2200 Country Club Ct · Augusta-Richmond County consolidated government (balance), GA 30904

$143,000

4 bd · 3.0 ba · 1,826 sqft · SingleFamily public records · 20 Days on market

Built 1979 9,148 sqft lot $78/sqft · 31% below area Est $166k · 14% under

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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 +26.7/30.0
• ARV discount +13.8/15.0
• DSCR +9.1/10.0
• 1% rule +7.8/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Alot of house, As-Is, Owner finance or lease purchase possible.

Key facts

• 9,148 sq ft lot
• Built 1979
• Listed 20 days

Property features AI

Finance

• Financial info: Annual property tax approximately $2,951.26

Exterior

• Home design: Single family residence; Residential property
• Construction: Built on approximately 0.21-acre lot
• Exterior features: Fenced yard

Interior

• Bedrooms: 3 full bathrooms
• Bathrooms: 3 full bathrooms
• Interior features: No basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $143k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $143k).
• Recommended offer: $141k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.5% 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: Merry Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 397 students, 98% FRL); Tutt Middle School (math 7% / reading 21%, grade F, #405 of 470 statewide, top 86%, 476 students, 98% FRL); Westside High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 999 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $1,827/mo this rent would consume 47% of the median local household income ($47k/yr) (locally 1594% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $989 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $40k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $67k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $143k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,855 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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: 1.28% ✓
• Cap rate: 9.52%
• Cash-on-cash: 11.54%
• DSCR: 1.51
• GRM: 6.5

CMA / ARV

• ARV (median comp): $166,243
• List price: $143,000
• Delta: 23.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2064 Ellis St	0.33mi	4/2.0	1,822 (-0%)	6mo	$125,000	$69	75
404 Brookside Ct	0.09mi	3/2.5 (-1)	2,014 (+10%)	6mo	$270,000	$134	67
707 Hickman Rd	0.49mi	3/3.5 (-1)	1,851 (+1%)	2mo	$424,500	$229	66
2210 Glendale Rd	0.29mi	3/2.0 (-1)	1,883 (+3%)	11mo	$275,000	$146	63
2204 Country Club Ct	0.05mi	3/2.0 (-1)	1,709 (-6%)	21mo	$241,000	$141	61
1940 Telfair St	0.54mi	3/2.0 (-1)	1,825 (-0%)	9mo	$135,000	$74	58
801 Russell St	0.67mi	3/2.0 (-1)	1,835 (+0%)	12mo	$319,900	$174	49
2406 Mohican Rd	0.72mi	3/2.0 (-1)	1,893 (+4%)	12mo	$358,000	$189	42
2246 Overton Rd	0.56mi	3/2.0 (-1)	1,740 (-5%)	21mo	$319,900	$184	40
2314 Redwood Dr	0.47mi	3/2.0 (-1)	1,568 (-14%)	13mo	$194,400	$124	35
1922 Telfair Street St	0.61mi	4/2.0	1,554 (-15%)	14mo	$90,000	$58	31
811 Metcalf St	0.75mi	3/1.0 (-1)	1,684 (-8%)	23mo	$190,000	$113	20

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: 2.4%
• Equity multiple: 1.10×
• Total profit: $3,816
• Equity at exit: $21,322

10-year hold

• IRR: 13.3%
• Equity multiple: 2.13×
• Total profit: $45,295
• Equity at exit: $12,364

Cash invested: $40,040 (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 30904

• Rents YoY: 4.3%
• Active inventory: 222
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$750
• Tax from tax record: −$249 /mo · $2,985/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $385

Break-even live

Break-even rent $1,340

Max offer price $143,000

Occupancy floor 74%

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: $35,750
• Closing costs: $4,290
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,800	$1.32	43d	1	0.57mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,700	$1.25	23d	1	0.57mi
2404 Hiawassee Rd Augusta, GA	3.0	1.0	1666	$1,550	$0.93	43d	1	0.66mi
2279 Overton Rd Augusta, GA	3.0	2.5	2209	$1,895	$0.86	43d	1	0.68mi
217 E Vineland Rd Augusta, GA	3.0	2.0	1551	$1,550	$1.00	23d	1	0.81mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	44d	1	0.91mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,756	$2.61	14d	11	1.06mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	23d	1	1.09mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	43d	1	1.31mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	23d	1	1.31mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	43d	1	1.31mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	23d	1	1.39mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	43d	1	1.47mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	23d	1	1.47mi
2423 Brentwood Pl Augusta, GA	3.0	2.0	1600	$1,585	$0.99	43d	1	1.48mi

