2265 Overlook Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$125,000

3 bd · 1.5 ba · 1,380 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.31 ac lot Est $152k · 18% under

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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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• 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

Affordably priced with a pool!! Come take a look at this all-brick, one-story home just off Richmond Hill Road on the quiet streets of Richmond Park. This 3 bedroom, 1.5-bathroom home is priced well below market value to allow for buyer personalization. The home currently includes a rocking chair front porch, a covered carport, hardwood floors, a covered rear patio and a pool!! Enjoy the rest of the summer by staying cool in your fully fenced back yard. This is a unique opportunity for a value buy in today's market. Call to schedule your showing today!

Key facts

• Covered carport
• Covered rear patio
• Pool

Tags

• ROCKING CHAIR FRONT PORCH
• COVERED CARPORT
• HARDWOOD FLOORS
• COVERED REAR PATIO
• FULLY FENCED BACK YARD
• POOL

Property features AI

Finance

• Other: Zoning: R3

Exterior

• Parking: Concrete parking
• Utilities: Utilities: Other
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Brick construction; Composition roof; Crawl space foundation; Built (year not provided)
• Exterior features: Covered patio; Patio; Wood fencing; Has a view; City street and state road frontage

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Has heating (type: other)
• Interior features: Ceiling fans
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $273 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 8.9% 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.
• Zoned schools: Wheeless Road Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 557 students, 98% FRL); Murphey Middle School (math 0% / reading 6%, grade F, #469 of 470 statewide, top 100%, 635 students, 98% FRL); Josey High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 779 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 (-0.2%/yr); 369 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 35% 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 $864 of loan paydown is wiped out by about $4k 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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $125,000

Questions for the listing agent

1. Built in 1960 — 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: 1.06% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.36%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $151,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2702 Richmond Hill Rd	0.23mi	3/1.5	1,403 (+2%)	1mo	$151,000	$108	86
2564 Richmond Hill Rd	0.21mi	3/2.0	1,462 (+6%)	1mo	$79,900	$55	78
2204 Sandra Ct	0.24mi	4/2.0 (+1)	1,325 (-4%)	2mo	$150,000	$113	73
2261 Overlook Rd	0.03mi	3/2.0	1,576 (+14%)	6mo	$140,000	$89	68
2380 Franklin St	0.58mi	3/2.0	1,341 (-3%)	8mo	$170,000	$127	59
2140 Richards Rd	0.42mi	3/2.0	1,260 (-9%)	6mo	$158,000	$125	58
2815 Anne St	0.51mi	3/1.0	1,273 (-8%)	4mo	$114,900	$90	58
2222 Killebrew Ave	0.66mi	2/2.0 (-1)	1,382 (+0%)	7mo	$37,000	$27	56
2306 Overlook Rd	0.21mi	4/2.0 (+1)	1,550 (+12%)	9mo	$189,000	$122	55
2529 Norton Boulevard Blvd	0.57mi	3/2.0	1,200 (-13%)	2mo	$175,000	$146	48
2209 Bandler Rd	0.37mi	2/1.0 (-1)	1,184 (-14%)	6mo	$130,000	$110	47
2933 Deans Bridge Rd Rd	0.75mi	3/1.0	1,582 (+15%)	9mo	$165,000	$104	32

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: -5.4%
• Equity multiple: 0.81×
• Total profit: $-6,795
• Equity at exit: $18,638

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,300
• Equity at exit: $10,808

Cash invested: $35,000 (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: 369
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,327 high
• Mortgage (P&I): −$656
• Tax from tax record: −$67 /mo · $810/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $273

Break-even live

Break-even rent $981

Max offer price $125,000

Occupancy floor 74%

Sensitivity live

Price	-10% $344	-5% $308	+0% $273	+5% $238	+10% $202
Rent	-10% $168	-5% $221	+0% $273	+5% $325	+10% $378
Rate	-1.0pp $336	-0.5pp $305	base $273	+0.5pp $241	+1.0pp $208

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	25d	1	0.21mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	22d	1	0.23mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	22d	6	0.59mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	45d	3	0.67mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	45d	1	0.73mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	25d	1	0.73mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	15d	1	0.73mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	45d	1	0.73mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	45d	1	0.73mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	45d	1	0.74mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	25d	1	0.74mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	45d	6	0.74mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	15d	7	0.75mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	25d	3	0.77mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	45d	1	0.80mi
2484 Coleman Ave Augusta, GA	4.0	1.0	1662	$1,000	$0.60	45d	1	0.95mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	25d	1	0.95mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	45d	1	0.96mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	15d	1	1.05mi
2021 Fernwood Cir Augusta, GA	4.0	2.0	1593	$1,525	$0.96	45d	1	1.08mi
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	45d	1	1.16mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	25d	1	1.33mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	45d	1	1.33mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	45d	1	1.38mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	45d	1	1.47mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	25d	1	1.47mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	45d	1	1.47mi

Listing history 3 events

1. 2026-06-21
   days on market $125,000 Active 4 DOM
2. 2026-06-17
   remarks 558-char remark
3. 2026-06-17
   listed $125,000 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: $810 · $67/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$340/yr (+$28/mo · 42.0%)

ⓘ 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 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $15,919
• − Mortgage interest: −$7,002
• − Property taxes: −$810
• − Insurance: −$625
• − Repairs & maintenance: −$1,274
• − Management: −$1,274
• − Depreciation: −$3,636
• Taxable income: $1,299
• Est. tax owed @ 24.0%: −$312
• After-tax cash flow: $2,963/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

1 event — show timeline

• 2026-06-17 Listed $125,000 Hive MLS

Property tax history

+2.0%/yr

Latest (2025): $810 · +6.5% YoY. Source: county tax records.