2507 Drumcliff Ct · Augusta-Richmond County consolidated government (balance), GA 30815

$175,000

3 bd · 2.0 ba · 1,269 sqft · SingleFamily public records · 41 Days on market

Built 1987 0.31 ac lot $138/sqft · at area comps Est $190k · 8% 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 +14.1/30.0
• ARV discount +11.1/15.0
• DSCR +4.3/10.0
• 1% rule +3.6/10.0
• 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

Adorable home on cul-de-sac in a quiet street of Woodlake subdivision. The whole house has been recently professionally painted and cleaned. It also features a new carpet throughout, new deck that also has been recently painted and treated. Wood burning fireplace in the living room, newer roof, beautiful deck for cook outs, morning coffee, family gatherings, etc. It is conveniently located to Ft. Gordon, I-520, shopping centers, and restaurants to name a few. This home is ready for a new owner. Must see. If the schools are important, please verify as well as the sq. footage.

Key facts

• Beautiful deck
• Cul-de-sac
• 0.31 acre lot

Tags

• CUL-DE-SAC
• WOOD BURNING FIREPLACE
• BEAUTIFUL DECK

Property features AI

Finance

• Other: Located in Woodlake subdivision; Zoning: R3; Road frontage on city street and state road
• HOA & community: Playground in the community

Exterior

• Parking: Concrete parking pad
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story; Entry level on 1
• Construction: Block, brick and vinyl siding construction; Composition roof; Crawl space foundation; Built as single-family residence
• Exterior features: Deck; Rear porch; Partial fencing; Has view; Cul-de-sac lot

Interior

• Kitchen: Refrigerator; Dishwasher; Cooktop; Microwave; Gas water heater
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Heat pump; Natural gas heating; Fireplace(s)
• Interior features: See remarks
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $27 ($321/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 $151k (13.5% below list).
• Recommended offer: $151k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Butler High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 837 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 2% at this address vs 16% district-wide (-14 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.7%/yr); 370 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $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

• It's been on market 41 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $151,297 (13.5% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.86% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.65%
• DSCR: 1.03
• GRM: 9.6

CMA / ARV

• ARV (median comp): $190,018
• List price: $175,000
• Delta: -7.90%
• 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
2503 Dewsbury Ct	0.15mi	3/2.0	1,234 (-3%)	1mo	$95,000	$77	87
2509 Drumcliff Ct	0.02mi	3/2.0	1,412 (+11%)	2mo	$174,000	$123	78
2603 Crosscreek Rd	0.26mi	3/2.0	1,377 (+8%)	3mo	$115,000	$84	71
3504 Snowden Dr	0.32mi	3/2.0	1,260 (-1%)	18mo	$150,000	$119	69
3530 Woodlake Road Rd	0.19mi	3/2.0	1,164 (-8%)	16mo	$167,500	$144	64
3609 Lofwood Ct	0.72mi	3/2.0	1,273 (+0%)	7mo	$165,000	$130	60
2633 Crosscreek Rd	0.45mi	4/2.0 (+1)	1,404 (+11%)	2mo	$175,000	$125	55
3616 Lofwood Dr	0.64mi	3/2.0	1,296 (+2%)	18mo	$115,000	$89	52
3617 Lofwood Dr	0.68mi	3/2.0	1,432 (+13%)	8mo	$166,000	$116	40
2627 Cranbrook Drive Dr	0.59mi	3/2.0	1,404 (+11%)	18mo	$155,000	$110	40
3614 Brookshire Ct	0.71mi	3/1.5	1,450 (+14%)	2mo	$130,000	$90	39
2638 Crosscreek Rd	0.48mi	4/2.0 (+1)	1,431 (+13%)	21mo	$175,000	$122	33

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: -18.6%
• Equity multiple: 0.37×
• Total profit: $-31,092
• Equity at exit: $26,093

10-year hold

• IRR: -18.2%
• Equity multiple: 0.14×
• Total profit: $-42,028
• Equity at exit: $15,131

Cash invested: $49,000 (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: 370
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,513 high
• Mortgage (P&I): −$918
• Tax from tax record: −$178 /mo · $2,135/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$318
• Net cashflow: $27

Break-even live

Break-even rent $1,479

Max offer price $175,000

Occupancy floor 93%

Sensitivity live

Price	-10% $126	-5% $76	+0% $27	+5% $-23	+10% $-72
Rent	-10% $-93	-5% $-33	+0% $27	+5% $86	+10% $146
Rate	-1.0pp $115	-0.5pp $71	base $27	+0.5pp $-19	+1.0pp $-65

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	45d	1	0.13mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	25d	1	0.13mi
3528 Woodlake Rd Hephzibah, GA	3.0	2.0	1276	$1,400	$1.10	16d	1	0.17mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	25d	1	0.56mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	45d	1	0.56mi
2604 Edmonton Ct Hephzibah, GA	3.0	2.0	1343	$1,190	$0.89	16d	1	0.57mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	45d	1	0.82mi
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	45d	1	0.88mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	45d	1	0.95mi
2104 Julius Dr Augusta, GA	2.0	2.0	1128	$1,200	$1.06	23d	1	0.96mi
2727 Barclay St Hephzibah, GA	4.0	2.0	1430	$1,234	$0.86	45d	1	0.96mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	25d	1	0.97mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	45d	1	0.97mi
2707 Gardenbrook Ct Augusta, GA	3.0	2.0	1728	$1,606	$0.93	45d	1	1.00mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	16d	1	1.10mi
2614 Andorra Dr Hephzibah, GA	3.0	2.0	1622	$1,395	$0.86	45d	1	1.21mi
3519 Evangeline Dr Augusta, GA	4.0	1.5	1800	$1,595	$0.89	45d	1	1.33mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	45d	1	1.40mi
3462 Firestone Dr Hephzibah, GA	3.0	2.5	1435	$1,800	$1.25	25d	1	1.44mi
1017 Caddenwoods Dr Augusta, GA	3.0	2.0	1496	$1,430	$0.96	45d	1	1.44mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1377	$1,600	$1.16	25d	1	1.45mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1400	$1,600	$1.14	45d	1	1.45mi
3721 Colbert St Augusta, GA	4.0	2.0	1302	$1,400	$1.08	45d	1	1.50mi

