146 Stoneybrooks Pl · Evans, GA 30907

$235,000

4 bd · 2.0 ba · 1,819 sqft · Other · 41 Days on market

Built 1983 0.34 ac lot $129/sqft · at area comps Est $228k · at est.

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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 +14.0/30.0
• ARV discount +6.2/15.0
• Schools +4.5/10.0
• DSCR +4.3/10.0
• Livability +3.9/5.0
• 1% rule +3.0/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Excellent investment opportunity in Columbia County! This well-maintained duplex is ideally located in a highly desirable area, with both units currently rented. Each apartment includes 2 bedrooms, 1 bathroom, a spacious living and dining area, kitchen, laundry room, and an exterior storage closet. Unit A has been recently renovated with new flooring, a new HVAC system, freshly painted cabinets and walls, updated countertops, and also includes a storage shed conveniently located beside the duplex. Unit B is in great condition as well, making this a solid turnkey investment.

Key facts

• New flooring
• Recently renovated
• New hvac system

Tags

• WELL MAINTAINED DUPLEX
• EXTERIOR STORAGE CLOSET
• RECENTLY RENOVATED
• NEW FLOORING
• NEW HVAC SYSTEM
• FRESHLY PAINTED CABINETS

Property features AI

Finance

• Financial info: Unit 1 currently rents for $900; Unit 2 currently rents for $800; Property classified as residential income (duplex)

Exterior

• Home design: Duplex (residential income); Total building size about 1,819 square feet
• Exterior features: Located in the Shady Grove Estates subdivision; Lot approximately 0.34 acres (93 x 156)

Interior

• Bedrooms: Two 2-bedroom units
• Interior features: Duplex residential income property

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $235k.

Deal economics

• At list price, monthly cash flow is $32 ($381/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 $187k (20.2% below list).
• Recommended offer: $187k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.7% 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.
• Zoned schools: Evans Middle School (math 36% / reading 51%, grade D, #114 of 470 statewide, top 24%, 980 students, 34% FRL); Evans High School (math 12% / reading 31%, grade F, #218 of 424 statewide, top 53%, 1,887 students, 30% FRL).
• Zoned-school proficiency averages 32% at this address vs 50% district-wide (-18 pts) — the specific schools serving this property underperform the Columbia County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+1.1%/yr); 337 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $2k of loan paydown is wiped out by about $7k 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 41 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 27y 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.

Risks & watch-outs

• Climate carrying-cost: 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 $187,416 (20.2% 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 20% 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. 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?
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: 0.80% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 10.4

CMA / ARV

• ARV (median comp): $228,331
• List price: $235,000
• Delta: 2.92%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.3%
• Equity multiple: 0.40×
• Total profit: $-39,617
• Equity at exit: $35,039

10-year hold

• IRR: -12.9%
• Equity multiple: 0.30×
• Total profit: $-45,966
• Equity at exit: $20,319

Cash invested: $65,800 (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: 337
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$119 /mo · $1,422/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $32

Break-even live

Break-even rent $1,834

Max offer price $235,000

Occupancy floor 93%

Sensitivity live

Price	-10% $165	-5% $98	+0% $32	+5% $-35	+10% $-101
Rent	-10% $-116	-5% $-42	+0% $32	+5% $106	+10% $180
Rate	-1.0pp $150	-0.5pp $92	base $32	+0.5pp $-29	+1.0pp $-91

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4460 Whisperwood Dr Augusta, GA	3.0	2.0	1388	$1,600	$1.15	25d	1	0.57mi
109 Highview Dr Augusta, GA	4.0	2.0	1675	$1,600	$0.96	15d	1	0.67mi
210 Foxdale Dr Evans, GA	3.0	2.0	1618	$1,800	$1.11	45d	1	0.72mi
210 Foxdale Dr Evans, GA	3.0	2.0	1618	$1,745	$1.08	25d	1	0.72mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	25d	1	0.73mi
4532 Hillside Dr Evans, GA	3.0	2.0	1271	$1,700	$1.34	45d	1	0.73mi
4553 Hillside Dr Evans, GA	4.0	2.0	1474	$1,535	$1.04	45d	1	0.84mi
157 Moss Creek Dr Augusta, GA	3.0	2.5	1818	$1,775	$0.98	25d	1	0.92mi
299 Ashbrook Dr Augusta, GA	4.0	2.5	2080	$2,295	$1.10	45d	1	0.93mi
2414 Cox Rd Evans, GA	3.0	2.0	1404	$1,695	$1.21	23d	1	0.93mi
807 Bell Springs Ct Grovetown, GA	3.0	2.5	1844	$1,900	$1.03	45d	1	0.94mi
170 Shadowmoor Ct Augusta, GA	4.0	3.0	1944	$2,200	$1.13	25d	1	0.95mi
4537 Shawnee Dr Augusta, GA	3.0	2.0	1534	$1,795	$1.17	25d	1	1.05mi
303 Meadowlake Dr Martinez, GA	3.0	2.0	1951	$1,700	$0.87	15d	1	1.15mi
4724 Brookgreen Rd Augusta, GA	3.0	2.0	1798	$2,175	$1.21	15d	1	1.23mi
2173 Sinclair Dr Unit SC56 Grovetown, GA	3.0	3.0	2052	$2,475	$1.21	45d	1	1.26mi
327 Oak Lake Dr Augusta, GA	3.0	2.0	1619	$1,600	$0.99	25d	1	1.31mi
4565 Rockdale Ct Augusta, GA	4.0	3.0	1886	$1,900	$1.01	25d	1	1.36mi
4565 Rockdale Ct Augusta, GA	4.0	3.0	1886	$1,900	$1.01	45d	1	1.36mi
636 Bridgton Dr Augusta, GA	3.0	2.0	2000	$1,950	$0.97	25d	1	1.37mi
1004 Leigh Lake Rd Grovetown, GA	3.0	2.5	1358	$1,700	$1.25	45d	1	1.47mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	45d	1	1.47mi
4104 Spencer St Augusta, GA	3.0	2.0	1334	$1,650	$1.24	25d	1	1.47mi

