904 Hunting Horn Way · Evans, GA 30809

$285,000

4 bd · 2.0 ba · 1,835 sqft · Other public records

Built 1992 0.33 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 +14.1/30.0
• ARV discount +7.5/15.0
• Schools +4.5/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 4-bedroom, 2.5-bath home in Evans! Fresh paint, modern light fixtures, and brand new laminate floors create a fresh feel. The sunken living room, with a cozy fireplace, opens right into a lovely formal dining room featuring a beautiful window wall. The large eat-in kitchen leads to a spacious deck, perfect for entertaining. With new carpet in the bedrooms and a large owner's suite offering a separate shower and garden tub, this home is move-in ready. Conveniently located near the river and Evans Towne Center Park, this is Evans living at its finest! Seller Licensed Real Estate Agent

Key facts

• 0.33 acre lot
• Garage
• Built 1992

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $285k.

Deal economics

• At list price, monthly cash flow is $43 ($514/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 $219k (23.3% below list).
• Recommended offer: $219k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.7% 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: Riverside Elementary School (math 61% / reading 59%, grade B-, #126 of 1,228 statewide, top 10%, 701 students, 23% FRL); Riverside Middle School (math 60% / reading 62%, grade B+, #36 of 470 statewide, top 8%, 757 students, 19% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.
• Current owner paid $122k; list at $285k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $218,721 (23.3% 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. 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?
3. 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?
4. 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.
5. 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.
6. 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: 0.77% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.64%
• DSCR: 1.03
• GRM: 10.9

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: -18.3%
• Equity multiple: 0.37×
• Total profit: $-50,006
• Equity at exit: $42,494

10-year hold

• IRR: -16.7%
• Equity multiple: 0.18×
• Total profit: $-65,380
• Equity at exit: $24,642

Cash invested: $79,800 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,187 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$72 /mo · $861/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $43

Break-even live

Break-even rent $2,133

Max offer price $285,000

Occupancy floor 93%

Sensitivity live

Price	-10% $204	-5% $123	+0% $43	+5% $-38	+10% $-119
Rent	-10% $-130	-5% $-44	+0% $43	+5% $129	+10% $216
Rate	-1.0pp $186	-0.5pp $115	base $43	+0.5pp $-31	+1.0pp $-106

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
928 Hunting Horn Way W Evans, GA	3.0	2.5	2183	$2,250	$1.03	15d	1	0.19mi
948 Hunting Horn Way W Evans, GA	4.0	2.0	1839	$2,000	$1.09	45d	1	0.27mi
4102 Striped Maple Grv Evans, GA	3.0	2.0	1711	$1,800	$1.05	25d	1	0.48mi
1100 Autumn Blaze Ln Evans, GA	4.0	2.5	2184	$2,300	$1.05	45d	1	0.53mi
1100 Autumn Blaze Ln Evans, GA	4.0	2.5	2184	$2,300	$1.05	25d	1	0.53mi
325 Hogan Way Evans, GA	3.0	2.5	1776	$1,625	$0.91	45d	1	0.54mi
311 Hogan Way Evans, GA	3.0	2.5	2050	$2,000	$0.98	45d	1	0.57mi
202 Nicklaus Ct Evans, GA	3.0	2.5	1895	$1,900	$1.00	25d	1	0.62mi
925 Sawbuck Way Evans, GA	3.0	2.5	2076	$2,235	$1.08	45d	1	1.00mi
929 Sawbuck Way Evans, GA	4.0	2.5	2113	$2,100	$0.99	15d	1	1.01mi
929 Sawbuck Way Evans, GA	4.0	2.5	2113	$2,100	$0.99	45d	1	1.01mi
1010 Barrett Dr Evans, GA	4.0	2.5	2345	$2,400	$1.02	25d	1	1.45mi
1010 Barrett Dr Evans, GA	4.0	2.5	2345	$2,400	$1.02	23d	1	1.45mi

Listing history 7 events

1. 2026-04-15
   historical
2. 2026-04-15
   status Pending
3. 2026-04-14
   historical
4. 2026-04-09
   listed $285,000 Active
5. 2026-04-09
   listed $285,000
6. 1994-11-09
   soldstatus $122,302
7. 1992-03-10
   soldstatus $19,500

ⓘ 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: $861 · $72/mo
• Projected year-2 tax: $2,622 · $218/mo
• Expected delta: +$1,761/yr (+$147/mo · 204.5%)

ⓘ 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 6/10 Major 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $26,247
• − Mortgage interest: −$15,964
• − Property taxes: −$861
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,100
• − Management: −$2,100
• − Depreciation: −$8,291
• Taxable loss: −$4,494
• Est. tax savings @ 24.0%: +$1,079
• After-tax cash flow: $1,593/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

• Census place: Evans, GA
• 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

+1361.5% since first listed

7 events — show timeline

• 2026-04-15 Listing Removed — Hive MLS
• 2026-04-15 Pending — Hive MLS
• 2026-04-14 Listing Removed — Hive MLS
• 2026-04-09 Listed $285,000 Hive MLS
• 2026-04-09 Listed $285,000 Hive MLS
• 1994-11-09 Sold (Public Records) $122,302 Public Records
• 1992-03-10 Sold (Public Records) $19,500 Public Records

Property tax history

-6.1%/yr

Latest (2025): $861 · -2.1% YoY. Source: county tax records.