2432-A Tobacco Rd · Augusta-Richmond County consolidated government (balance), GA 30815

$50,000

2 bd · 2.0 ba · 980 sqft · Other · 38 Days on market

Built 1992

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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. ~~ 1992 Gateway Homes Cascade Economy II Mobile Home spanning 14x70 and 980 square foot with 2 Bedrooms and 2 Bathrooms - Key features include Kitchen with Bar, Large Living Room area, and Dedicated Laundry Room space. Recent updates include new carpet and newer floors, new range, new refrigerator, and newer heat pump. ~~ 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

Key facts

• New carpet
• Kitchen with bar
• New range

Tags

• KITCHEN WITH BAR
• LARGE LIVING ROOM AREA
• DEDICATED LAUNDRY ROOM SPACE
• NEW CARPET
• NEWER FLOORS
• NEW RANGE

Property features AI

Finance

• Financial info: Land is leased with a monthly land lease of $400
• HOA & community: Association handles grounds maintenance, taxes and trash (other/none options also listed)

Exterior

• Parking: Shared driveway; Detached parking (unpaved); No garage; Other parking (see remarks)
• Utilities: Public water; Water connected/available; Sewer available (options listed include private sewer, septic, holding tank, shared septic); Cable available; Underground utilities; Other utility services (see remarks)
• Home design: Manufactured home (residential); One level / one story; Entry level: 1; Faces (see remarks)
• Construction: Built with metal siding, aluminum siding, block and frame; Raised foundation with pier/post supports; Aluminum/metal roof (see remarks)
• Exterior features: Covered front and rear porch; Deck; Patio (see remarks); Other exterior features (see remarks); No pool; No fencing; Has view; Other structures (see remarks)

Interior

• Kitchen: Electric oven (built-in, self-cleaning); Range / electric range; Refrigerator; Vented exhaust fan; Electric water heater
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air; Heat pump; Central air; Ceiling fans; Other/no heating noted; Other/no cooling noted
• Interior features: Walk-in closets; Kitchen island; Ceiling fans; Built-in features; Dry bar; Eat-in kitchen; Window coverings; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 22.7% 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 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $346 of loan paydown is wiped out by about $2k 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 $14k 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 ($48k) 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, 71% 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 $48,500 (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: 2.48% ✓
• Cap rate: 22.66%
• Cash-on-cash: 58.47%
• DSCR: 3.60
• GRM: 3.4

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: 53.8%
• Equity multiple: 3.26×
• Total profit: $31,700
• Equity at exit: $7,455

10-year hold

• IRR: 57.8%
• Equity multiple: 5.96×
• Total profit: $69,471
• Equity at exit: $4,323

Cash invested: $14,000 (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: 3.4×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$13 /mo · $159/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $682

Break-even live

Break-even rent $375

Max offer price $50,000

Occupancy floor 40%

Sensitivity live

Price	-10% $710	-5% $696	+0% $682	+5% $668	+10% $654
Rent	-10% $584	-5% $633	+0% $682	+5% $731	+10% $780
Rate	-1.0pp $707	-0.5pp $695	base $682	+0.5pp $669	+1.0pp $656

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	1.09mi
3731 Peach Orchard Rd Augusta, GA	2.0	1.0	960	$1,190	$1.24	14d	1	1.41mi
3731 Peach Orchard Rd Augusta, GA	2.0	1.0	960	$1,220	$1.27	44d	1	1.41mi

Listing history 17 events

1. 2026-06-18
   days on market $50,000 Active 38 DOM
2. 2026-06-17
   days on market $50,000 Active 37 DOM
3. 2026-06-16
   days on market $50,000 Active 36 DOM
4. 2026-06-15
   days on market $50,000 Active 35 DOM
5. 2026-06-14
   days on market $50,000 Active 33 DOM
6. 2026-06-10
   days on market $50,000 Active 30 DOM
7. 2026-06-09
   days on market $50,000 Active 29 DOM
8. 2026-06-08
   days on market $50,000 Active 28 DOM
9. 2026-06-07
   days on market $50,000 Active 27 DOM
10. 2026-06-03
    days on market $50,000 Active 23 DOM
11. 2026-06-02
    days on market $50,000 Active 22 DOM
12. 2026-06-01
    days on market $50,000 Active 21 DOM
13. 2026-05-31
    days on market $50,000 Active 20 DOM
14. 2026-05-30
    days on market $50,000 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-04-21
    listed $50,000 Active
17. 2026-04-21
    listed $50,000 Active 871-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: $460 · $38/mo
• Expected delta: +$301/yr (+$25/mo · 190.0%)

ⓘ 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 71% 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: $14,861
• − Mortgage interest: −$2,801
• − Property taxes: −$159
• − Insurance: −$250
• − Repairs & maintenance: −$1,189
• − Management: −$1,189
• − Depreciation: −$1,455
• Taxable income: $7,819
• Est. tax owed @ 24.0%: −$1,877
• After-tax cash flow: $6,309/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 $50,000 Hive MLS
• 2026-04-21 Listed $50,000 Hive MLS

Property tax history

-8.0%/yr

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