164 Sims Ct · Augusta-Richmond County consolidated government (balance), GA 30909

$309,300

5 bd · 3.0 ba · 2,536 sqft · SingleFamily public records · 38 Days on market

Built 2017 0.40 ac lot $122/sqft · at area comps Est $323k · at est. $50/mo HOA · 2% of rent

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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 +18.6/30.0
• ARV discount +9.4/15.0
• DSCR +5.9/10.0
• 1% rule +4.9/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The #1 builder in the country, D. R. Horton, has just opened up their newest community, Sims Landing! This home is located between Fort Gordon's Gate 1 & 2 and minutes to highways, shopping, and restaurants. The Chelsea floor plan has 5 bedrooms & 3 baths with 9ft ceilings on the first floor as luxury vinyl tile plank in kitchen area, breakfast and family room. The kitchen includes granite countertops, 30” cabinets with crown molding detail, tile backsplash and much more. Outside of the home is a fully sodded yard with a 2 zone sprinkler system. Estimated completion date: 1/2018. * * All photos are stock photos and may be of like home and may not reflect list price * *

Key facts

• Electric fireplace
• Oversized pantry
• 0.4 acre lot

Tags

• SHORT DRIVE TO FORT GORDON
• SPACIOUS OPEN FLOOR PLAN
• ENERGY EFFICIENT UPGRADES
• ELECTRIC FIREPLACE
• CUSTOM DESIGNED BACKSPLASH
• OVERSIZED PANTRY

Property features AI

Finance

• Other: Zoning: R-3
• HOA & community: Homeowners association with annual fee of $600 ($50/month equivalent); Community clubhouse

Exterior

• Parking: 4 total parking spaces; Attached garage with 4 garage spaces; Concrete surfaces; Garage door opener; Parking pad; See remarks
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Water available/connected; Underground utilities; Sewer available
• Home design: Single-family residence; Two levels; Entry level: 1; Has a view; Subdivision: Sims Landing
• Construction: Aluminum siding; Composition roof; Slab foundation; See remarks
• Exterior features: Patio; Sprinklers in front; Paved road frontage (city street and state road); Street lights; Pool (community); See remarks

Interior

• Kitchen: Built-in electric oven; Range; Dishwasher; Microwave; Garbage disposal; Electric water heater
• Bedrooms: 13 total rooms (bedrooms included) — see remarks for room layout
• Flooring: Laminate; Other; See remarks
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Hot water heating; Electric heating; Fireplaces with inserts
• Interior features: Walk-in closets; Pantry; Eat-in kitchen; Window coverings; Insulated windows; See remarks
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $301 ($4k/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 $305k (1.4% below list).
• Recommended offer: $300k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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 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); Westside High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 999 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 flat; 303 active listings in the ZIP; 11 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).
• At $3,049/mo this rent would consume 51% of the median local household income ($71k/yr) (locally 2113% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• 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 38 days — a 3% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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 $190k; list at $309k implies a 63% 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; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,021 (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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 7.46%
• Cash-on-cash: 4.17%
• DSCR: 1.19
• GRM: 8.5

CMA / ARV

• ARV (median comp): $323,214
• List price: $309,300
• Delta: -4.30%
• 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
1111 Sims Dr	0.38mi	5/3.0	2,388 (-6%)	1mo	$324,000	$136	71
108 Sims Ct	0.14mi	4/2.0 (-1)	2,395 (-6%)	7mo	$274,900	$115	70
1001 Hay Meadow Dr	0.39mi	5/3.0	2,361 (-7%)	3mo	$312,900	$133	68
965 Hay Meadow Dr	0.45mi	5/3.0	2,361 (-7%)	1mo	$315,000	$133	67
997 Hay Meadow Dr	0.40mi	5/3.5	2,721 (+7%)	3mo	$340,000	$125	65
1152 Rosland Cir	0.56mi	4/2.5 (-1)	2,504 (-1%)	3mo	$312,000	$125	62
1152 Rosland Cir	0.56mi	4/2.5 (-1)	2,504 (-1%)	3mo	$312,000	$125	62
7050 Summerton Dr	0.67mi	4/2.5 (-1)	2,524 (-0%)	8mo	$334,900	$133	54
7069 Summerton Dr	0.69mi	4/2.5 (-1)	2,470 (-3%)	4mo	$322,400	$131	53
4020 Pullman Cir	0.61mi	4/2.5 (-1)	2,681 (+6%)	4mo	$335,000	$125	52
2082 Willhaven Dr	0.47mi	4/3.0 (-1)	2,854 (+12%)	2mo	$308,000	$108	50
2128 Willhaven Dr	0.49mi	4/2.5 (-1)	2,900 (+14%)	7mo	$299,000	$103	40

