3007 Mistletoe Ave · Augusta-Richmond County consolidated government (balance), GA 30815

$129,900

3 bd · 2.0 ba · 1,026 sqft · SingleFamily public records · 14 Days on market

Built 1985 9,583 sqft lot Est $141k · 8% under

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Why this score? — see what drove the C+ 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 +26.4/30.0
• ARV discount +10.9/15.0
• DSCR +9.0/10.0
• 1% rule +6.8/10.0
• 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

Wonderfully redone home Freshly painted inside and out, updated Kitchen with new counter tops and new stainless steel appliances, updated bathrooms, New flooring throughout and a New Roof. One of the Owners is a licensed agent in the state of GA and SC. Call for a tour today.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1985

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Off-street parking with a parking pad (1 parking space)
• Utilities: Public water; Public sewer; Electricity available; Natural gas available
• Home design: Single-family residence (house); Resale property; Built in 1985
• Construction: Wood siding; Composition roof; Slab foundation
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating with forced air; Central air conditioning
• Interior features: One-level layout; Fireplace in the family room; Other interior features
• Laundry & utility: Laundry features listed as other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 9.4% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — 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: area grade C — 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: Meadowbrook Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 497 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $898 of loan paydown is wiped out by about $4k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 13y 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 $71k; list at $130k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 66% 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 $129,900

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. 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.
3. 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.
4. 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: 1.18% ✓
• Cap rate: 9.44%
• Cash-on-cash: 11.25%
• DSCR: 1.50
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $140,562
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3019 Mistletoe Ave	0.10mi	3/2.0	1,026 (0%)	1mo	$180,000	$175	94
3026 Mistletoe Ave	0.12mi	3/2.0	1,066 (+4%)	7mo	$160,000	$150	82
3004 Green Forest Dr	0.07mi	3/1.5	1,112 (+8%)	0mo	$112,000	$101	80
3016 Green Forest Drive Dr	0.04mi	3/2.0	999 (-3%)	23mo	$120,900	$121	74
2914 Butler Manor Dr	0.17mi	3/1.5	1,100 (+7%)	6mo	$100,000	$91	73
3516 Windermere Dr	0.36mi	3/1.5	1,093 (+6%)	2mo	$150,000	$137	69
2812 Bennington Dr	0.62mi	3/2.0	1,048 (+2%)	2mo	$160,000	$153	66
3524 Edgeworth Dr	0.42mi	3/2.0	1,100 (+7%)	6mo	$165,000	$150	63
3421 Morgan Rd	0.19mi	3/2.0	1,081 (+5%)	22mo	$129,900	$120	63
2838 Butler Manor Dr	0.36mi	3/1.5	1,136 (+11%)	17mo	$155,000	$136	50
2816 Cranbrook DR Dr	0.66mi	3/2.0	1,080 (+5%)	17mo	$164,900	$153	46
3003 Cromwell Ct	0.57mi	3/1.5	1,159 (+13%)	22mo	$115,000	$99	32

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: -2.9%
• Equity multiple: 0.89×
• Total profit: $-3,825
• Equity at exit: $19,369

10-year hold

• IRR: 3.2%
• Equity multiple: 1.20×
• Total profit: $7,273
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,536 high
• Mortgage (P&I): −$681
• Tax from tax record: −$137 /mo · $1,641/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $341

Break-even live

Break-even rent $1,104

Max offer price $129,900

Occupancy floor 73%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2834 Brentway Dr Hephzibah, GA	3.0	2.0	1475	$1,600	$1.08	43d	1	0.30mi
3524 Edgeworth Dr Hephzibah, GA	3.0	2.0	1200	$1,295	$1.08	23d	1	0.40mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	43d	1	0.49mi
3543 Windermere Dr Hephzibah, GA	4.0	2.0	1394	$1,550	$1.11	43d	1	0.56mi
3543 Windermere Dr Hephzibah, GA	4.0	2.0	1394	$1,550	$1.11	23d	1	0.56mi
2727 Barclay St Hephzibah, GA	4.0	2.0	1430	$1,234	$0.86	43d	1	0.70mi
3613 Alene Cir Augusta, GA	3.0	2.0	1260	$1,325	$1.05	13d	1	0.77mi
2817 Ridgecrest Dr Hephzibah, GA	4.0	2.0	1257	$1,495	$1.19	43d	1	0.80mi
3001 Alene Ct Augusta, GA	4.0	2.0	1288	$1,631	$1.27	23d	1	0.81mi
1010 Horizon Ridge Dr Hephzibah, GA	1.0–3.0	1.0–2.0	936	$1,196	$1.28	13d	1	0.81mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	43d	1	0.85mi
2631 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,430	$1.02	13d	1	0.99mi
2604 Edmonton Ct Hephzibah, GA	3.0	2.0	1343	$1,190	$0.89	13d	1	1.10mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1377	$1,600	$1.16	23d	1	1.11mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1400	$1,600	$1.14	43d	1	1.11mi
2609 Dublin Dr Augusta, GA	3.0	2.0	1400	$1,395	$1.00	13d	1	1.12mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	43d	1	1.17mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	23d	1	1.17mi
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	43d	1	1.23mi
2524 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,700	$1.21	43d	1	1.27mi
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	23d	1	1.27mi
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$970	$0.90	23d	6	1.37mi
2708 Blossom Dr Unit B Augusta, GA	2.0	1.5	896	$950	$1.06	43d	1	1.46mi

Listing history 11 events

1. 2026-06-18
   days on market $129,900 Active 14 DOM
2. 2026-06-18
   status $129,900 Active 13 DOM
3. 2026-06-17
   days on market $129,900 New 13 DOM
4. 2026-06-16
   days on market $129,900 New 12 DOM
5. 2026-06-15
   days on market $129,900 New 11 DOM
6. 2026-06-14
   days on market $129,900 New 9 DOM
7. 2026-06-10
   days on market $129,900 New 6 DOM
8. 2026-06-09
   days on market $129,900 New 5 DOM
9. 2026-06-08
   days on market $129,900 New 4 DOM
10. 2026-06-07
    remarks 245-char remark
11. 2026-06-07
    listed $129,900 New 3 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: $1,641 · $137/mo
• Projected year-2 tax: $1,641 · $137/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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $18,427
• − Mortgage interest: −$7,276
• − Property taxes: −$1,641
• − Insurance: −$650
• − Repairs & maintenance: −$1,474
• − Management: −$1,474
• − Depreciation: −$3,779
• Taxable income: $2,132
• Est. tax owed @ 24.0%: −$512
• After-tax cash flow: $3,580/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

+182.4% since first listed

15 events — show timeline

• 2026-06-04 Listed $129,900 GAMLS
• 2018-08-14 Sold (Public Records) $71,000 Public Records
• 2018-08-08 Sold (MLS) $71,000 Hive MLS
• 2018-08-08 Sold (MLS) $71,000 Hive MLS
• 2018-07-17 Listed $75,000 Hive MLS
• 2018-07-17 Listed $75,000 Hive MLS
• 2018-05-01 Sold (MLS) $25,000 Hive MLS
• 2018-05-01 Sold (MLS) $25,000 Hive MLS
• 2018-04-12 Listed $35,000 Hive MLS
• 2018-04-12 Listed $35,000 Hive MLS
• 2014-01-31 Sold (MLS) $29,000 Hive MLS
• 2014-01-31 Sold (MLS) $29,000 Hive MLS
• 2013-10-24 Listed $35,000 Hive MLS
• 2013-10-24 Listed $35,000 Hive MLS
• 2003-10-08 Sold (Public Records) $46,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,641 · -8.3% YoY. Source: county tax records.