4621 Durbin Dr · Evans, GA 30907

$59,995

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 38 Days on market

Built 1978 34 ac lot $69/sqft · 53% below area $579/mo HOA · 37% of rent

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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
• Schools +4.5/10.0
• Livability +3.9/5.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a private retirement community to call home? Wymberly is a gated community home to those 55 of age or older and features a nine hole golf course, multiple fishing ponds, a swimming pool, and club house where many activities are offered for the socially inclined. This particular home has been well maintained and was repainted throughout and had a new metal roof installed 6 years ago. It also features a new screened in porch compliments of Hurricane Helene. The primary bedroom features an en suite bathroom with a walk in shower and the other bathroom was converted into a half bath to offer extra storage. Several of the rooms in the home feature built in cabinets and drawers for ample storage. The kitchen appliances remain with the home and the laundry is located in a separate room off of the carport. There is a small area that is fenced in for those who have a pet. Water and the monthly lot rent are included in the monthly association fee but all other utilities are the responsibility of the homeowner. . This home is convenient to grocery stores, hospitals, theatres, and more but retains the laid back atmosphere for those looking to slow down in life and sit on the screened in porch and watch the world go by.

Key facts

• Gated community
• New metal roof
• Swimming pool

Tags

• GATED COMMUNITY
• NINE HOLE GOLF COURSE
• MULTIPLE FISHING PONDS
• SWIMMING POOL
• CLUB HOUSE
• NEW METAL ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 3.8% 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.
• Market conditions: Rents rising (+1.1%/yr); 334 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $415 of loan paydown is wiped out by about $2k 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

• It's been on market 38 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $27k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $37k; list at $60k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,195 (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. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.58% ✓
• Cap rate: 10.89%
• Cash-on-cash: 16.40%
• DSCR: 1.73
• GRM: 3.2

CMA / ARV

• ARV (median comp): $149,944
• List price: $59,995
• Delta: -59.99%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.14×
• Total profit: $2,408
• Equity at exit: $8,945

10-year hold

• IRR: 10.0%
• Equity multiple: 1.66×
• Total profit: $11,109
• Equity at exit: $5,187

Cash invested: $16,799 (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 30907

• Rents YoY: 1.1%
• Active inventory: 334
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$579
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $230

Break-even live

Break-even rent $1,258

Max offer price $59,995

Occupancy floor 80%

Sensitivity live

Price	-10% $271	-5% $250	+0% $230	+5% $209	+10% $188
Rent	-10% $107	-5% $168	+0% $230	+5% $291	+10% $352
Rate	-1.0pp $260	-0.5pp $245	base $230	+0.5pp $214	+1.0pp $198

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: $14,999
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
336 Deerwood Ct Augusta, GA	3.0	1.5	1064	$1,525	$1.43	44d	1	1.07mi

HOA detail

• Monthly dues: $579 · $6,948/yr
• Likely covers: waterpoolsecurity

Listing history 25 events

1. 2026-06-18
   days on market $59,995 Active 38 DOM
2. 2026-06-17
   days on market $59,995 Active 37 DOM
3. 2026-06-16
   days on market $59,995 Active 36 DOM
4. 2026-06-15
   days on market $59,995 Active 35 DOM
5. 2026-06-14
   days on market $59,995 Active 33 DOM
6. 2026-06-13
   days on market $59,995 Active 32 DOM
7. 2026-06-10
   days on market $59,995 Active 30 DOM
8. 2026-06-09
   days on market $59,995 Active 29 DOM
9. 2026-06-08
   days on market $59,995 Active 28 DOM
10. 2026-06-07
    days on market $59,995 Active 27 DOM
11. 2026-06-03
    days on market $59,995 Active 23 DOM
12. 2026-06-02
    days on market $59,995 Active 22 DOM
13. 2026-06-01
    days on market $59,995 Active 21 DOM
14. 2026-05-31
    days on market $59,995 Active 20 DOM
15. 2026-05-30
    days on market $59,995 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-01-20
    price $59,995

    Show marketing remark (1238 chars)

    Looking for a private retirement community to call home? Wymberly is a gated community home to those 55 of age or older and features a nine hole golf course, multiple fishing ponds, a swimming pool, and club house where many activities are offered for the socially inclined. This particular home has been well maintained and was repainted throughout and had a new metal roof installed 6 years ago. It also features a new screened in porch compliments of Hurricane Helene. The primary bedroom features an en suite bathroom with a walk in shower and the other bathroom was converted into a half bath to offer extra storage. Several of the rooms in the home feature built in cabinets and drawers for ample storage. The kitchen appliances remain with the home and the laundry is located in a separate room off of the carport. There is a small area that is fenced in for those who have a pet. Water and the monthly lot rent are included in the monthly association fee but all other utilities are the responsibility of the homeowner. . This home is convenient to grocery stores, hospitals, theatres, and more but retains the laid back atmosphere for those looking to slow down in life and sit on the screened in porch and watch the world go by.

18. 2026-01-20
    price $59,995 1238-char remark

    Show marketing remark (1238 chars)

    Looking for a private retirement community to call home? Wymberly is a gated community home to those 55 of age or older and features a nine hole golf course, multiple fishing ponds, a swimming pool, and club house where many activities are offered for the socially inclined. This particular home has been well maintained and was repainted throughout and had a new metal roof installed 6 years ago. It also features a new screened in porch compliments of Hurricane Helene. The primary bedroom features an en suite bathroom with a walk in shower and the other bathroom was converted into a half bath to offer extra storage. Several of the rooms in the home feature built in cabinets and drawers for ample storage. The kitchen appliances remain with the home and the laundry is located in a separate room off of the carport. There is a small area that is fenced in for those who have a pet. Water and the monthly lot rent are included in the monthly association fee but all other utilities are the responsibility of the homeowner. . This home is convenient to grocery stores, hospitals, theatres, and more but retains the laid back atmosphere for those looking to slow down in life and sit on the screened in porch and watch the world go by.

