2835 Fairmont St · Augusta-Richmond County consolidated government (balance), GA 30906

$89,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 107 Days on market

Built 1952 10,018 sqft lot $82/sqft · 21% below area Est $114k · 21% under

---

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 +29.9/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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 MLS

Welcome to 2835 Fairmont St in Augusta, GA - a charming 3-bedroom, 1 full bath home offering comfortable living and a functional layout. The spacious living room provides plenty of room to relax or entertain, while the nicely sized utility room offers added convenience and extra storage space. The bedrooms are well-proportioned, and the home's layout makes everyday living easy and efficient. Conveniently located near shopping, dining, schools, and major roadways.

Key facts

• 0.23 acre lot
• Built 1952
• Listed 107 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $82k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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 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.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 32% 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 $622 of loan paydown is wiped out by about $3k 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 107 days — a 9% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $81,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.35% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.81%
• DSCR: 1.70
• GRM: 6.2

CMA / ARV

• ARV (median comp): $113,587
• List price: $89,900
• Delta: -20.85%
• 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
2837 Rocky Creek Rd	0.24mi	3/2.0	1,098 (+0%)	6mo	$133,000	$121	79
2827 Thomas Ln	0.17mi	3/1.0	1,025 (-6%)	5mo	$105,000	$102	78
2812 Rocky Creek Rd	0.39mi	3/1.0	1,074 (-2%)	3mo	$130,000	$121	77
3004 Acorn Rd	0.42mi	3/2.0	1,138 (+4%)	2mo	$155,000	$136	68
2344 Dorn Rd	0.59mi	2/1.0 (-1)	1,095 (+0%)	2mo	$130,000	$119	65
3114 Conner Ct	0.37mi	3/2.0	1,170 (+7%)	4mo	$156,900	$134	63
3042 Acorn Rd	0.57mi	3/1.0	1,040 (-5%)	4mo	$136,000	$131	62
3103 Fir Ct	0.61mi	3/1.5	1,122 (+3%)	5mo	$82,500	$74	61
2355 Golden Camp Rd	0.60mi	4/1.5 (+1)	1,080 (-1%)	5mo	$128,000	$119	59
3024 Sprucewood Dr	0.45mi	3/2.0	1,211 (+11%)	2mo	$199,900	$165	55
2447 Ridge Rd Rd	0.49mi	3/2.0	1,189 (+9%)	6mo	$135,000	$114	53
2529 Norton Boulevard Blvd	0.60mi	3/2.0	1,200 (+10%)	2mo	$175,000	$146	50

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,024
• Equity at exit: $13,404

10-year hold

• IRR: 9.7%
• Equity multiple: 1.64×
• Total profit: $16,183
• Equity at exit: $7,773

Cash invested: $25,172 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,213 high
• Mortgage (P&I): −$471
• Tax from tax record: −$118 /mo · $1,414/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $332

Break-even live

Break-even rent $793

Max offer price $89,900

Occupancy floor 68%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	23d	1	0.16mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	43d	1	0.16mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	43d	1	0.17mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	23d	1	0.18mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	43d	1	0.18mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	43d	1	0.19mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	43d	1	0.22mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	13d	1	0.25mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	23d	3	0.25mi
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	43d	1	0.29mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	43d	6	0.30mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	23d	1	0.38mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	21d	1	0.65mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	43d	1	0.72mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	23d	1	1.00mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	23d	1	1.05mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	23d	1	1.10mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	43d	1	1.10mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	13d	7	1.15mi
2830 Lumpkin Rd Unit A Augusta, GA	3.0	1.5	1000	$900	$0.90	23d	1	1.31mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	43d	3	1.31mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	43d	1	1.31mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	23d	1	1.31mi
3126 Arcadia Dr Unit B Augusta, GA	2.0	1.0	748	$1,025	$1.37	43d	1	1.37mi
3126 Arcadia Dr Unit B Augusta, GA	2.0	1.0	748	$895	$1.20	23d	1	1.37mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	43d	1	1.40mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	13d	1	1.40mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	23d	1	1.40mi
2339 Walden Dr Augusta, GA	2.0	1.0	825	$975	$1.18	43d	1	1.40mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	44d	1	1.43mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	1.43mi
2461 Damascus Rd Augusta, GA	2.0	1.0–1.5	1000	$900	$0.90	23d	3	1.47mi

Listing history 32 events

1. 2026-06-18
   days on market $89,900 Active 107 DOM
2. 2026-06-17
   days on market $89,900 Active 106 DOM
3. 2026-06-16
   days on market $89,900 Active 105 DOM
4. 2026-06-15
   days on market $89,900 Active 104 DOM
5. 2026-06-14
   days on market $89,900 Active 102 DOM
6. 2026-06-10
   days on market $89,900 Active 99 DOM
7. 2026-06-09
   days on market $89,900 Active 98 DOM
8. 2026-06-08
   days on market $89,900 Active 97 DOM
9. 2026-06-07
   days on market $89,900 Active 96 DOM
10. 2026-06-03
    days on market $89,900 Active 92 DOM
11. 2026-06-02
    days on market $89,900 Active 91 DOM
12. 2026-06-01
    days on market $89,900 Active 90 DOM
13. 2026-05-31
    days on market $89,900 Active 89 DOM
14. 2026-05-30
    days on market $89,900 Active 88 DOM
15. 2026-05-11
    price $89,900 468-char remark

    Show marketing remark (468 chars)

    Welcome to 2835 Fairmont St in Augusta, GA - a charming 3-bedroom, 1 full bath home offering comfortable living and a functional layout. The spacious living room provides plenty of room to relax or entertain, while the nicely sized utility room offers added convenience and extra storage space. The bedrooms are well-proportioned, and the home's layout makes everyday living easy and efficient. Conveniently located near shopping, dining, schools, and major roadways.

