2312 Old Barton Chapel Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$170,000

3 bd · 2.0 ba · 1,648 sqft · SingleFamily public records

Built 1974 0.25 ac lot Est $186k · 9% 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 +19.8/30.0
• ARV discount +11.4/15.0
• DSCR +6.3/10.0
• 1% rule +4.1/10.0
• 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

Great investment opportunity !! Home in fair condition, cosmetics needed. Great floor plant with huge laundry and sunroom!!!

Key facts

• 0.25 acre lot
• Parking
• Built 1974

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (8.9% below list).
• Recommended offer: $155k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Glenn Hills Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 393 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 4% at this address vs 16% district-wide (-12 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 40% 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 $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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: major wind risk, 66% 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 $154,875 (8.9% below list)

Questions for the listing agent

1. Built in 1974 — 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: 0.91% ✗
• Cap rate: 7.72%
• Cash-on-cash: 5.09%
• DSCR: 1.23
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $186,224
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3515 Primrose Dr	0.15mi	3/1.5	1,509 (-8%)	8mo	$103,000	$68	71
2501 Stonehedge Ct	0.67mi	3/2.0	1,602 (-3%)	9mo	$215,000	$134	56
2435 Barton Chapel Rd	0.52mi	3/2.0	1,593 (-3%)	24mo	$174,900	$110	51
2531 Friar Ln	0.74mi	3/2.0	1,696 (+3%)	23mo	$191,000	$113	41
2372 Berlin Dr	0.66mi	4/2.0 (+1)	1,500 (-9%)	10mo	$191,500	$128	41
2960 Glenn Hills Dr	0.75mi	3/2.0	1,532 (-7%)	16mo	$155,000	$101	40
2439 Barton Chapel Rd	0.55mi	3/1.5	1,428 (-13%)	17mo	$169,000	$118	36
2326 Prague Court Ct	0.55mi	4/1.5 (+1)	1,417 (-14%)	17mo	$138,000	$97	30
2348 Dublin Dr	0.64mi	4/1.5 (+1)	1,417 (-14%)	18mo	$164,000	$116	25

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: -11.5%
• Equity multiple: 0.59×
• Total profit: $-19,306
• Equity at exit: $25,348

10-year hold

• IRR: -6.8%
• Equity multiple: 0.62×
• Total profit: $-18,091
• Equity at exit: $14,698

Cash invested: $47,600 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,549 high
• Mortgage (P&I): −$891
• Tax from tax record: −$59 /mo · $713/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $202

Break-even live

Break-even rent $1,293

Max offer price $170,000

Occupancy floor 82%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
255 Reservation Way Augusta, GA	2.0	2.0	1170	$1,440	$1.23	21d	15	0.87mi
2524 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,700	$1.21	44d	1	1.04mi
2609 Dublin Dr Augusta, GA	3.0	2.0	1400	$1,395	$1.00	14d	1	1.20mi
2631 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,430	$1.02	14d	1	1.31mi
1500 Champions Pines Ln Augusta, GA	1.0–2.0	1.0–2.0	825	$1,140	$1.38	23d	14	1.35mi

Listing history 5 events

1. 2026-04-09
   status Pending
2. 2026-04-09
   historical
3. 2026-04-08
   historical
4. 2026-03-11
   listed $170,000 Active
5. 2026-03-11
   listed $170,000

ⓘ 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: $713 · $59/mo
• Projected year-2 tax: $1,564 · $130/mo
• Expected delta: +$851/yr (+$71/mo · 119.4%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $18,585
• − Mortgage interest: −$9,523
• − Property taxes: −$713
• − Insurance: −$850
• − Repairs & maintenance: −$1,487
• − Management: −$1,487
• − Depreciation: −$4,945
• Taxable loss: −$420
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $2,522/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

+0.0% since first listed

5 events — show timeline

• 2026-04-09 Pending — Hive MLS
• 2026-04-09 Listing Removed — Hive MLS
• 2026-04-08 Listing Removed — Hive MLS
• 2026-03-11 Listed $170,000 Hive MLS
• 2026-03-11 Listed $170,000 Hive MLS

Property tax history

+2.9%/yr

Latest (2025): $713 · +12.7% YoY. Source: county tax records.