2018 Greene St · Augusta-Richmond County consolidated government (balance), GA 30904

$172,000

2 bd · 1.5 ba · 1,154 sqft · SingleFamily public records · 38 Days on market

Built 1959 9,583 sqft lot $149/sqft · 75% above area Est $197k · 13% 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).

• ARV discount +13.1/15.0
• Cash flow +9.3/30.0
• Rent growth +3.6/5.0
• DSCR +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the desirable neighborhood of Harrisburg, this charming all brick 2bedroom, 1.5 bathroom home offers the perfect blend of comfort and convenience. The spacious living room features a cozy fireplace. Large bedrooms with ample closet space. Additional office space with plenty to window to allow in the sunshine. Property is perfect for an investor looking for a nice rental property for their portfolio or starter home for those looking for budget friendly options. For whatever purpose, this home is not to be missed out on. Schedule a showing today!

Key facts

• Detached workshop
• Large attic space
• All brick home

Tags

• ALL BRICK HOME
• VERSATILE BONUS SPACE
• LOW MAINTENANCE FLOORING
• LARGE ATTIC SPACE
• GENEROUSLY SIZED BACKYARD
• DETACHED WORKSHOP

Property features AI

Finance

• Other: Subdivision: Harrisburg
• HOA & community: Association amenities: Other

Exterior

• Parking: Detached garage; Workshop in garage; Carport; Total 1 parking space (1 garage space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story, entry level on the main floor; Brick and wood siding construction
• Construction: Composition roof; Built with brick and wood siding; Crawl space foundation; See remarks for additional construction details
• Exterior features: Front porch; Privacy fencing; Workshop and outbuilding on the property; Has a view

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood; See remarks for additional flooring details
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating; Fireplace(s)
• Interior features: Walk-in closet(s); Window coverings
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-127 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $126k (27.0% below list).
• Recommended offer: $126k (27.0% below list) — sets the bar for 1% rule.

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: Lamar - Milledge Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 301 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 rising fast (+4.3%/yr); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 32% of the median local income ($47k/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 $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 38 days — a 3% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $18k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; list at $172k implies a 64% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $125,640 (27.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.16%
• DSCR: 0.86
• GRM: 11.4

CMA / ARV

• ARV (median comp): $196,644
• List price: $172,000
• Delta: -12.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2036 Ellis St	0.09mi	3/2.0 (+1)	1,189 (+3%)	9mo	$125,000	$105	77
538 Hickman Rd	0.26mi	3/1.0 (+1)	1,160 (+0%)	10mo	$183,000	$158	72
501 Beaufort Drive Dr	0.32mi	2/1.0	1,104 (-4%)	9mo	$153,000	$139	69
2072 Battle Row	0.36mi	3/1.0 (+1)	1,138 (-1%)	11mo	$120,000	$105	65
114 Curry St	0.23mi	3/1.0 (+1)	1,248 (+8%)	10mo	$50,000	$40	60
2012 Battle Row	0.21mi	2/2.0	1,008 (-13%)	9mo	$170,000	$169	60
2010 Battle Row	0.20mi	2/2.0	1,008 (-13%)	10mo	$173,000	$172	59
1804 Starnes St	0.54mi	3/1.0 (+1)	1,196 (+4%)	4mo	$65,000	$54	58
2155 Ellis St	0.25mi	2/2.0	1,294 (+12%)	10mo	$243,000	$188	58
1944 Warren St	0.47mi	2/1.0	994 (-14%)	1mo	$65,000	$65	52
1924 Fenwick St	0.36mi	3/1.0 (+1)	1,320 (+14%)	4mo	$30,000	$23	49
1847 Warren St	0.52mi	3/2.0 (+1)	1,032 (-11%)	12mo	$147,500	$143	42

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -20.3%
• Equity multiple: 0.29×
• Total profit: $-34,324
• Equity at exit: $25,646

10-year hold

• IRR: -10.9%
• Equity multiple: 0.31×
• Total profit: $-33,431
• Equity at exit: $14,871

Cash invested: $48,160 (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 30904

• Rents YoY: 4.3%
• Active inventory: 222
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,256 high
• Mortgage (P&I): −$902
• Tax from tax record: −$146 /mo · $1,749/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $-127

