5076 Captain Dr · Augusta-Richmond County consolidated government (balance), GA 30813

$255,550

5 bd · 3.0 ba · 2,388 sqft · SingleFamily public records · 85 Days on market

Built 2023 Good condition 8,276 sqft lot Garage $107/sqft · 16% below area Est $306k · 16% under $25/mo HOA · 1% of rent ↓ 11% 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).

• ARV discount +14.9/15.0
• Cash flow +14.3/30.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Condition / age +4.0/5.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Schools +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Captain's Corner! This spacious home offers over 2,300 square feet with 5 bedrooms and 3 full baths, providing plenty of room for both everyday living and entertaining. The open-concept floor plan creates a seamless flow between the living, dining, and kitchen areas. The kitchen features a center island and an oversized pantry, perfect for storage and meal prep. A convenient main-level bedroom and full bath offer flexibility for guests or a home office. Upstairs, you'll find a versatile loft ideal for a second living area, media room, or play space. The owner's suite is a true retreat with a private bath complete with a soaking tub, walk-in shower, and dual vanities. Three additional bedrooms, a full hall bath, and a centrally located laundry room add to the home's functionality. All of this in a great location--don't miss your opportunity to make it yours!

Key facts

• Main-level bedroom
• Private bath
• Center island

Tags

• OPEN-CONCEPT FLOOR PLAN
• CENTER ISLAND
• OVERSIZED PANTRY
• MAIN-LEVEL BEDROOM
• VERSATILE LOFT
• PRIVATE BATH

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $256k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $46 ($557/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 $235k (8.2% below list).
• Recommended offer: $235k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.2% 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: Belair K-8 School (math 18% / reading 20%, grade F, #917 of 1,228 statewide, top 75%, 1,032 students, 98% FRL); Langford Middle School (math 2% / reading 14%, grade F, #445 of 470 statewide, top 95%, 731 students, 98% FRL); Academy of Richmond County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,141 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 rising (+1.1%/yr); 856 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($87k/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 $2k of loan paydown is wiped out by about $8k 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 85 days — a 6% lower offer ($240k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $42k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 57% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,532 (8.2% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $305,627
• List price: $255,550
• Delta: -2.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3032 Pepperhill Dr	0.10mi	5/3.0	2,556 (+7%)	2mo	$351,900	$138	82
5155 Captain Drive Dr #149	0.22mi	5/3.0	2,511 (+5%)	2mo	$346,430	$138	80
5168 Captain Dr #157	0.22mi	5/3.0	2,511 (+5%)	1mo	$335,000	$133	80
5179 Captain Dr #143	0.28mi	5/3.0	2,511 (+5%)	5mo	$341,430	$136	74
1388 Admiral Ave #118	0.32mi	5/3.0	2,511 (+5%)	4mo	$379,165	$151	73
1380 Admiral Ave #116	0.32mi	5/3.0	2,511 (+5%)	4mo	$379,270	$151	73
7008 Blackberry Dr	0.41mi	5/3.0	2,556 (+7%)	7mo	$325,500	$127	63
5050 Vine Ln	0.51mi	5/3.0	2,535 (+6%)	4mo	$344,900	$136	63
4611 Martha's Way	0.47mi	4/2.5 (-1)	2,536 (+6%)	0mo	$309,000	$122	60
1384 Admiral Avenue Ave #117	0.32mi	5/3.5	2,721 (+14%)	0mo	$375,000	$138	59
1376 Admiral Ave #115	0.31mi	5/3.5	2,721 (+14%)	2mo	$380,000	$140	58
1392 Admiral Ave #119	0.31mi	5/3.5	2,721 (+14%)	5mo	$400,000	$147	56

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 · 1.15% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.40×
• Total profit: $-42,682
• Equity at exit: $38,103

10-year hold

• IRR: -13.0%
• Equity multiple: 0.30×
• Total profit: $-50,066
• Equity at exit: $22,095

Cash invested: $71,554 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 26 active · 19 under contract
• Months of supply: 6.8 mo (15%/mo absorbed)
• Median asking: $340,450 ($157/sqft)
• Median days on market: 69 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -18.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30813

• Home prices YoY: -29.2%
• Rents YoY: 1.1%
• Active inventory: 856
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,345 high
• Mortgage (P&I): −$1,340
• Tax from tax record: −$335 /mo · $4,018/yr
• Insurance: −$106
• HOA: −$25
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $46

Break-even live

Break-even rent $2,287

Max offer price $255,550

Occupancy floor 93%

Sensitivity live

Price	-10% $191	-5% $119	+0% $46	+5% $-26	+10% $-98
Rent	-10% $-139	-5% $-46	+0% $46	+5% $139	+10% $232
Rate	-1.0pp $175	-0.5pp $111	base $46	+0.5pp $-20	+1.0pp $-87