19. 2025-10-29
    price $69,995 1238-char remark

    Show marketing remark (1238 chars)

    Looking for a private retirement community to call home? Wymberly is a gated community home to those 55 of age or older and features a nine hole golf course, multiple fishing ponds, a swimming pool, and club house where many activities are offered for the socially inclined. This particular home has been well maintained and was repainted throughout and had a new metal roof installed 6 years ago. It also features a new screened in porch compliments of Hurricane Helene. The primary bedroom features an en suite bathroom with a walk in shower and the other bathroom was converted into a half bath to offer extra storage. Several of the rooms in the home feature built in cabinets and drawers for ample storage. The kitchen appliances remain with the home and the laundry is located in a separate room off of the carport. There is a small area that is fenced in for those who have a pet. Water and the monthly lot rent are included in the monthly association fee but all other utilities are the responsibility of the homeowner. . This home is convenient to grocery stores, hospitals, theatres, and more but retains the laid back atmosphere for those looking to slow down in life and sit on the screened in porch and watch the world go by.

20. 2025-08-27
    listed $86,995 Active 1238-char remark

    Show marketing remark (1238 chars)

    Looking for a private retirement community to call home? Wymberly is a gated community home to those 55 of age or older and features a nine hole golf course, multiple fishing ponds, a swimming pool, and club house where many activities are offered for the socially inclined. This particular home has been well maintained and was repainted throughout and had a new metal roof installed 6 years ago. It also features a new screened in porch compliments of Hurricane Helene. The primary bedroom features an en suite bathroom with a walk in shower and the other bathroom was converted into a half bath to offer extra storage. Several of the rooms in the home feature built in cabinets and drawers for ample storage. The kitchen appliances remain with the home and the laundry is located in a separate room off of the carport. There is a small area that is fenced in for those who have a pet. Water and the monthly lot rent are included in the monthly association fee but all other utilities are the responsibility of the homeowner. . This home is convenient to grocery stores, hospitals, theatres, and more but retains the laid back atmosphere for those looking to slow down in life and sit on the screened in porch and watch the world go by.

21. 2025-08-27
    listed $69,995 Active

    Show marketing remark (1238 chars)

    Looking for a private retirement community to call home? Wymberly is a gated community home to those 55 of age or older and features a nine hole golf course, multiple fishing ponds, a swimming pool, and club house where many activities are offered for the socially inclined. This particular home has been well maintained and was repainted throughout and had a new metal roof installed 6 years ago. It also features a new screened in porch compliments of Hurricane Helene. The primary bedroom features an en suite bathroom with a walk in shower and the other bathroom was converted into a half bath to offer extra storage. Several of the rooms in the home feature built in cabinets and drawers for ample storage. The kitchen appliances remain with the home and the laundry is located in a separate room off of the carport. There is a small area that is fenced in for those who have a pet. Water and the monthly lot rent are included in the monthly association fee but all other utilities are the responsibility of the homeowner. . This home is convenient to grocery stores, hospitals, theatres, and more but retains the laid back atmosphere for those looking to slow down in life and sit on the screened in porch and watch the world go by.

22. 2025-08-27
    listed $59,995 Active

    Show marketing remark (1238 chars)

    Looking for a private retirement community to call home? Wymberly is a gated community home to those 55 of age or older and features a nine hole golf course, multiple fishing ponds, a swimming pool, and club house where many activities are offered for the socially inclined. This particular home has been well maintained and was repainted throughout and had a new metal roof installed 6 years ago. It also features a new screened in porch compliments of Hurricane Helene. The primary bedroom features an en suite bathroom with a walk in shower and the other bathroom was converted into a half bath to offer extra storage. Several of the rooms in the home feature built in cabinets and drawers for ample storage. The kitchen appliances remain with the home and the laundry is located in a separate room off of the carport. There is a small area that is fenced in for those who have a pet. Water and the monthly lot rent are included in the monthly association fee but all other utilities are the responsibility of the homeowner. . This home is convenient to grocery stores, hospitals, theatres, and more but retains the laid back atmosphere for those looking to slow down in life and sit on the screened in porch and watch the world go by.

23. 1994-07-12
    soldstatus $36,800
24. 1993-03-07
    soldstatus $29,900
25. 1992-11-01
    soldstatus $23,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥105°F today · 16 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: $18,581
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − HOA: −$6,948
• − Depreciation: −$1,745
• Taxable income: $2,354
• Est. tax owed @ 24.0%: −$565
• After-tax cash flow: $2,191/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

• County: Columbia County · 154,184 people
• City population: 54,743
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 46,975
• Household income: $81,912
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 983.0

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 (69%)
• Race & ethnicity: White 69% Black 13% Asian 7% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Vietnamese 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: ▼ -174.93%
• Current HPI: 233.5167
• Rent YoY: ▲ 1.12%
• 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

+160.8% since first listed

10 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-01-20 Price Changed $59,995 Hive MLS
• 2026-01-20 Price Changed $59,995 AMLS
• 2025-10-29 Price Changed $69,995 AMLS
• 2025-08-27 Listed $86,995 AMLS
• 2025-08-27 Listed $59,995 Hive MLS
• 2025-08-27 Listed $69,995 Hive MLS
• 1994-07-12 Sold (Public Records) $36,800 Public Records
• 1993-03-07 Sold (Public Records) $29,900 Public Records
• 1992-11-01 Sold (Public Records) $23,000 Public Records