2804 Jordan St · Augusta-Richmond County consolidated government (balance), GA 30906

$115,000

3 bd · 1.0 ba · 904 sqft · SingleFamily public records · 23 Days on market

Built 1949 0.28 ac lot $127/sqft · at area comps Est $110k · at est.

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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 +23.0/30.0
• DSCR +7.4/10.0
• 1% rule +5.5/10.0
• ARV discount +5.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

AFFORDABLE HOME FOR BUYER OR INVESTOR - MOVE-IN READY!!! This is a perfect investment for your money whether you're looking to buy as a home or as an investment! This property has a great history of 92-95% occupancy during Seller's ownership. Sellers have maintained this lot and home so you don't have to do anything! It is a great cottage with a large shade tree in front; double wide parking pad; relaxing sitting area on the front porch; lovely hardwood floors; inside laundry room; new flooring in bath; great fenced back yard with minimal trees and a double car covered area in back! The floors have been redone and it's cute, cute, cute! Call for your private showing now!

Key facts

• 0.28 acre lot
• Garage
• Built 1949

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 (-0.2%/yr); 364 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($46k/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 $795 of loan paydown is wiped out by about $3k 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 23 days — a 2% lower offer ($113k) 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 $52k; list at $115k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1949 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.05% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.65%
• DSCR: 1.34
• GRM: 7.9

CMA / ARV

• ARV (median comp): $110,113
• List price: $115,000
• Delta: 4.44%
• 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
2802 Jordan St	0.01mi	2/1.0 (-1)	992 (+10%)	4mo	$115,000	$116	75
2810 Jordan St	0.04mi	2/1.5 (-1)	960 (+6%)	9mo	$110,000	$115	73
2807 Anne St	0.11mi	2/1.0 (-1)	800 (-12%)	1mo	$88,000	$110	70
2813 King St	0.19mi	3/1.0	1,025 (+13%)	6mo	$107,500	$105	64
2307 Harding Rd	0.39mi	2/1.0 (-1)	864 (-4%)	7mo	$50,000	$58	64
2564 Ivey Rd	0.46mi	3/1.0	968 (+7%)	6mo	$107,000	$111	62
2225 Martin Rd	0.32mi	2/1.0 (-1)	816 (-10%)	3mo	$68,198	$84	61
2629 Richmond Hill Rd	0.39mi	3/1.0	1,000 (+11%)	9mo	$91,000	$91	57
2560 Kaufman Dr	0.50mi	3/1.0	1,008 (+12%)	2mo	$60,000	$60	56
2216 Martin Rd	0.28mi	2/1.0 (-1)	800 (-12%)	9mo	$109,000	$136	56
2235 Bandler Rd	0.39mi	2/1.0 (-1)	825 (-9%)	9mo	$105,000	$127	54
2318 Getzen St	0.44mi	2/1.0 (-1)	1,000 (+11%)	4mo	$102,500	$103	54

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: -7.9%
• Equity multiple: 0.72×
• Total profit: $-9,123
• Equity at exit: $17,147

10-year hold

• IRR: -2.6%
• Equity multiple: 0.85×
• Total profit: $-4,867
• Equity at exit: $9,943

Cash invested: $32,200 (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 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 364
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$603
• Tax from tax record: −$101 /mo · $1,208/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $205

Break-even live

Break-even rent $951

Max offer price $115,000

Occupancy floor 78%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	0.19mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	43d	3	0.27mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	44d	1	0.79mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	23d	1	0.83mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	43d	1	1.01mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	23d	1	1.01mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	23d	1	1.05mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	43d	1	1.05mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	43d	1	1.07mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	43d	1	1.12mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	13d	7	1.14mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	43d	1	1.16mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	43d	1	1.16mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	43d	1	1.17mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	13d	1	1.17mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	43d	6	1.19mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	43d	1	1.20mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.20mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	23d	3	1.21mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	23d	1	1.22mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	43d	1	1.23mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	13d	1	1.35mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	43d	1	1.45mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	23d	1	1.49mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	43d	1	1.49mi

