3892 Wendell St · Augusta-Richmond County consolidated government (balance), GA 30815

$70,000

None bd · None ba · 1,378 sqft · SingleFamily · 10 Days on market

Built 1968 Fair condition 0.46 ac lot Est $61k · 15% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Condition / age +2.2/5.0
• Schools +1.3/10.0
• ARV discount +0.5/15.0
• Appreciation +0.0/10.0

Listing remarks

Plant your roots in Hephzibah with this fixer-upper full of potential and country charm. 3892 Wendall St is the kind of property cash buyers and investors are always looking for -- a 2bedroom, 1 bath mobile home with approximately 1,300 square feet, mature landscaping, and a great location with room to make it your own. The huge workshop is a standout feature with a bay perfect for oil changes, projects, storage, or your next side hustle. Peaceful country setting, endless possibilities, and sold as-is. Bring your vision and your toolbox.

Key facts

• Huge workshop
• Mature landscaping
• 0.46 acre lot

Tags

• MATURE LANDSCAPING
• HUGE WORKSHOP
• PEACEFUL COUNTRY SETTING

Property features AI

Exterior

• Parking: Carport
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity available; Cable available; Phone available; Water available; Sewer available
• Home design: Single-family residence; One story
• Construction: Aluminum siding; Block foundation; Shingle roof; Built on a level, landscaped lot
• Exterior features: Porch; Deck; Fenced yard; Outbuilding

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total rooms: 4
• Flooring: Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (other); Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Walk-in closet(s); Kitchen island; Pantry
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a single-family listed at $70k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Cap rate 24.9% 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.
• Market conditions: Rents soft (-0.7%/yr); 359 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 34% of the median local income ($70k/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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% 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 $70,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.84% ✓
• Cap rate: 24.90%
• Cash-on-cash: 66.45%
• DSCR: 3.96
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $60,632
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2945 Willis Foreman Rd	0.59mi	3/2.0	1,472 (+7%)	0mo	$65,000	$44	61

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: 62.3%
• Equity multiple: 3.65×
• Total profit: $51,996
• Equity at exit: $10,437

10-year hold

• IRR: 65.8%
• Equity multiple: 6.71×
• Total profit: $111,918
• Equity at exit: $6,052

Cash invested: $19,600 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,986 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $1,085

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 40%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3881 Crest Dr Hephzibah, GA	3.0	2.0	1400	$1,595	$1.14	13d	1	1.17mi
3883 Crest Dr Hephzibah, GA	3.0	2.0	1380	$3,600	$2.61	13d	1	1.18mi
3032 Tobacco Rd Hephzibah, GA	2.0	1.0	960	$1,315	$1.37	23d	1	1.29mi
3013 Heron Ct Hephzibah, GA	3.0	2.0	1477	$1,785	$1.21	23d	1	1.37mi

Listing history 15 events

1. 2026-06-18
   days on market $70,000 Active 10 DOM
2. 2026-06-17
   days on market $70,000 Active 9 DOM
3. 2026-06-16
   days on market $70,000 Active 8 DOM
4. 2026-06-15
   days on market $70,000 Active 7 DOM
5. 2026-06-14
   days on market $70,000 Active 5 DOM
6. 2026-06-10
   days on market $70,000 Active 2 DOM
7. 2026-06-09
   days on marketlisting id $70,000 Active 1 DOM
8. 2026-06-08
   pricedays on market $70,000 Active 11 DOM
9. 2026-06-07
   days on market $80,000 Active 10 DOM
10. 2026-06-03
    days on market $80,000 Active 6 DOM
11. 2026-06-02
    days on market $80,000 Active 5 DOM
12. 2026-06-01
    days on market $80,000 Active 4 DOM
13. 2026-05-31
    days on market $80,000 Active 3 DOM
14. 2026-05-30
    days on market $80,000 Active 2 DOM
15. 2026-05-28
    listed $80,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $23,835
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$2,036
• Taxable income: $12,664
• Est. tax owed @ 24.0%: −$3,039
• After-tax cash flow: $9,985/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This fixer-upper mobile home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, interior walls, and exterior siding.

Repairs flagged

• Moderate kitchen cabinets — Worn and dated
• Moderate kitchen appliances — Dated and worn
• Moderate interior walls — Worn ceiling tiles and discoloration

Value-add opportunities

• Both Paint interior walls — Enhances curb appeal and interior aesthetics
• Both Replace worn kitchen cabinets and appliances — Improves functionality and aesthetics
• Both Replace worn flooring — Enhances overall appearance and comfort
• Both Paint exterior siding — Enhances curb appeal and value
• Both Replace worn ceiling tiles — Improves comfort and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn and dated	Moderate	$3,000–15,000
kitchen appliances · Dated and worn	Moderate	$3,000–15,000
interior walls · Worn ceiling tiles and discoloration	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both Paint interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Replace worn kitchen cabinets and appliances — Improves functionality and aesthetics ↑
• Both Replace worn flooring — Enhances overall appearance and comfort ↑
• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Replace worn ceiling tiles — Improves comfort and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-28 Listed $80,000 AMLS