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: $63,888
• Closing costs: $7,666
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Porter Ln Grovetown, GA	4.0	3.0	2160	$1,950	$0.90	63d	1	0.19mi
134 Barbara St Grovetown, GA	4.0	2.5	1701	$1,820	$1.07	93d	1	0.96mi
1210 Belgrove Dr Augusta, GA	4.0	2.5	2302	$2,500	$1.09	72d	1	1.14mi
302 Dorn St Grovetown, GA	4.0	3.0	1698	$1,960	$1.15	93d	1	1.26mi
5029 Copse Dr Augusta, GA	4.0	2.0	2081	$2,050	$0.99	72d	1	1.32mi
5412 Copse Dr Augusta, GA	4.0	3.0	2664	$2,200	$0.83	63d	1	1.40mi

Property features AI

Finance

• HOA & community: Homeowners association with $300 annual fee ($25/month equivalent)

Exterior

• Parking: Attached garageGarage faces front2 total parking spaces (2 garage spaces)
• Utilities: Public waterPublic sewerWater connectedSewer availableCable available
• Home design: Single-family residenceTwo levelsEntry level: 1
• Construction: Vinyl siding and frame constructionComposition roofSlab foundationBuilt as residential single-family home
• Exterior features: Covered patioPatioPaved road frontageCity street and state road accessSidewalksStreet lights

Interior

• Kitchen: RangeDishwasherMicrowave
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: CarpetVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump heatingElectric heatingCentral air conditioningCeiling fans
• Interior features: Walk-in closetsEntrance foyerKitchen islandPantryEat-in kitchenHas view
• Laundry & utility: Washer hookupElectric water heater

Listing history 50 events

1. 2026-08-08
   days on market $255,550 Active 85 DOM
2. 2026-08-07
   pricestatusdays on marketlisting id $255,550 Active 84 DOM
3. 2026-08-06
   days on market $269,000 Back On Market 90 DOM
4. 2026-08-05
   statusdays on marketlisting id $269,000 Back On Market 89 DOM
5. 2026-07-31
   days on market $269,000 Active 81 DOM
6. 2026-07-30
   days on market $269,000 Active 80 DOM
7. 2026-07-29
   days on market $269,000 Active 79 DOM
8. 2026-07-27
   days on market $269,000 Active 77 DOM
9. 2026-07-25
   days on market $269,000 Active 75 DOM
10. 2026-07-23
    days on market $269,000 Active 73 DOM
11. 2026-07-22
    days on market $269,000 Active 72 DOM
12. 2026-07-21
    days on market $269,000 Active 71 DOM
13. 2026-07-18
    days on market $269,000 Active 68 DOM
14. 2026-07-16
    days on market $269,000 Active 66 DOM
15. 2026-07-16
    days on market $269,000 Active 65 DOM
16. 2026-07-14
    days on market $269,000 Active 64 DOM
17. 2026-07-13
    days on market $269,000 Active 63 DOM
18. 2026-07-12
    days on market $269,000 Active 62 DOM
19. 2026-07-11
    days on market $269,000 Active 61 DOM
20. 2026-07-10
    days on market $269,000 Active 60 DOM
21. 2026-07-09
    days on market $269,000 Active 59 DOM
22. 2026-07-08
    days on market $269,000 Active 58 DOM
23. 2026-07-07
    pricedays on market $269,000 Active 57 DOM
24. 2026-07-06
    days on market $283,000 Active 56 DOM
25. 2026-07-05
    days on market $283,000 Active 55 DOM
26. 2026-07-04
    days on market $283,000 Active 54 DOM
27. 2026-07-03
    days on market $283,000 Active 53 DOM
28. 2026-07-02
    days on market $283,000 Active 52 DOM
29. 2026-07-01
    days on market $283,000 Active 51 DOM
30. 2026-06-30
    days on market $283,000 Active 50 DOM
31. 2026-06-29
    days on market $283,000 Active 49 DOM
32. 2026-06-28
    days on market $283,000 Active 48 DOM
33. 2026-06-28
    days on market $283,000 Active 47 DOM
34. 2026-06-27
    days on market $283,000 Active 46 DOM
35. 2026-06-25
    days on market $283,000 Active 44 DOM
36. 2026-06-23
    days on market $283,000 Active 42 DOM
37. 2026-06-21
    days on market $283,000 Active 41 DOM
38. 2026-06-18
    days on market $283,000 Active 38 DOM
39. 2026-06-17
    days on market $283,000 Active 37 DOM
40. 2026-06-16
    days on market $283,000 Active 36 DOM
41. 2026-06-15
    days on market $283,000 Active 35 DOM
42. 2026-06-14
    days on market $283,000 Active 33 DOM
43. 2026-06-10
    days on market $283,000 Active 30 DOM
44. 2026-06-09
    days on market $283,000 Active 29 DOM
45. 2026-06-09
    pricedays on marketlisting id $283,000 Active 28 DOM
46. 2026-06-08
    days on market $297,500 Active 34 DOM

