2114 Boykin Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$190,000

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 22 Days on market

Built 1989 0.44 ac lot Est $198k · at est.

---

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 +15.6/30.0
• ARV discount +9.3/15.0
• DSCR +4.8/10.0
• 1% rule +3.3/10.0
• 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

This has to be a cash sale. The previous owner never de-titled the mobile home part of it, looks like it was not required back then. Charming 4-Bedroom Home with Character and Potential in Dallas Heights Welcome to this unique 4-bedroom, 2-bathroom home, offering a blend of stick-built and mobile home construction on nearly half an acre (0.44 acres) in the Dallas Heights Subdivision. Built in 1989, this property carries a warm, nostalgic ambiance--reminiscent of ''grandma's house''--while providing ample space and opportunity for a creative new owner to make it their own. Inside, you'll find a cozy family room complete with a fireplace, a kitchen featuring a built-in seating island, and enc

Key facts

• Enclosed porches
• Attached carport
• Fully fenced

Tags

• BUILT IN 1989
• FIREPLACE
• BUILT-IN SEATING ISLAND
• ENCLOSED PORCHES
• ATTACHED CARPORT
• FULLY FENCED

Property features AI

Finance

• Other: Zoning: R3
• Financial info: Information not provided
• HOA & community: Subdivision: Dallas Heights

Exterior

• Parking: Attached garage (1 garage space, 1 total parking space)
• Security: Information not provided
• Utilities: Public water; Public sewer; Natural gas connected; Water connected; Sewer connected; Power connected
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Brick and frame construction; Composition roof; See remarks for additional construction details
• Exterior features: Front porch; Rear porch; Chain link fenced yard; Workshop and outbuilding; Landscaped, rectangular lot; Has a view

Interior

• Kitchen: Refrigerator; Dishwasher; Gas range
• Bedrooms: Information not provided
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Fireplace(s); Central air; Ceiling fan(s)
• Interior features: Kitchen island; Pantry; Tile counters; 7 total rooms; No basement (crawl space)
• Laundry & utility: Laundry room with washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $80 ($963/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 $157k (17.4% below list).
• Recommended offer: $157k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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) — 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); 364 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 41% 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 $6k 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 22 days — a 2% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $120k; list at $190k implies a 58% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% 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 $156,938 (17.4% 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: 0.83% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $198,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4417 Hatteras Dr	0.10mi	4/2.0 (+1)	1,302 (-1%)	12mo	$200,000	$154	78
4212 Winslow Ln	0.49mi	3/2.0	1,311 (-1%)	9mo	$209,900	$160	68
4412 Hatteras Dr	0.08mi	3/2.0	1,188 (-10%)	16mo	$170,000	$143	66
2373 Richwood Dr	0.58mi	3/2.0	1,318 (-0%)	9mo	$205,000	$156	65
2348 Fieldcrest Rd	0.64mi	3/2.0	1,450 (+10%)	3mo	$224,000	$154	52
2323 Basswood Dr	0.73mi	3/2.0	1,284 (-3%)	12mo	$193,000	$150	52
4217 Ervay ST St	0.19mi	2/2.0 (-1)	1,142 (-14%)	15mo	$149,900	$131	52
4204 Field Ct	0.73mi	4/2.0 (+1)	1,410 (+7%)	8mo	$195,000	$138	43
3732 Vera Drive Dr	0.59mi	3/2.0	1,152 (-13%)	13mo	$140,000	$122	41
4004 Crest Ct	0.63mi	3/2.0	1,473 (+12%)	13mo	$205,000	$139	40
4202 Field Ct	0.72mi	3/2.0	1,426 (+8%)	16mo	$184,999	$130	40
2331 Travis Pines Dr. Dr	0.60mi	3/2.0	1,130 (-14%)	11mo	$170,000	$150	39

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: -16.5%
• Equity multiple: 0.43×
• Total profit: $-30,347
• Equity at exit: $28,330

10-year hold

• IRR: -14.1%
• Equity multiple: 0.29×
• Total profit: $-37,907
• Equity at exit: $16,428

