; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $249k.

Deal economics

• At list price, monthly cash flow is $-25 ($-302/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (24.0% below list).
• Recommended offer: $189k (24.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in Evans — 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 77/100 on livability (#20 in GA, #3,058 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities D+, commute F.
• Edgefield 01 (rural): math 26% / reading 39% proficiency, ranked #48 of 80 in SC (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Merriwether Elementary (math 35% / reading 42%, grade F, #306 of 597 statewide, top 51%, 768 students, 59% FRL); Merriwether Middle (math 29% / reading 41%, grade F, #104 of 229 statewide, top 46%, 367 students, 62% FRL); Strom Thurmond High (math 27% / reading 72%, grade D, #151 of 196 statewide, top 79%, 748 students, 74% FRL).
• Market conditions: Solid renter incomes; 181 units permitted in Edgefield County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Edgefield County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 3y 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

• Climate carrying-cost: major wind risk, 60% 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 $189,360 (24.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
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: 0.76% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-42,047
• Equity at exit: $37,127

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-39,063
• Equity at exit: $21,529

Cash invested: $69,720 (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 29860

• Home prices YoY: -18.9%
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,894 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$112 /mo · $1,339/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-25

Break-even live

Break-even rent $1,925

Max offer price $244,550

Occupancy floor 96%

Sensitivity live

Price	-10% $116	-5% $45	+0% $-25	+5% $-96	+10% $-166
Rent	-10% $-175	-5% $-100	+0% $-25	+5% $50	+10% $124
Rate	-1.0pp $100	-0.5pp $38	base $-25	+0.5pp $-90	+1.0pp $-155

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-09
   statusdays on marketlisting id $249,000 Pending
2. 2026-06-08
   days on market $249,000 Active Under Contract 52 DOM
3. 2026-06-07
   days on market $249,000 Active Under Contract 51 DOM
4. 2026-06-05
   days on market $249,000 Active Under Contract 48 DOM
5. 2026-06-03
   days on market $249,000 Active Under Contract 47 DOM
6. 2026-06-02
   days on market $249,000 Active Under Contract 46 DOM
7. 2026-06-01
   days on market $249,000 Active Under Contract 45 DOM
8. 2026-05-31
   days on market $249,000 Active Under Contract 44 DOM
9. 2026-05-30
   days on market $249,000 Active Under Contract 43 DOM
10. 2026-05-02
    status Pending
11. 2026-05-01
    historical Active Under Contract

    Show marketing remark (588 chars)

    Your Riverfront Retreat Awaits! Come home to peace & tranquility. This immaculate home features 2 large living areas, a well appointed kitchen with large island, 9 foot ceilings throughout, smart home systems, durable luxury vinyl flooring, and more! Enjoy the water view on your well tended half acre lot! This property has already been detitled and is approved for government backed financing. Property offers direct access to Stevens Creek & 3 min to Steven's Creek public boat ramp. Close to North Augusta shopping & only 6 miles from Augusta National Golf Course.

12. 2026-05-01
    historical

    Show marketing remark (588 chars)

    Your Riverfront Retreat Awaits! Come home to peace & tranquility. This immaculate home features 2 large living areas, a well appointed kitchen with large island, 9 foot ceilings throughout, smart home systems, durable luxury vinyl flooring, and more! Enjoy the water view on your well tended half acre lot! This property has already been detitled and is approved for government backed financing. Property offers direct access to Stevens Creek & 3 min to Steven's Creek public boat ramp. Close to North Augusta shopping & only 6 miles from Augusta National Golf Course.

13. 2026-05-01
    historical 588-char remark

    Show marketing remark (588 chars)

    Your Riverfront Retreat Awaits! Come home to peace & tranquility. This immaculate home features 2 large living areas, a well appointed kitchen with large island, 9 foot ceilings throughout, smart home systems, durable luxury vinyl flooring, and more! Enjoy the water view on your well tended half acre lot! This property has already been detitled and is approved for government backed financing. Property offers direct access to Stevens Creek & 3 min to Steven's Creek public boat ramp. Close to North Augusta shopping & only 6 miles from Augusta National Golf Course.

14. 2026-04-21
    status Active
15. 2026-04-21
    status Active
16. 2026-04-18
    status Pending
17. 2026-04-18
    historical Active Under Contract
18. 2026-04-16
    listed $249,000 Active

    Show marketing remark (588 chars)

    Your Riverfront Retreat Awaits! Come home to peace & tranquility. This immaculate home features 2 large living areas, a well appointed kitchen with large island, 9 foot ceilings throughout, smart home systems, durable luxury vinyl flooring, and more! Enjoy the water view on your well tended half acre lot! This property has already been detitled and is approved for government backed financing. Property offers direct access to Stevens Creek & 3 min to Steven's Creek public boat ramp. Close to North Augusta shopping & only 6 miles from Augusta National Golf Course.