    Show marketing remark (880 chars)

    Welcome to Captain's Corner! This spacious home offers over 2,300 square feet with 5 bedrooms and 3 full baths, providing plenty of room for both everyday living and entertaining. The open-concept floor plan creates a seamless flow between the living, dining, and kitchen areas. The kitchen features a center island and an oversized pantry, perfect for storage and meal prep. A convenient main-level bedroom and full bath offer flexibility for guests or a home office. Upstairs, you'll find a versatile loft ideal for a second living area, media room, or play space. The owner's suite is a true retreat with a private bath complete with a soaking tub, walk-in shower, and dual vanities. Three additional bedrooms, a full hall bath, and a centrally located laundry room add to the home's functionality. All of this in a great location--don't miss your opportunity to make it yours!

47. 2026-06-07
    days on market $297,500 Active 33 DOM
48. 2026-06-03
    days on market $297,500 Active 29 DOM
49. 2026-06-02
    days on market $297,500 Active 28 DOM
50. 2026-06-01
    days on market $297,500 Active 27 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: $4,018 · $335/mo
• Projected year-2 tax: $4,018 · $335/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 6/10 Major 6 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 57% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,144
• − Mortgage interest: −$14,315
• − Property taxes: −$4,018
• − Insurance: −$1,278
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − HOA: −$300
• − Depreciation: −$7,434
• Taxable loss: −$3,703
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $1,446/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab Est. rehab $11,940–$35,820 screening

This spacious single-family home is in good condition with recent updates, making it move-in ready for both resale and rental markets.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Replace carpet in bedrooms — Carpet can be worn and is less durable than hardwood or tile. ↑
• Both Install new light fixtures — New fixtures can improve the home's curb appeal and functionality. ↑
• Both Add smart home features — Smart home features can increase home value and appeal to tech-savvy buyers/tenants. ↑
• Both Install smart thermostat — A smart thermostat can save energy and appeal to eco-conscious buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 11/100

Zoned Schools

Elementary Belair K-8 School F GA #917/1,228 Nat'l #34,564/41,679 Middle Langford Middle School F GA #445/470 Nat'l #13,582/14,009 High Westside High School F GA #385/424 Nat'l #16,721/17,239

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: Columbia County · 200,753 people
• City population: 154,035
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 52,466
• Household income: $86,923
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 10% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 51% Black 29% Hispanic / Latino 11% Two or more races 10% Asian 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Italian 2% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 88% English-only · Spanish 7% German/W. Germanic 2% Other Indo-European 1%

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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: ▼ -96.24%
• Current HPI: 233.821
• Rent YoY: ▲ 1.15%
• Metro: Augusta-Richmond County, GA-SC
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• HOA & community: Homeowners association with $300 annual fee ($25/month equivalent)

Exterior

• Parking: Attached garageGarage faces front2 total parking spaces (2 garage spaces)
• Utilities: Public waterPublic sewerWater connectedSewer availableCable available
• Home design: Single-family residenceTwo levelsEntry level: 1
• Construction: Vinyl siding and frame constructionComposition roofSlab foundationBuilt as residential single-family home
• Exterior features: Covered patioPatioPaved road frontageCity street and state road accessSidewalksStreet lights

Interior

• Kitchen: RangeDishwasherMicrowave
• Bedrooms: Bedrooms with walk-in closet(s)
• Flooring: CarpetVinyl
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump heatingElectric heatingCentral air conditioningCeiling fans
• Interior features: Walk-in closetsEntrance foyerKitchen islandPantryEat-in kitchenHas view
• Laundry & utility: Washer hookupElectric water heater

Price history

-11.0% since first listed

14 events — show timeline

• 2026-06-08 Price Changed $283,000 Hive MLS
• 2026-06-08 Price Changed $283,000 GAMLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-05 Listed $297,500 Hive MLS
• 2026-05-05 Listed $297,500 Hive MLS
• 2026-05-05 Listed $297,500 GAMLS
• 2026-03-04 Listing Removed — Hive MLS
• 2026-03-04 Listing Removed — Hive MLS
• 2026-01-18 Listed $366,000 Hive MLS
• 2026-01-17 Listed $366,000 Hive MLS
• 2023-04-24 Sold (MLS) $317,830 Hive MLS
• 2023-04-24 Sold (MLS) $317,830 Hive MLS
• 2023-03-02 Listed $317,830 Hive MLS
• 2023-03-02 Listed $317,830 Hive MLS

Property tax history

+100.6%/yr

Latest (2025): $4,018 · +6.7% YoY. Source: county tax records.