1784 Powell Rd · Augusta-Richmond County consolidated government (balance), GA 30909

$180,000

3 bd · 2.0 ba · 1,522 sqft · Manufactured public records · 11 Days on market

Built 1984 1.38 ac lot

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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 +23.6/30.0
• DSCR +7.6/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• 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

2.33 ACRES ON POWELL ROAD - 3 BEDROOM, 2 BATH, GREAT ROOM, SPACIOUS KITCHEN WITH BREAKFAST AREA, IMMACULATE HOME, BEAUIFULLY DECORATED, 2 WELLS 2 SEPTIC, 2 POWER POLES, BEAUTIFUL LAND - A TRUE MUST SEE!!!!

Key facts

• Two separate parcels
• Central heat and air
• Rear deck

Tags

• TWO SEPARATE PARCELS
• WELL MAINTAINED MODULAR HOME
• CENTRAL HEAT AND AIR
• WELL WATER
• SEPTIC SYSTEM
• REAR DECK

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Carport with 2 spaces; 2 total parking spaces
• Utilities: Well water; Septic tank; Cable available
• Home design: Single-family residence; One level; Entry level is main floor; Residential zoning
• Construction: Vinyl siding and frame construction; Composition roof; Slab foundation; Built with crawl space
• Exterior features: Deck; Patio/porch (see remarks); No fencing; Has a view; Subdivided lot

Interior

• Kitchen: Disposal; Electric water heater
• Bedrooms: Master downstairs
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Master suite on main level; Eat-in kitchen; Unfurnished
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $340 ($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 $179k (0.3% below list).
• Recommended offer: $179k (0.3% below list) — sets the bar for 1% rule.
• Cap rate 8.6% 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: 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; 306 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 30% of the median local income ($71k/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 $5k 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 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $55k; list at $180k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% 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 $179,483 (0.3% 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. 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: 1.00% ✗
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.48% rent growth · sell at horizon

5-year hold

• IRR: -6.6%
• Equity multiple: 0.76×
• Total profit: $-12,043
• Equity at exit: $26,839

10-year hold

• IRR: -0.1%
• Equity multiple: 1.00×
• Total profit: $-248
• Equity at exit: $15,563

Cash invested: $50,400 (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: 306
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,795 high
• Mortgage (P&I): −$944
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $340

Break-even live

Break-even rent $1,365

Max offer price $180,000

Occupancy floor 76%

Sensitivity live

Price	-10% $442	-5% $391	+0% $340	+5% $289	+10% $238
Rent	-10% $198	-5% $269	+0% $340	+5% $411	+10% $482
Rate	-1.0pp $430	-0.5pp $386	base $340	+0.5pp $293	+1.0pp $246

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1191 Bison Way Grovetown, GA	2.0	2.0	1092	$1,450	$1.33	15d	1	1.12mi
1140 George W Crawford Dr Augusta, GA	4.0	2.0	2062	$2,200	$1.07	45d	1	1.13mi
2207 Jasmine Way Grovetown, GA	3.0	3.0	1500	$1,750	$1.17	45d	1	1.16mi
2207 Jasmine Way Grovetown, GA	3.0	3.0	1500	$1,725	$1.15	24d	1	1.16mi
5029 Copse Dr Augusta, GA	4.0	2.0	2081	$2,050	$0.99	24d	1	1.18mi
2000 Kennesaw Way Unit 01 2202 Grovetown, GA	2.0	3.0	1380	$1,590	$1.15	15d	1	1.22mi
2000 Kennesaw Way Unit 01 2220 Grovetown, GA	2.0	3.0	1380	$1,590	$1.15	24d	1	1.22mi
801 Trailside Ct Grovetown, GA	3.0	3.0	1478	$1,770	$1.20	15d	1	1.24mi
2323 Belair Spring Rd Augusta, GA	4.0	2.5	2076	$2,235	$1.08	45d	1	1.25mi
2297 Belair Spring Rd Augusta, GA	4.0	2.5	2031	$2,250	$1.11	15d	1	1.25mi
1802 Honeysuckle Way Grovetown, GA	2.0	2.0	1092	$1,995	$1.83	24d	1	1.26mi
1802 Honeysuckle Way Grovetown, GA	2.0	2.0	1092	$1,995	$1.83	45d	1	1.26mi
2962 Bridgeport Dr Augusta, GA	3.0	2.0	1419	$1,595	$1.12	24d	1	1.26mi
517 Scenic Dr Grovetown, GA	3.0	2.5	1746	$1,795	$1.03	24d	1	1.30mi
2106 Collister Ct Augusta, GA	3.0	2.0	1426	$1,800	$1.26	15d	1	1.40mi
1400 Pointe Grand Dr Augusta, GA	2.0	2.0	1170	$1,490	$1.27	15d	16	1.41mi
1336 Elbron Dr Augusta, GA	3.0	2.0	1640	$1,995	$1.22	45d	1	1.42mi
640 Vista Dr Grovetown, GA	3.0	3.0	1580	$1,700	$1.08	24d	1	1.44mi
640 Vista Dr Grovetown, GA	3.0	3.0	1580	$1,700	$1.08	45d	1	1.44mi
2515 Winterville Dr Augusta, GA	3.0	2.0	1700	$1,750	$1.03	45d	1	1.48mi
2514 Winterville Dr Augusta, GA	3.0	2.0	1612	$1,795	$1.11	15d	1	1.48mi

Listing history 7 events

1. 2026-06-21
   days on market $180,000 Active 11 DOM
2. 2026-06-18
   days on market $180,000 Active 8 DOM
3. 2026-06-17
   days on market $180,000 Active 7 DOM
4. 2026-06-16
   days on market $180,000 Active 6 DOM
5. 2026-06-15
   days on market $180,000 Active 5 DOM
6. 2026-06-14
   remarks 674-char remark
7. 2026-06-14
   listed $180,000 Active 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: $711 · $59/mo
• Projected year-2 tax: $1,656 · $138/mo
• Expected delta: +$945/yr (+$79/mo · 133.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $21,538
• − Mortgage interest: −$10,083
• − Property taxes: −$711
• − Insurance: −$900
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − Depreciation: −$5,236
• Taxable income: $1,162
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $3,798/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

+157.5% since first listed

8 events — show timeline

• 2026-06-09 Listed $180,000 Hive MLS
• 2026-02-13 Price Changed $69,900 Hive MLS
• 2019-12-30 Sold (MLS) $55,000 Hive MLS
• 2019-08-23 Listed $308,900 Hive MLS
• 2001-09-14 Sold (Public Records) $55,000 Public Records
• 2001-09-14 Sold (MLS) $55,000 Hive MLS
• 2001-09-14 Sold (MLS) $55,000 Hive MLS
• 2001-02-01 Listed $69,900 Hive MLS

Property tax history

+6.4%/yr

Latest (2025): $711 · +17.5% YoY. Source: county tax records.