Break-even live

Break-even rent $1,417

Max offer price $149,589

Occupancy floor —

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1946 Greene St Augusta, GA	3.0	1.0	952	$1,350	$1.42	14d	1	0.10mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	14d	1	0.24mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	23d	1	0.24mi
531 Tubman St Augusta, GA	2.0	1.0	864	$1,250	$1.45	43d	1	0.25mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	23d	1	0.28mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	43d	1	0.28mi
2165 Telfair St Unit B Augusta, GA	2.0	1.0	825	$800	$0.97	14d	1	0.30mi
2165 Telfair St Unit A Augusta, GA	2.0	1.0	825	$850	$1.03	43d	1	0.30mi
2165 1/2 Telfair St Augusta, GA	2.0	1.0	825	$800	$0.97	14d	1	0.31mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	23d	1	0.33mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	43d	1	0.33mi
25 Curry St Augusta, GA	2.0	1.5	1306	$950	$0.73	43d	1	0.36mi
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	43d	1	0.37mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	44d	1	0.50mi
1730 Hicks St Apt A Augusta, GA	2.0	1.0	750	$750	$1.00	14d	1	0.50mi
501 Milledge Rd Augusta, GA	2.0	1.0	1008	$1,098	$1.09	14d	2	0.53mi
2097 Heckle St Unit B Augusta, GA	1.0	1.0	700	$1,095	$1.56	14d	1	0.57mi
2110 Gary St Augusta, GA	2.0	1.5	1173	$1,195	$1.02	43d	1	0.61mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,194	$2.08	14d	11	0.63mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	23d	1	0.82mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	14d	1	0.87mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	23d	1	0.88mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,700	$1.25	23d	1	0.97mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,800	$1.32	43d	1	0.97mi
1244 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	14d	1	1.05mi
1246 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	14d	1	1.06mi
1239 Holden Dr Augusta, GA	3.0	1.0	816	$1,095	$1.34	14d	1	1.07mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	23d	1	1.14mi
824 Ann St Augusta, GA	2.0	1.0	768	$1,695	$2.21	23d	1	1.18mi
824 Ann St Augusta, GA	2.0	1.0	768	$1,795	$2.34	43d	1	1.18mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	23d	1	1.18mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	23d	1	1.18mi
2016 Central Ave Unit A Augusta, GA	1.0	1.0	900	$1,000	$1.11	23d	1	1.20mi
1450 Greene St Augusta, GA	1.0	1.0	720	$1,480	$2.06	43d	1	1.21mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	43d	1	1.22mi
848 Lake Terrace Dr Augusta, GA	2.0	1.0	1200	$1,300	$1.08	43d	1	1.24mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	14d	1	1.26mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	43d	1	1.26mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	23d	1	1.30mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	43d	1	1.33mi

Listing history 26 events

1. 2026-06-18
   days on market $172,000 Active 38 DOM
2. 2026-06-17
   days on market $172,000 Active 37 DOM
3. 2026-06-16
   days on market $172,000 Active 36 DOM
4. 2026-06-15
   days on market $172,000 Active 35 DOM
5. 2026-06-14
   days on market $172,000 Active 33 DOM
6. 2026-06-10
   days on market $172,000 Active 30 DOM
7. 2026-06-09
   days on market $172,000 Active 29 DOM
8. 2026-06-08
   days on market $172,000 Active 28 DOM
9. 2026-06-07
   days on market $172,000 Active 27 DOM
10. 2026-06-03
    days on market $172,000 Active 23 DOM
11. 2026-06-02
    days on market $172,000 Active 22 DOM
12. 2026-06-01
    days on market $172,000 Active 21 DOM
13. 2026-05-31
    days on market $172,000 Active 20 DOM
14. 2026-05-30
    days on market $172,000 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-04-30
    price $179,900
17. 2026-04-08
    listed $189,900 Active
18. 2026-04-08
    listed $179,900 Active 1498-char remark
19. 2023-04-17
    soldstatus $105,000
20. 2023-04-05
    soldstatus $105,000

    Show marketing remark (561 chars)

    Located in the desirable neighborhood of Harrisburg, this charming all brick 2bedroom, 1.5 bathroom home offers the perfect blend of comfort and convenience. The spacious living room features a cozy fireplace. Large bedrooms with ample closet space. Additional office space with plenty to window to allow in the sunshine. Property is perfect for an investor looking for a nice rental property for their portfolio or starter home for those looking for budget friendly options. For whatever purpose, this home is not to be missed out on. Schedule a showing today!