Listing history 32 events

1. 2026-06-09
   status $143,000 Pending 20 DOM
2. 2026-06-08
   days on market $143,000 Active 20 DOM
3. 2026-06-07
   days on market $143,000 Active 19 DOM
4. 2026-06-03
   days on market $143,000 Active 15 DOM
5. 2026-06-02
   days on market $143,000 Active 14 DOM
6. 2026-06-01
   days on market $143,000 Active 13 DOM
7. 2026-05-31
   days on market $143,000 Active 12 DOM
8. 2026-05-30
   days on market $143,000 Active 11 DOM
9. 2026-05-19
   status Active 563-char remark
10. 2026-05-19
    price $143,000 563-char remark
11. 2026-05-07
    status Pending
12. 2026-05-07
    historical 563-char remark
13. 2026-05-07
    historical
14. 2026-04-15
    price $205,000
15. 2026-03-17
    listed $210,000 Active
16. 2026-03-17
    listed $205,000 563-char remark
17. 2026-02-13
    price $87,000

    Show marketing remark (63 chars)

    Alot of house, As-Is, Owner finance or lease purchase possible.

18. 2021-02-11
    soldstatus $69,750

    Show marketing remark (63 chars)

    Alot of house, As-Is, Owner finance or lease purchase possible.

19. 2021-01-08
    listed $175,000

    Show marketing remark (63 chars)

    Alot of house, As-Is, Owner finance or lease purchase possible.

20. 2015-12-16
    soldstatus $110,000
21. 2015-12-10
    soldstatus $110,000
22. 2015-12-10
    soldstatus $110,000
23. 2015-06-12
    listed $109,900
24. 2015-06-12
    listed $109,900
25. 2013-05-30
    soldstatus $45,000
26. 2013-05-30
    soldstatus $45,000
27. 2013-04-15
    listed $57,120
28. 2013-04-15
    listed $57,120
29. 2007-06-22
    soldstatus $141,000
30. 2004-08-12
    soldstatus $69,750 Closed

    Show marketing remark (63 chars)

    Alot of house, As-Is, Owner finance or lease purchase possible.

31. 2004-08-12
    soldstatus $69,750

    Show marketing remark (63 chars)

    Alot of house, As-Is, Owner finance or lease purchase possible.

32. 2003-10-07
    listed $87,000

ⓘ 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: $2,985 · $249/mo
• Projected year-2 tax: $2,985 · $249/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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $21,921
• − Mortgage interest: −$8,010
• − Property taxes: −$2,985
• − Insurance: −$715
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$4,160
• Taxable income: $2,544
• Est. tax owed @ 24.0%: −$611
• After-tax cash flow: $4,009/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

+64.4% since first listed

25 events — show timeline

• 2026-06-09 Pending — Hive MLS
• 2026-05-19 Relisted — Hive MLS
• 2026-05-19 Price Changed $143,000 Hive MLS
• 2026-05-07 Pending — Hive MLS
• 2026-05-07 Listing Removed — Hive MLS
• 2026-05-07 Listing Removed — Hive MLS
• 2026-04-15 Price Changed $205,000 Hive MLS
• 2026-03-17 Listed $210,000 Hive MLS
• 2026-03-17 Listed $205,000 Hive MLS
• 2026-02-13 Price Changed $87,000 Hive MLS
• 2021-02-11 Sold (MLS) $69,750 Hive MLS
• 2021-01-08 Listed $175,000 Hive MLS
• 2015-12-16 Sold (Public Records) $110,000 Public Records
• 2015-12-10 Sold (MLS) $110,000 Hive MLS
• 2015-12-10 Sold (MLS) $110,000 Hive MLS
• 2015-06-12 Listed $109,900 Hive MLS
• 2015-06-12 Listed $109,900 Hive MLS
• 2013-05-30 Sold (MLS) $45,000 Hive MLS
• 2013-05-30 Sold (MLS) $45,000 Hive MLS
• 2013-04-15 Listed $57,120 Hive MLS
• 2013-04-15 Listed $57,120 Hive MLS
• 2007-06-22 Sold (Public Records) $141,000 Public Records
• 2004-08-12 Sold (MLS) $69,750 Hive MLS
• 2004-08-12 Sold (MLS) $69,750 Hive MLS
• 2003-10-07 Listed $87,000 Hive MLS

Property tax history

+10.9%/yr

Latest (2025): $2,985 · +31.2% YoY. Source: county tax records.