Listing history 35 events

1. 2026-06-22
   days on market $235,000 Active 41 DOM
2. 2026-06-18
   days on market $235,000 Active 38 DOM
3. 2026-06-17
   days on market $235,000 Active 37 DOM
4. 2026-06-16
   days on market $235,000 Active 36 DOM
5. 2026-06-15
   days on market $235,000 Active 35 DOM
6. 2026-06-14
   days on market $235,000 Active 33 DOM
7. 2026-06-13
   days on market $235,000 Active 32 DOM
8. 2026-06-10
   days on market $235,000 Active 30 DOM
9. 2026-06-09
   days on market $235,000 Active 29 DOM
10. 2026-06-08
    days on market $235,000 Active 28 DOM
11. 2026-06-07
    days on market $235,000 Active 27 DOM
12. 2026-06-03
    days on market $235,000 Active 23 DOM
13. 2026-06-02
    days on market $235,000 Active 22 DOM
14. 2026-06-01
    days on market $235,000 Active 21 DOM
15. 2026-05-31
    days on market $235,000 Active 20 DOM
16. 2026-05-30
    days on market $235,000 Active 19 DOM
17. 2026-05-11
    historical
18. 2026-04-08
    listed $235,000 Active
19. 2026-04-08
    listed $235,000 Active 581-char remark
20. 2025-11-07
    soldstatus $225,000
21. 2025-10-21
    historical
22. 2025-10-21
    historical
23. 2025-10-16
    listed $239,000
24. 2025-10-16
    listed $239,000
25. 2024-02-23
    soldstatus $157,000
26. 2019-11-14
    soldstatus $61,150
27. 2019-09-20
    listed $61,150
28. 2000-11-01
    soldstatus $60,000
29. 1999-08-02
    soldstatus $61,150
30. 1999-08-02
    soldstatus $611,500
31. 1999-07-09
    price $61,150
32. 1999-07-09
    listed $61,150
33. 1992-04-01
    soldstatus $18,700
34. 1992-04-01
    soldstatus $18,700
35. 1992-04-01
    soldstatus $18,700

ⓘ 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: $1,422 · $119/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$740/yr (+$62/mo · 52.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,490
• − Mortgage interest: −$13,164
• − Property taxes: −$1,422
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$6,836
• Taxable loss: −$3,706
• Est. tax savings @ 24.0%: +$889
• After-tax cash flow: $1,271/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

• Census place: Evans, GA
• 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

+1156.7% since first listed

19 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-08 Listed $235,000 Hive MLS
• 2026-04-08 Listed $235,000 Hive MLS
• 2025-11-07 Sold (Public Records) $225,000 Public Records
• 2025-10-21 Listing Removed — Hive MLS
• 2025-10-21 Listing Removed — Hive MLS
• 2025-10-16 Listed $239,000 Hive MLS
• 2025-10-16 Listed $239,000 Hive MLS
• 2024-02-23 Sold (Public Records) $157,000 Public Records
• 2019-11-14 Sold (MLS) $61,150 Hive MLS
• 2019-09-20 Listed $61,150 Hive MLS
• 2000-11-01 Sold (Public Records) $60,000 Public Records
• 1999-08-02 Sold (Public Records) $611,500 Public Records
• 1999-08-02 Sold (MLS) $61,150 Hive MLS
• 1999-07-09 Listed $61,150 Hive MLS
• 1999-07-09 Price Changed $61,150 Hive MLS
• 1992-04-01 Sold (Public Records) $18,700 Public Records
• 1992-04-01 Sold (Public Records) $18,700 Public Records
• 1992-04-01 Sold (Public Records) $18,700 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,422 · -4.4% YoY. Source: county tax records.