16. 2026-05-11
    historical

    Show marketing remark (468 chars)

    Welcome to 2835 Fairmont St in Augusta, GA - a charming 3-bedroom, 1 full bath home offering comfortable living and a functional layout. The spacious living room provides plenty of room to relax or entertain, while the nicely sized utility room offers added convenience and extra storage space. The bedrooms are well-proportioned, and the home's layout makes everyday living easy and efficient. Conveniently located near shopping, dining, schools, and major roadways.

17. 2026-04-18
    price $94,900 468-char remark

    Show marketing remark (468 chars)

    Welcome to 2835 Fairmont St in Augusta, GA - a charming 3-bedroom, 1 full bath home offering comfortable living and a functional layout. The spacious living room provides plenty of room to relax or entertain, while the nicely sized utility room offers added convenience and extra storage space. The bedrooms are well-proportioned, and the home's layout makes everyday living easy and efficient. Conveniently located near shopping, dining, schools, and major roadways.

18. 2026-04-10
    price $99,900 468-char remark

    Show marketing remark (468 chars)

    Welcome to 2835 Fairmont St in Augusta, GA - a charming 3-bedroom, 1 full bath home offering comfortable living and a functional layout. The spacious living room provides plenty of room to relax or entertain, while the nicely sized utility room offers added convenience and extra storage space. The bedrooms are well-proportioned, and the home's layout makes everyday living easy and efficient. Conveniently located near shopping, dining, schools, and major roadways.

19. 2026-03-21
    price $109,900 468-char remark

    Show marketing remark (468 chars)

    Welcome to 2835 Fairmont St in Augusta, GA - a charming 3-bedroom, 1 full bath home offering comfortable living and a functional layout. The spacious living room provides plenty of room to relax or entertain, while the nicely sized utility room offers added convenience and extra storage space. The bedrooms are well-proportioned, and the home's layout makes everyday living easy and efficient. Conveniently located near shopping, dining, schools, and major roadways.

20. 2026-03-03
    listed $114,900 New 468-char remark

    Show marketing remark (468 chars)

    Welcome to 2835 Fairmont St in Augusta, GA - a charming 3-bedroom, 1 full bath home offering comfortable living and a functional layout. The spacious living room provides plenty of room to relax or entertain, while the nicely sized utility room offers added convenience and extra storage space. The bedrooms are well-proportioned, and the home's layout makes everyday living easy and efficient. Conveniently located near shopping, dining, schools, and major roadways.

21. 2021-12-09
    soldstatus $322,000
22. 2020-12-29
    soldstatus $51,000
23. 2020-11-04
    soldstatus $51,000
24. 2020-11-04
    soldstatus $51,000
25. 2020-11-04
    soldstatus $51,000
26. 2020-04-22
    listed $64,900
27. 2020-04-22
    listed $64,900
28. 2020-04-22
    listed $64,900
29. 2019-11-01
    historical
30. 2019-06-21
    listed $45,000
31. 2019-06-21
    listed $45,000
32. 2003-08-19
    soldstatus $29,400

ⓘ 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: $1,414 · $118/mo
• Projected year-2 tax: $1,414 · $118/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 72% 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: $14,559
• − Mortgage interest: −$5,036
• − Property taxes: −$1,414
• − Insurance: −$450
• − Repairs & maintenance: −$1,165
• − Management: −$1,165
• − Depreciation: −$2,615
• Taxable income: $2,715
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $3,329/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

+205.8% since first listed

18 events — show timeline

• 2026-05-11 Price Changed $89,900 GAMLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-18 Price Changed $94,900 GAMLS
• 2026-04-10 Price Changed $99,900 GAMLS
• 2026-03-21 Price Changed $109,900 GAMLS
• 2026-03-03 Listed $114,900 GAMLS
• 2021-12-09 Sold (Public Records) $322,000 Public Records
• 2020-12-29 Sold (Public Records) $51,000 Public Records
• 2020-11-04 Sold (MLS) $51,000 Hive MLS
• 2020-11-04 Sold (MLS) $51,000 Hive MLS
• 2020-11-04 Sold (MLS) $51,000 AMLS
• 2020-04-22 Listed $64,900 Hive MLS
• 2020-04-22 Listed $64,900 Hive MLS
• 2020-04-22 Listed $64,900 AMLS
• 2019-11-01 Listing Removed — Hive MLS
• 2019-06-21 Listed $45,000 Hive MLS
• 2019-06-21 Listed $45,000 Hive MLS
• 2003-08-19 Sold (Public Records) $29,400 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,414 · +15.1% YoY. Source: county tax records.