Listing history 25 events

1. 2026-06-21
   days on market $175,000 Active 41 DOM
2. 2026-06-18
   days on market $175,000 Active 38 DOM
3. 2026-06-17
   days on market $175,000 Active 37 DOM
4. 2026-06-16
   days on market $175,000 Active 36 DOM
5. 2026-06-15
   days on market $175,000 Active 35 DOM
6. 2026-06-14
   days on market $175,000 Active 33 DOM
7. 2026-06-10
   days on market $175,000 Active 30 DOM
8. 2026-06-09
   days on market $175,000 Active 29 DOM
9. 2026-06-08
   days on market $175,000 Active 28 DOM
10. 2026-06-07
    days on market $175,000 Active 27 DOM
11. 2026-06-03
    days on market $175,000 Active 23 DOM
12. 2026-06-02
    days on market $175,000 Active 22 DOM
13. 2026-06-01
    days on market $175,000 Active 21 DOM
14. 2026-05-31
    days on market $175,000 Active 20 DOM
15. 2026-05-30
    days on market $175,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-04-22
    price $179,900
18. 2026-02-19
    listed $185,000 Active
19. 2026-02-19
    listed $179,900 Active 323-char remark
20. 2022-04-12
    soldstatus $165,000
21. 2022-04-05
    soldstatus $165,000

    Show marketing remark (581 chars)

    Adorable home on cul-de-sac in a quiet street of Woodlake subdivision. The whole house has been recently professionally painted and cleaned. It also features a new carpet throughout, new deck that also has been recently painted and treated. Wood burning fireplace in the living room, newer roof, beautiful deck for cook outs, morning coffee, family gatherings, etc. It is conveniently located to Ft. Gordon, I-520, shopping centers, and restaurants to name a few. This home is ready for a new owner. Must see. If the schools are important, please verify as well as the sq. footage.

22. 2022-04-05
    soldstatus $165,000

    Show marketing remark (581 chars)

    Adorable home on cul-de-sac in a quiet street of Woodlake subdivision. The whole house has been recently professionally painted and cleaned. It also features a new carpet throughout, new deck that also has been recently painted and treated. Wood burning fireplace in the living room, newer roof, beautiful deck for cook outs, morning coffee, family gatherings, etc. It is conveniently located to Ft. Gordon, I-520, shopping centers, and restaurants to name a few. This home is ready for a new owner. Must see. If the schools are important, please verify as well as the sq. footage.

23. 2022-02-25
    listed $159,900

    Show marketing remark (581 chars)

    Adorable home on cul-de-sac in a quiet street of Woodlake subdivision. The whole house has been recently professionally painted and cleaned. It also features a new carpet throughout, new deck that also has been recently painted and treated. Wood burning fireplace in the living room, newer roof, beautiful deck for cook outs, morning coffee, family gatherings, etc. It is conveniently located to Ft. Gordon, I-520, shopping centers, and restaurants to name a few. This home is ready for a new owner. Must see. If the schools are important, please verify as well as the sq. footage.

24. 2022-02-25
    listed $159,900

    Show marketing remark (581 chars)

    Adorable home on cul-de-sac in a quiet street of Woodlake subdivision. The whole house has been recently professionally painted and cleaned. It also features a new carpet throughout, new deck that also has been recently painted and treated. Wood burning fireplace in the living room, newer roof, beautiful deck for cook outs, morning coffee, family gatherings, etc. It is conveniently located to Ft. Gordon, I-520, shopping centers, and restaurants to name a few. This home is ready for a new owner. Must see. If the schools are important, please verify as well as the sq. footage.

25. 1987-07-01
    soldstatus $56,000

ⓘ 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: $2,135 · $178/mo
• Projected year-2 tax: $2,135 · $178/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $18,156
• − Mortgage interest: −$9,803
• − Property taxes: −$2,135
• − Insurance: −$875
• − Repairs & maintenance: −$1,452
• − Management: −$1,452
• − Depreciation: −$5,091
• Taxable loss: −$2,653
• Est. tax savings @ 24.0%: +$637
• After-tax cash flow: $957/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

+212.5% since first listed

11 events — show timeline

• 2026-05-26 Price Changed $175,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-22 Price Changed $179,900 Hive MLS
• 2026-02-19 Listed $185,000 Hive MLS
• 2026-02-19 Listed $179,900 Hive MLS
• 2022-04-12 Sold (Public Records) $165,000 Public Records
• 2022-04-05 Sold (MLS) $165,000 Hive MLS
• 2022-04-05 Sold (MLS) $165,000 Hive MLS
• 2022-02-25 Listed $159,900 Hive MLS
• 2022-02-25 Listed $159,900 Hive MLS
• 1987-07-01 Sold (Public Records) $56,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $2,135 · +10.1% YoY. Source: county tax records.