Listing history 13 events

1. 2026-06-03
   days on market $115,000 Active 23 DOM
2. 2026-06-02
   days on market $115,000 Active 22 DOM
3. 2026-06-01
   days on market $115,000 Active 21 DOM
4. 2026-05-31
   days on market $115,000 Active 20 DOM
5. 2026-05-30
   days on market $115,000 Active 19 DOM
6. 2026-05-11
   historical
7. 2026-02-12
   listed $115,000 Active
8. 2026-02-12
   listed $115,000 Active 363-char remark
9. 2018-03-20
   soldstatus $52,000
10. 2018-03-12
    soldstatus $52,000

    Show marketing remark (679 chars)

    AFFORDABLE HOME FOR BUYER OR INVESTOR - MOVE-IN READY!!! This is a perfect investment for your money whether you're looking to buy as a home or as an investment! This property has a great history of 92-95% occupancy during Seller's ownership. Sellers have maintained this lot and home so you don't have to do anything! It is a great cottage with a large shade tree in front; double wide parking pad; relaxing sitting area on the front porch; lovely hardwood floors; inside laundry room; new flooring in bath; great fenced back yard with minimal trees and a double car covered area in back! The floors have been redone and it's cute, cute, cute! Call for your private showing now!

11. 2018-03-12
    soldstatus $52,000

    Show marketing remark (679 chars)

    AFFORDABLE HOME FOR BUYER OR INVESTOR - MOVE-IN READY!!! This is a perfect investment for your money whether you're looking to buy as a home or as an investment! This property has a great history of 92-95% occupancy during Seller's ownership. Sellers have maintained this lot and home so you don't have to do anything! It is a great cottage with a large shade tree in front; double wide parking pad; relaxing sitting area on the front porch; lovely hardwood floors; inside laundry room; new flooring in bath; great fenced back yard with minimal trees and a double car covered area in back! The floors have been redone and it's cute, cute, cute! Call for your private showing now!

12. 2017-09-09
    listed $54,000

    Show marketing remark (679 chars)

    AFFORDABLE HOME FOR BUYER OR INVESTOR - MOVE-IN READY!!! This is a perfect investment for your money whether you're looking to buy as a home or as an investment! This property has a great history of 92-95% occupancy during Seller's ownership. Sellers have maintained this lot and home so you don't have to do anything! It is a great cottage with a large shade tree in front; double wide parking pad; relaxing sitting area on the front porch; lovely hardwood floors; inside laundry room; new flooring in bath; great fenced back yard with minimal trees and a double car covered area in back! The floors have been redone and it's cute, cute, cute! Call for your private showing now!

13. 2017-09-09
    listed $54,000

    Show marketing remark (679 chars)

    AFFORDABLE HOME FOR BUYER OR INVESTOR - MOVE-IN READY!!! This is a perfect investment for your money whether you're looking to buy as a home or as an investment! This property has a great history of 92-95% occupancy during Seller's ownership. Sellers have maintained this lot and home so you don't have to do anything! It is a great cottage with a large shade tree in front; double wide parking pad; relaxing sitting area on the front porch; lovely hardwood floors; inside laundry room; new flooring in bath; great fenced back yard with minimal trees and a double car covered area in back! The floors have been redone and it's cute, cute, cute! Call for your private showing now!

ⓘ 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: $1,208 · $101/mo
• Projected year-2 tax: $1,208 · $101/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $14,535
• − Mortgage interest: −$6,442
• − Property taxes: −$1,208
• − Insurance: −$575
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$3,345
• Taxable income: $639
• Est. tax owed @ 24.0%: −$153
• After-tax cash flow: $2,309/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): 60,423
• Household income: $45,999
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3363.0

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 (64%)
• Race & ethnicity: Black 64% White 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 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: ▼ -58.99%
• Current HPI: 213.5733
• Rent YoY: ▼ -0.25%
• 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

+113.0% since first listed

8 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-02-12 Listed $115,000 Hive MLS
• 2026-02-12 Listed $115,000 Hive MLS
• 2018-03-20 Sold (Public Records) $52,000 Public Records
• 2018-03-12 Sold (MLS) $52,000 Hive MLS
• 2018-03-12 Sold (MLS) $52,000 Hive MLS
• 2017-09-09 Listed $54,000 Hive MLS
• 2017-09-09 Listed $54,000 Hive MLS

Property tax history

+4.4%/yr

Latest (2025): $1,208 · +19.8% YoY. Source: county tax records.