Cash invested: $53,200 (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: 364
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$996
• Tax from tax record: −$84 /mo · $1,008/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $80

Break-even live

Break-even rent $1,468

Max offer price $190,000

Occupancy floor 90%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4416 Hatteras Dr Augusta, GA	3.0	2.0	1436	$1,600	$1.11	13d	1	0.08mi
3731 Peach Orchard Rd Augusta, GA	2.0	1.0	960	$1,190	$1.24	13d	1	0.42mi
3731 Peach Orchard Rd Augusta, GA	2.0	1.0	960	$1,220	$1.27	43d	1	0.42mi
2302 Woodsman Dr Augusta, GA	3.0	2.0	1436	$1,475	$1.03	23d	1	0.92mi
2401 Boykin Rd Hephzibah, GA	3.0	2.5	1644	$1,600	$0.97	43d	1	1.19mi
3721 Colbert St Augusta, GA	4.0	2.0	1302	$1,400	$1.08	43d	1	1.31mi
3325 Hamden St Augusta, GA	3.0	2.0	1554	$1,435	$0.92	23d	1	1.41mi

Listing history 25 events

1. 2026-06-18
   days on market $190,000 Active 22 DOM
2. 2026-06-17
   days on market $190,000 Active 21 DOM
3. 2026-06-16
   days on market $190,000 Active 20 DOM
4. 2026-06-15
   days on market $190,000 Active 19 DOM
5. 2026-06-14
   days on market $190,000 Active 17 DOM
6. 2026-06-10
   days on market $190,000 Active 14 DOM
7. 2026-06-09
   days on market $190,000 Active 13 DOM
8. 2026-06-08
   days on market $190,000 Active 12 DOM
9. 2026-06-07
   days on market $190,000 Active 11 DOM
10. 2026-06-03
    days on market $190,000 Active 7 DOM
11. 2026-06-02
    days on market $190,000 Active 6 DOM
12. 2026-06-01
    days on market $190,000 Active 5 DOM
13. 2026-05-31
    days on market $190,000 Active 4 DOM
14. 2026-05-30
    days on market $190,000 Active 3 DOM
15. 2026-05-27
    listed $190,000 Active
16. 2026-01-15
    status Active
17. 2025-12-07
    historical
18. 2025-12-07
    historical
19. 2025-12-03
    historical
20. 2025-09-17
    listed $199,000
21. 2025-09-17
    listed $199,000
22. 2024-06-07
    soldstatus $120,000
23. 2024-06-07
    soldstatus $120,000
24. 2024-05-10
    listed $149,900
25. 2024-05-10
    listed $149,900

ⓘ 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: $1,008 · $84/mo
• Projected year-2 tax: $1,748 · $146/mo
• Expected delta: +$740/yr (+$62/mo · 73.4%)

ⓘ 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 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: $18,833
• − Mortgage interest: −$10,643
• − Property taxes: −$1,008
• − Insurance: −$950
• − Repairs & maintenance: −$1,507
• − Management: −$1,507
• − Depreciation: −$5,527
• Taxable loss: −$2,309
• Est. tax savings @ 24.0%: +$554
• After-tax cash flow: $1,517/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

+26.8% since first listed

11 events — show timeline

• 2026-05-27 Listed $190,000 Hive MLS
• 2026-01-15 Relisted — Hive MLS
• 2025-12-07 Listing Removed — Hive MLS
• 2025-12-07 Listing Removed — Hive MLS
• 2025-12-03 Listing Removed — Hive MLS
• 2025-09-17 Listed $199,000 Hive MLS
• 2025-09-17 Listed $199,000 Hive MLS
• 2024-06-07 Sold (MLS) $120,000 Hive MLS
• 2024-06-07 Sold (MLS) $120,000 Hive MLS
• 2024-05-10 Listed $149,900 Hive MLS
• 2024-05-10 Listed $149,900 Hive MLS

Property tax history

+3.9%/yr

Latest (2025): $1,008 · +17.2% YoY. Source: county tax records.