627 Ventana Dr · Evans, GA 30809

$319,900

3 bd · 2.0 ba · 1,987 sqft · Other public records · 4 Days on market

Built 2006

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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 +12.3/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• DSCR +3.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE BANDON PLAN BY PIERWOOD CONSTRUCTION IS A RANCH WITH 3 BEDROOMS / 2 BATHS. 4TH BEDROOM CAN BE STUDY. GREAT ROOM HAS GAS LOG FIREPLACE. BRICK AND VINYL EXTERIOR.

Key facts

• Cozy gas fireplace
• Spacious great room
• All-brick home

Tags

• ALL-BRICK HOME
• SPACIOUS GREAT ROOM
• COZY GAS FIREPLACE
• OPEN KITCHEN
• ISLAND AND BREAKFAST AREA
• SPLIT-BEDROOM FLOOR PLAN

Property features AI

Finance

• Other: Zoning: R1; Directions: William Few from Columbia Road or Washington Road; turn into Summerlin subdivision and the house is on the left.
• HOA & community: Homeowners association with annual fee; Subdivision: Summerlin; Community sidewalks and street lights

Exterior

• Parking: Attached garage; 2 garage spaces; 2 total parking spaces; Concrete driveway
• Security: Smoke detectors; Owned security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story; Entry level: 1
• Construction: Brick and frame construction; Slab foundation; Composition roof; Built as a residential single family home
• Exterior features: Patio; Privacy fencing; Landscaped yard; Front and rear sprinklers; Paved road access; Has a view

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Disposal; Vented exhaust fan
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Vinyl; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating; Electric heating; Natural gas heating; Fireplace(s)
• Interior features: Walk-in closets; Entrance foyer; Kitchen island; Built-in features; Eat-in kitchen; Wired for data; Window coverings; Insulated windows

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $320k.

Deal economics

• At list price, monthly cash flow is $-58 ($-696/yr) — negative.
• To cash-flow at today's rent, offer at most $310k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $232k (27.4% below list).
• Recommended offer: $232k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% 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.
• Columbia County (suburban): math 49% / reading 52% proficiency, ranked #13 of 174 in GA (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Parkway Elementary School (math 78% / reading 70%, grade A, #34 of 1,228 statewide, top 3%, 756 students, 15% FRL); Greenbrier Middle School (math 60% / reading 72%, grade A-, #25 of 470 statewide, top 5%, 845 students, 12% FRL); Greenbrier High School (math 39% / reading 36%, grade F, #65 of 424 statewide, top 16%, 1,801 students, 12% FRL).
• Market conditions: Rents soft (-0.5%/yr); 516 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,213 units permitted in Columbia 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 $10k of value loss. Plan a longer hold.
• Columbia County population projected at +62% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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.
• Current owner paid $190k; list at $320k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $232,344 (27.4% 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: 0.73% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.78%
• DSCR: 0.97
• GRM: 11.5

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: -20.5%
• Equity multiple: 0.30×
• Total profit: $-62,500
• Equity at exit: $47,698

10-year hold

• IRR: -20.9%
• Equity multiple: 0.04×
• Total profit: $-86,144
• Equity at exit: $27,659

Cash invested: $89,572 (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 30809

• Home prices YoY: -22.1%
• Rents YoY: -0.5%
• Active inventory: 516
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,323 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$83 /mo · $992/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$488
• Net cashflow: $-58

Break-even live

Break-even rent $2,397

Max offer price $309,655

Occupancy floor 98%

Sensitivity live

Price	-10% $123	-5% $33	+0% $-58	+5% $-149	+10% $-239
Rent	-10% $-242	-5% $-150	+0% $-58	+5% $34	+10% $126
Rate	-1.0pp $103	-0.5pp $23	base $-58	+0.5pp $-141	+1.0pp $-225

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
938 Woody Hill Cir Evans, GA	4.0	3.0	2421	$2,350	$0.97	22d	1	0.61mi
688 Tree Top Trl Evans, GA	4.0	3.0	2528	$2,535	$1.00	45d	1	0.74mi

Listing history 3 events

1. 2026-06-22
   days on market $319,900 Active 4 DOM
2. 2026-06-17
   remarks 557-char remark
3. 2026-06-17
   listed $319,900 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: $992 · $83/mo
• Projected year-2 tax: $2,943 · $245/mo
• Expected delta: +$1,952/yr (+$163/mo · 196.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,881
• − Mortgage interest: −$17,919
• − Property taxes: −$992
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,231
• − Management: −$2,231
• − Depreciation: −$9,306
• Taxable loss: −$6,396
• Est. tax savings @ 24.0%: +$1,535
• After-tax cash flow: $839/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: Columbia County
• NCES district ID: 1301410
• Math proficiency: 49% ▼ -6.00%
• Reading proficiency: 52% ▼ -4.00%
• Median HH income: $69,358
• Composite: 45.04/100
• National rank: #2695
• State rank: #13 of 174 in GA

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: Columbia County · 154,184 people
• City population: 54,743
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 54,743
• Household income: $125,272
• Rent vs Own: 14.8% rent · 85.2% own
• Severe rent burden: 787.0

Population outlook (Columbia County) Hauer SSP2

• Today (2025): 189,073 people
• By 2030: 212,277 · +12.3%
• By 2040: 259,480 · +37.2%
• By 2050: 306,991 · +62.4%
• By 2075: 421,213 · +122.8%
• By 2100: 496,722 · +162.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 13% Hispanic / Latino 7% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Italian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 6% Other Indo-European 2% Other Asian/Pacific 1%

Political lean MEDSL · Columbia

• 2024 margin: Strong R (+25.6) · D 36.8% · R 62.5%
• 2008→2024 swing: +17.0pp toward D · 2008: -42.7pp · 2024: -25.6pp
• All cycles: 2024: R+25.6 2020: R+25.8 2016: R+37.7 2012: R+43.0 2008: R+42.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.73%
• Current HPI: 220.4452
• Rent YoY: ▼ -0.51%
• 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

-76.5% since first listed

16 events — show timeline

• 2026-06-12 Listed $319,900 Hive MLS
• 2026-02-13 Price Changed $189,900 Hive MLS
• 2026-02-13 Price Changed $209,900 Hive MLS
• 2023-06-29 Listing Removed — Hive MLS
• 2023-06-01 Listed $375,000 Hive MLS
• 2022-02-25 Sold (MLS) $189,900 Hive MLS
• 2022-01-27 Listed $249,900 Hive MLS
• 2007-10-23 Sold (Public Records) $208,000 Public Records
• 2007-10-19 Sold (MLS) $208,000 Hive MLS
• 2007-10-19 Sold (MLS) $208,000 Hive MLS
• 2007-08-20 Listed $209,900 Hive MLS
• 2006-05-31 Sold (MLS) $189,900 Hive MLS
• 2006-05-31 Sold (MLS) $189,900 Hive MLS
• 2005-11-07 Listed $189,900 Hive MLS
• 2005-08-19 Sold (Public Records) $248,000 Public Records
• 2004-01-09 Sold (Public Records) $1,359,600 Public Records

Property tax history

+3.4%/yr

Latest (2025): $992 · -4.3% YoY. Source: county tax records.