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 · 0.48% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.56×
• Total profit: $-38,471
• Equity at exit: $46,118

10-year hold

• IRR: -7.9%
• Equity multiple: 0.56×
• Total profit: $-38,133
• Equity at exit: $26,743

Cash invested: $86,604 (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 30909

• Home prices YoY: -32.2%
• Rents YoY: 0.5%
• Active inventory: 303
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,049 high
• Mortgage (P&I): −$1,622
• Tax from tax record: −$307 /mo · $3,682/yr
• Insurance: −$129
• HOA: −$50
• Vacancy / Maint / Mgmt: −$640
• Net cashflow: $301

Break-even live

Break-even rent $2,668

Max offer price $309,300

Occupancy floor 85%

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: $77,325
• Closing costs: $9,279
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2308 Trinity Cir Augusta, GA	5.0	3.0	2700	$2,200	$0.81	43d	1	0.11mi
196 Sims Ct Augusta, GA	5.0	3.0	2536	$2,419	$0.95	14d	1	0.12mi
2017 Willhaven Dr Augusta, GA	4.0	2.5	2990	$5,600	$1.87	43d	1	0.17mi
2017 Willhaven Dr Augusta, GA	4.0	2.5	2990	$5,600	$1.87	23d	1	0.17mi
430 Furlough Dr Augusta, GA	4.0	2.5	2890	$2,250	$0.78	23d	1	0.28mi
5412 Copse Dr Augusta, GA	4.0	3.0	2664	$2,200	$0.83	14d	1	0.82mi
5029 Copse Dr Augusta, GA	4.0	2.0	2081	$2,050	$0.99	23d	1	0.84mi
1210 Belgrove Dr Augusta, GA	4.0	2.5	2302	$2,500	$1.09	23d	1	0.96mi
1140 George W Crawford Dr Augusta, GA	4.0	2.0	2062	$2,200	$1.07	43d	1	0.97mi
2323 Belair Spring Rd Augusta, GA	4.0	2.5	2076	$2,235	$1.08	43d	1	1.03mi
2297 Belair Spring Rd Augusta, GA	4.0	2.5	2031	$2,250	$1.11	14d	1	1.10mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 21 events

1. 2026-06-18
   days on market $309,300 Active 38 DOM
2. 2026-06-17
   days on market $309,300 Active 37 DOM
3. 2026-06-16
   days on market $309,300 Active 36 DOM
4. 2026-06-15
   days on market $309,300 Active 35 DOM
5. 2026-06-14
   days on market $309,300 Active 33 DOM
6. 2026-06-10
   days on market $309,300 Active 30 DOM
7. 2026-06-09
   days on market $309,300 Active 29 DOM
8. 2026-06-08
   days on market $309,300 Active 28 DOM
9. 2026-06-07
   days on market $309,300 Active 27 DOM
10. 2026-06-03
    days on market $309,300 Active 23 DOM
11. 2026-06-02
    days on market $309,300 Active 22 DOM
12. 2026-06-01
    days on market $309,300 Active 21 DOM
13. 2026-05-31
    days on market $309,300 Active 20 DOM
14. 2026-05-30
    days on market $309,300 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-03-27
    listed $319,900 Active
17. 2026-03-27
    listed $319,900 Active 2269-char remark
18. 2018-03-19
    soldstatus $190,225

