113 4th St · Augusta-Richmond County consolidated government (balance), GA 30901

$68,000

3 bd · 1.0 ba · 1,593 sqft · SingleFamily public records · 3 Days on market

Built 1927 3,485 sqft lot

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Why this score? — see what drove the B+ 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
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks MLS

GREAT INVESTMENT PROPERTY IN OLDE TOWNE. HOUSE HAS BEEN RENOVATED TO RENT OUT 2 REAR BEDROOMS. BOTH CURRENTLY RENTED!

Key facts

• Historic property
• Close to riverwalk
• Two units

Tags

• HISTORIC PROPERTY
• ORIGINAL HEART PINE FLOORS
• ROCKING CHAIR FRONT PORCH
• TWO UNITS
• CLOSE TO RIVERWALK

Property features AI

Finance

• Other: Zoned R15
• HOA & community: Sidewalks and street lights in the neighborhood

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Duplex; Single-story (one level); Entry at ground level; Has a view; Residential single family residence
• Construction: Stucco and frame construction; Composition roof; Block foundation; Built as a duplex
• Exterior features: Covered front porch

Interior

• Kitchen: No appliances included
• Bedrooms: 2 total rooms
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Wall/window units; Fireplaces; Space heater; Electric heating
• Interior features: Unfurnished; Hardwood floors; Crawl space basement
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $672 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $68k).
• Cap rate 18.1% 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 B — 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: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 students, 98% FRL); Academy of Richmond County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,141 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 soft (-1.3%/yr); 131 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $1,641/mo this rent would consume 78% of the median local household income ($25k/yr) (locally 2063% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($470 loan paydown + $6k appreciation (8.2% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 0.0% rent growth), your $19k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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

• Watch-outs: property tax is 4.2% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $68,000

Questions for the listing agent

1. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.41% ✓
• Cap rate: 18.15%
• Cash-on-cash: 42.34%
• DSCR: 2.88
• GRM: 3.5

CMA / ARV

• ARV (on-the-fly): $221,427
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Broad St	0.29mi	3/2.0	1,586 (-0%)	5mo	$237,750	$150	78
247 Ellis St	0.20mi	3/2.0	1,752 (+10%)	4mo	$100,000	$57	67
512 3rd Street St	0.36mi	3/2.0	1,659 (+4%)	12mo	$197,750	$119	62
222 Ellis ST St	0.28mi	4/2.0 (+1)	1,658 (+4%)	12mo	$230,000	$139	61
716 5th St	0.54mi	3/2.0	1,496 (-6%)	1mo	$155,000	$104	60
512 2nd St	0.46mi	4/2.0 (+1)	1,623 (+2%)	15mo	$255,000	$157	54
105 Broad St	0.42mi	4/2.0 (+1)	1,512 (-5%)	15mo	$160,000	$106	50
522 2nd St	0.47mi	4/2.0 (+1)	1,521 (-4%)	19mo	$235,000	$155	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 52.3%
• Equity multiple: 4.51×
• Total profit: $66,892
• Equity at exit: $52,498

10-year hold

• IRR: 45.8%
• Equity multiple: 9.08×
• Total profit: $153,755
• Equity at exit: $105,015

Cash invested: $19,040 (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 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 131
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,641 high
• Mortgage (P&I): −$357
• Tax from tax record: −$240 /mo · $2,878/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $672

Break-even live

Break-even rent $791

Max offer price $68,000

Occupancy floor 54%

Sensitivity live

Price	-10% $710	-5% $691	+0% $672	+5% $652	+10% $633
Rent	-10% $542	-5% $607	+0% $672	+5% $737	+10% $801
Rate	-1.0pp $706	-0.5pp $689	base $672	+0.5pp $654	+1.0pp $636

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: $17,000
• Closing costs: $2,040
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
320 3rd St Augusta, GA	2.0	1.0	1117	$1,200	$1.07	45d	1	0.25mi
211 Broad St Augusta, GA	3.0	2.0	1200	$1,350	$1.12	45d	1	0.29mi
136 Broad St Augusta, GA	2.0	1.0	1200	$1,100	$0.92	45d	1	0.34mi
134 Broad St Augusta, GA	2.0	1.0	1100	$1,150	$1.05	45d	1	0.35mi
112 Telfair St Unit B Augusta, GA	4.0	3.5	1400	$2,000	$1.43	15d	1	0.51mi
112 Telfair St Unit A Augusta, GA	4.0	3.0	1400	$2,300	$1.64	15d	1	0.51mi
936 Broad St #317 Augusta, GA	2.0	2.0	1184	$1,600	$1.35	25d	1	0.76mi
936 Broad St #306 Augusta, GA	3.0	2.0	1510	$2,075	$1.37	25d	1	0.76mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	25d	1	1.03mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	45d	1	1.03mi
111 Railroad Ave Unit 702 North Augusta, SC	2.0	2.0	1155	$2,195	$1.90	25d	1	1.28mi
111 Railroad Ave Unit 406 North Augusta, SC	2.0	2.0	1155	$2,399	$2.08	25d	1	1.28mi
111 Railroad Ave Unit 701 North Augusta, SC	2.0	2.0	1188	$2,599	$2.19	25d	1	1.28mi
164 Railroad Ave North Augusta, SC	1.0–2.0	1.0–2.0	968	$3,119	$3.22	15d	23	1.34mi

Listing history 3 events

1. 2026-06-21
   days on market $68,000 Active 3 DOM
2. 2026-06-19
   remarks 610-char remark
3. 2026-06-19
   listed $68,000 Active 1 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: $2,878 · $240/mo
• Projected year-2 tax: $2,878 · $240/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,693
• − Mortgage interest: −$3,809
• − Property taxes: −$2,878
• − Insurance: −$340
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$1,978
• Taxable income: $7,537
• Est. tax owed @ 24.0%: −$1,809
• After-tax cash flow: $6,252/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): 16,484
• Household income: $25,163
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 2063.0

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: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 8.18%
• Current HPI: 206.3145
• Rent YoY: ▼ -1.31%
• 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

+13.5% since first listed

7 events — show timeline

• 2026-06-18 Listed $68,000 Hive MLS
• 2020-10-05 Sold (Public Records) $274,000 Public Records
• 2005-10-10 Sold (Public Records) $59,900 Public Records
• 2005-09-30 Sold (MLS) $59,900 Hive MLS
• 2005-09-30 Sold (MLS) $59,900 Hive MLS
• 2005-06-10 Listed $59,900 Hive MLS
• 2005-06-10 Listed $59,900 Hive MLS

Property tax history

+6.1%/yr

Latest (2025): $2,878 · +22.9% YoY. Source: county tax records.