21. 2023-04-05
    soldstatus $105,000

    Show marketing remark (561 chars)

    Located in the desirable neighborhood of Harrisburg, this charming all brick 2bedroom, 1.5 bathroom home offers the perfect blend of comfort and convenience. The spacious living room features a cozy fireplace. Large bedrooms with ample closet space. Additional office space with plenty to window to allow in the sunshine. Property is perfect for an investor looking for a nice rental property for their portfolio or starter home for those looking for budget friendly options. For whatever purpose, this home is not to be missed out on. Schedule a showing today!

22. 2023-04-05
    soldstatus $105,000

    Show marketing remark (561 chars)

    Located in the desirable neighborhood of Harrisburg, this charming all brick 2bedroom, 1.5 bathroom home offers the perfect blend of comfort and convenience. The spacious living room features a cozy fireplace. Large bedrooms with ample closet space. Additional office space with plenty to window to allow in the sunshine. Property is perfect for an investor looking for a nice rental property for their portfolio or starter home for those looking for budget friendly options. For whatever purpose, this home is not to be missed out on. Schedule a showing today!

23. 2023-04-03
    listed $105,000
24. 2023-01-12
    listed $110,000

    Show marketing remark (561 chars)

    Located in the desirable neighborhood of Harrisburg, this charming all brick 2bedroom, 1.5 bathroom home offers the perfect blend of comfort and convenience. The spacious living room features a cozy fireplace. Large bedrooms with ample closet space. Additional office space with plenty to window to allow in the sunshine. Property is perfect for an investor looking for a nice rental property for their portfolio or starter home for those looking for budget friendly options. For whatever purpose, this home is not to be missed out on. Schedule a showing today!

25. 2023-01-12
    listed $110,000

    Show marketing remark (561 chars)

    Located in the desirable neighborhood of Harrisburg, this charming all brick 2bedroom, 1.5 bathroom home offers the perfect blend of comfort and convenience. The spacious living room features a cozy fireplace. Large bedrooms with ample closet space. Additional office space with plenty to window to allow in the sunshine. Property is perfect for an investor looking for a nice rental property for their portfolio or starter home for those looking for budget friendly options. For whatever purpose, this home is not to be missed out on. Schedule a showing today!

26. 2000-08-18
    soldstatus $45,000

ⓘ 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: $1,749 · $146/mo
• Projected year-2 tax: $1,749 · $146/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 66% 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: $15,077
• − Mortgage interest: −$9,635
• − Property taxes: −$1,749
• − Insurance: −$860
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$5,004
• Taxable loss: −$4,583
• Est. tax savings @ 24.0%: +$1,100
• After-tax cash flow: $-422/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): 23,400
• Household income: $46,696
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1594.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 47% White 41% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -211.97%
• Current HPI: 199.0807
• Rent YoY: ▲ 4.29%
• 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

+282.2% since first listed

13 events — show timeline

• 2026-05-25 Price Changed $172,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-30 Price Changed $179,900 Hive MLS
• 2026-04-08 Listed $189,900 Hive MLS
• 2026-04-08 Listed $179,900 Hive MLS
• 2023-04-17 Sold (Public Records) $105,000 Public Records
• 2023-04-05 Sold (MLS) $105,000 Hive MLS
• 2023-04-05 Sold (MLS) $105,000 AMLS
• 2023-04-05 Sold (MLS) $105,000 Hive MLS
• 2023-04-03 Listed $105,000 AMLS
• 2023-01-12 Listed $110,000 Hive MLS
• 2023-01-12 Listed $110,000 Hive MLS
• 2000-08-18 Sold (Public Records) $45,000 Public Records

Property tax history

+17.0%/yr

Latest (2025): $1,749 · +8.5% YoY. Source: county tax records.