2820 Stoker Ct · Augusta-Richmond County consolidated government (balance), GA 30815

$199,000

3 bd · 2.0 ba · 1,651 sqft · SingleFamily public records

Built 1998 0.45 ac lot Est $233k · 15% under

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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 +15.2/30.0
• ARV discount +14.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• 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 MLS

Better than new ranch plan home close to everything! Features include 1,651 sq ft of living space, 2 car garage 3 bedrooms, 2 full bathrooms, almost 1/2 acre lot at . 45 perfect for added privacy and space to play, , LVP floors throughout, cul-da-sac lot, established trees, large deck perfect for entertaining, freshly painted, brick exterior, and move in ready! Centrally located to Fort Gordon gate 5, restaurants, shopping, and Bobby Jones I-520. This home has it all at an amazingly affordable price!

Key facts

• 0.45 acre lot
• Garage
• Built 1998

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $68 ($819/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 $183k (8.2% below list).
• Recommended offer: $183k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Willis Foreman Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 332 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; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($70k/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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 4y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,647 (8.2% 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: 0.92% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $232,791
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2211 Altman Way	0.20mi	4/2.0 (+1)	1,574 (-5%)	8mo	$229,900	$146	72
1326 Apache Trl	0.25mi	3/2.0	1,506 (-9%)	9mo	$216,400	$144	67
2046 Bassford Dr	0.32mi	3/2.0	1,876 (+14%)	3mo	$245,000	$131	60
2046 Bassford Dr	0.32mi	3/2.0	1,876 (+14%)	3mo	$245,000	$131	60
2049 Bassford Dr	0.40mi	3/2.0	1,835 (+11%)	22mo	$205,000	$112	44
1495 Brookstone Rd	0.74mi	3/2.0	1,620 (-2%)	23mo	$235,000	$145	44
1494 Brookstone Rd	0.74mi	3/2.0	1,815 (+10%)	10mo	$250,000	$138	40
1503 Brookstone Road Rd	0.67mi	3/2.0	1,829 (+11%)	14mo	$257,000	$141	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: -17.4%
• Equity multiple: 0.40×
• Total profit: $-33,225
• Equity at exit: $29,672

10-year hold

• IRR: -16.3%
• Equity multiple: 0.21×
• Total profit: $-43,909
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,826 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$248 /mo · $2,978/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $68

Break-even live

Break-even rent $1,740

Max offer price $199,000

Occupancy floor 91%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3013 Heron Ct Hephzibah, GA	3.0	2.0	1477	$1,785	$1.21	23d	1	0.26mi
3823 Fairington Dr Hephzibah, GA	3.0	2.0	1380	$1,450	$1.05	14d	1	1.26mi
2933 Easton Dr Hephzibah, GA	4.0	2.5	2038	$2,200	$1.08	43d	1	1.38mi
3881 Crest Dr Hephzibah, GA	3.0	2.0	1400	$1,595	$1.14	14d	1	1.44mi
2629 Anthony Dejuan Pkwy Hephzibah, GA	3.0	2.0	1392	$1,650	$1.19	43d	1	1.45mi
3883 Crest Dr Hephzibah, GA	3.0	2.0	1380	$3,600	$2.61	14d	1	1.45mi

Listing history 14 events

1. 2026-04-27
   status Pending
2. 2026-04-27
   historical
3. 2026-04-27
   historical
4. 2026-03-20
   status Active
5. 2026-03-06
   status Pending
6. 2026-02-13
   listed $199,000 Active
7. 2026-02-13
   listed $199,000
8. 2022-12-01
   soldstatus $222,900
9. 2022-11-29
   soldstatus $222,900 506-char remark

   Show marketing remark (506 chars)

   Better than new ranch plan home close to everything! Features include 1,651 sq ft of living space, 2 car garage 3 bedrooms, 2 full bathrooms, almost 1/2 acre lot at . 45 perfect for added privacy and space to play, , LVP floors throughout, cul-da-sac lot, established trees, large deck perfect for entertaining, freshly painted, brick exterior, and move in ready! Centrally located to Fort Gordon gate 5, restaurants, shopping, and Bobby Jones I-520. This home has it all at an amazingly affordable price!

10. 2022-11-29
    soldstatus $222,900

    Show marketing remark (506 chars)

    Better than new ranch plan home close to everything! Features include 1,651 sq ft of living space, 2 car garage 3 bedrooms, 2 full bathrooms, almost 1/2 acre lot at . 45 perfect for added privacy and space to play, , LVP floors throughout, cul-da-sac lot, established trees, large deck perfect for entertaining, freshly painted, brick exterior, and move in ready! Centrally located to Fort Gordon gate 5, restaurants, shopping, and Bobby Jones I-520. This home has it all at an amazingly affordable price!

11. 2022-10-15
    listed $219,900 506-char remark

    Show marketing remark (506 chars)

    Better than new ranch plan home close to everything! Features include 1,651 sq ft of living space, 2 car garage 3 bedrooms, 2 full bathrooms, almost 1/2 acre lot at . 45 perfect for added privacy and space to play, , LVP floors throughout, cul-da-sac lot, established trees, large deck perfect for entertaining, freshly painted, brick exterior, and move in ready! Centrally located to Fort Gordon gate 5, restaurants, shopping, and Bobby Jones I-520. This home has it all at an amazingly affordable price!

12. 2022-10-15
    listed $219,900

    Show marketing remark (506 chars)

    Better than new ranch plan home close to everything! Features include 1,651 sq ft of living space, 2 car garage 3 bedrooms, 2 full bathrooms, almost 1/2 acre lot at . 45 perfect for added privacy and space to play, , LVP floors throughout, cul-da-sac lot, established trees, large deck perfect for entertaining, freshly painted, brick exterior, and move in ready! Centrally located to Fort Gordon gate 5, restaurants, shopping, and Bobby Jones I-520. This home has it all at an amazingly affordable price!

13. 2021-01-26
    soldstatus $109,000
14. 2003-02-27
    soldstatus $108,900

ⓘ 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: $2,978 · $248/mo
• Projected year-2 tax: $2,978 · $248/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $21,918
• − Mortgage interest: −$11,147
• − Property taxes: −$2,978
• − Insurance: −$995
• − Repairs & maintenance: −$1,753
• − Management: −$1,753
• − Depreciation: −$5,789
• Taxable loss: −$2,498
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $1,419/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

+82.7% since first listed

14 events — show timeline

• 2026-04-27 Pending — Hive MLS
• 2026-04-27 Listing Removed — Hive MLS
• 2026-04-27 Listing Removed — Hive MLS
• 2026-03-20 Relisted — Hive MLS
• 2026-03-06 Pending — Hive MLS
• 2026-02-13 Listed $199,000 Hive MLS
• 2026-02-13 Listed $199,000 Hive MLS
• 2022-12-01 Sold (Public Records) $222,900 Public Records
• 2022-11-29 Sold (MLS) $222,900 Hive MLS
• 2022-11-29 Sold (MLS) $222,900 Hive MLS
• 2022-10-15 Listed $219,900 Hive MLS
• 2022-10-15 Listed $219,900 Hive MLS
• 2021-01-26 Sold (Public Records) $109,000 Public Records
• 2003-02-27 Sold (Public Records) $108,900 Public Records

Property tax history

+4.1%/yr

Latest (2025): $2,978 · +5.0% YoY. Source: county tax records.