19. 2026-04-16
    listed $249,000 Active

    Show marketing remark (588 chars)

    Your Riverfront Retreat Awaits! Come home to peace & tranquility. This immaculate home features 2 large living areas, a well appointed kitchen with large island, 9 foot ceilings throughout, smart home systems, durable luxury vinyl flooring, and more! Enjoy the water view on your well tended half acre lot! This property has already been detitled and is approved for government backed financing. Property offers direct access to Stevens Creek & 3 min to Steven's Creek public boat ramp. Close to North Augusta shopping & only 6 miles from Augusta National Golf Course.

20. 2026-04-16
    listed $249,000 588-char remark

    Show marketing remark (588 chars)

    Your Riverfront Retreat Awaits! Come home to peace & tranquility. This immaculate home features 2 large living areas, a well appointed kitchen with large island, 9 foot ceilings throughout, smart home systems, durable luxury vinyl flooring, and more! Enjoy the water view on your well tended half acre lot! This property has already been detitled and is approved for government backed financing. Property offers direct access to Stevens Creek & 3 min to Steven's Creek public boat ramp. Close to North Augusta shopping & only 6 miles from Augusta National Golf Course.

21. 2024-08-09
    soldstatus $235,000
22. 2023-08-11
    historical
23. 2023-05-17
    soldstatus $218,000
24. 2023-05-12
    status Pending
25. 2023-05-10
    soldstatus $218,000 Closed
26. 2023-05-10
    soldstatus $218,000
27. 2023-05-10
    soldstatus $218,000
28. 2023-03-21
    historical Active Under Contract
29. 2023-03-14
    status Active
30. 2023-03-08
    historical Active Under Contract
31. 2023-02-21
    status Active
32. 2023-02-15
    listed Active Under Contract
33. 2023-02-10
    listed $215,000
34. 2023-02-10
    listed $215,000
35. 2023-02-10
    listed $215,000
36. 2000-03-15
    soldstatus $15,000

ⓘ 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: $1,339 · $112/mo
• Projected year-2 tax: $2,291 · $191/mo
• Expected delta: +$952/yr (+$79/mo · 71.1%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,723
• − Mortgage interest: −$13,948
• − Property taxes: −$1,339
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$7,244
• Taxable loss: −$4,688
• Est. tax savings @ 24.0%: +$1,125
• After-tax cash flow: $823/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: Edgefield 01
• NCES district ID: 4502070
• Math proficiency: 26% ▼ -11.00%
• Reading proficiency: 39% ▼ -3.00%
• Median HH income: $44,958
• Composite: 27.75/100
• National rank: #6897
• State rank: #48 of 80 in SC

Livability — Evans

• Score: 77/100
• State rank: #20
• US rank: #3058

Category grades

Amenities D+ Commute F Cost of living C+ Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Edgefield County
• City population: 54,743
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 18,201
• Household income: $97,268
• Rent vs Own: 12.8% rent · 87.2% own
• Severe rent burden: 114.0

Population outlook (Edgefield County) Hauer SSP2

• Today (2025): 26,188 people
• By 2030: 25,803 · -1.5%
• By 2040: 24,658 · -5.8%
• By 2050: 23,034 · -12.0%
• By 2075: 19,448 · -25.7%
• By 2100: 15,301 · -41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Black 16% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Portuguese 2% Lithuanian 2% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Edgefield

• 2024 margin: Solid R (+31.9) · D 33.5% · R 65.3% · Other 1.2%
• 2008→2024 swing: -20.9pp toward R · 2008: -10.9pp · 2024: -31.9pp
• All cycles: 2024: R+31.9 2020: R+24.3 2016: R+20.2 2012: R+13.3 2008: R+10.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.23%
• Current HPI: 253.9451
• Rent YoY: —
• 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

+1560.0% since first listed

27 events — show timeline

• 2026-05-02 Pending — Hive MLS
• 2026-05-01 Contingent — AMLS
• 2026-05-01 Listing Removed — Hive MLS
• 2026-05-01 Listing Removed — Hive MLS
• 2026-04-21 Relisted — AMLS
• 2026-04-21 Relisted — Hive MLS
• 2026-04-18 Pending — Hive MLS
• 2026-04-18 Contingent — AMLS
• 2026-04-16 Listed $249,000 Hive MLS
• 2026-04-16 Listed $249,000 AMLS
• 2026-04-16 Listed $249,000 Hive MLS
• 2024-08-09 Sold (Public Records) $235,000 Public Records
• 2023-08-11 Delisted — AMLS
• 2023-05-17 Sold (Public Records) $218,000 Public Records
• 2023-05-12 Pending — AMLS
• 2023-05-10 Sold (MLS) $218,000 Hive MLS
• 2023-05-10 Sold (MLS) $218,000 Hive MLS
• 2023-05-10 Sold (MLS) $218,000 AMLS
• 2023-03-21 Contingent — AMLS
• 2023-03-14 Relisted — AMLS
• 2023-03-08 Contingent — AMLS
• 2023-02-21 Relisted — AMLS
• 2023-02-15 Listed — AMLS
• 2023-02-10 Listed $215,000 Hive MLS
• 2023-02-10 Listed $215,000 Hive MLS
• 2023-02-10 Listed $215,000 AMLS
• 2000-03-15 Sold (Public Records) $15,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,339 · -70.7% YoY. Source: county tax records.