    Show marketing remark (698 chars)

    The #1 builder in the country, D. R. Horton, has just opened up their newest community, Sims Landing! This home is located between Fort Gordon's Gate 1 & 2 and minutes to highways, shopping, and restaurants. The Chelsea floor plan has 5 bedrooms & 3 baths with 9ft ceilings on the first floor as luxury vinyl tile plank in kitchen area, breakfast and family room. The kitchen includes granite countertops, 30” cabinets with crown molding detail, tile backsplash and much more. Outside of the home is a fully sodded yard with a 2 zone sprinkler system. Estimated completion date: 1/2018. * * All photos are stock photos and may be of like home and may not reflect list price * *

19. 2018-03-19
    soldstatus $190,225

    Show marketing remark (698 chars)

    The #1 builder in the country, D. R. Horton, has just opened up their newest community, Sims Landing! This home is located between Fort Gordon's Gate 1 & 2 and minutes to highways, shopping, and restaurants. The Chelsea floor plan has 5 bedrooms & 3 baths with 9ft ceilings on the first floor as luxury vinyl tile plank in kitchen area, breakfast and family room. The kitchen includes granite countertops, 30” cabinets with crown molding detail, tile backsplash and much more. Outside of the home is a fully sodded yard with a 2 zone sprinkler system. Estimated completion date: 1/2018. * * All photos are stock photos and may be of like home and may not reflect list price * *

20. 2017-12-02
    listed $189,850

    Show marketing remark (698 chars)

    The #1 builder in the country, D. R. Horton, has just opened up their newest community, Sims Landing! This home is located between Fort Gordon's Gate 1 & 2 and minutes to highways, shopping, and restaurants. The Chelsea floor plan has 5 bedrooms & 3 baths with 9ft ceilings on the first floor as luxury vinyl tile plank in kitchen area, breakfast and family room. The kitchen includes granite countertops, 30” cabinets with crown molding detail, tile backsplash and much more. Outside of the home is a fully sodded yard with a 2 zone sprinkler system. Estimated completion date: 1/2018. * * All photos are stock photos and may be of like home and may not reflect list price * *

21. 2017-12-02
    listed $189,850

    Show marketing remark (698 chars)

    The #1 builder in the country, D. R. Horton, has just opened up their newest community, Sims Landing! This home is located between Fort Gordon's Gate 1 & 2 and minutes to highways, shopping, and restaurants. The Chelsea floor plan has 5 bedrooms & 3 baths with 9ft ceilings on the first floor as luxury vinyl tile plank in kitchen area, breakfast and family room. The kitchen includes granite countertops, 30” cabinets with crown molding detail, tile backsplash and much more. Outside of the home is a fully sodded yard with a 2 zone sprinkler system. Estimated completion date: 1/2018. * * All photos are stock photos and may be of like home and may not reflect list price * *

ⓘ 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: $3,682 · $307/mo
• Projected year-2 tax: $3,682 · $307/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 ≥106°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: $36,586
• − Mortgage interest: −$17,326
• − Property taxes: −$3,682
• − Insurance: −$1,546
• − Repairs & maintenance: −$2,927
• − Management: −$2,927
• − HOA: −$600
• − Depreciation: −$8,998
• Taxable loss: −$1,420
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $3,951/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): 46,501
• Household income: $71,364
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2113.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 44% White 39% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -133.14%
• Current HPI: 280.4587
• Rent YoY: ▲ 0.48%
• 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

+62.9% since first listed

8 events — show timeline

• 2026-05-22 Price Changed $309,300 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-27 Listed $319,900 Hive MLS
• 2026-03-27 Listed $319,900 Hive MLS
• 2018-03-19 Sold (MLS) $190,225 Hive MLS
• 2018-03-19 Sold (MLS) $190,225 Hive MLS
• 2017-12-02 Listed $189,850 Hive MLS
• 2017-12-02 Listed $189,850 Hive MLS

Property tax history

+16.7%/yr

Latest (2025): $3,682 · +3.8% YoY. Source: county tax records.