1701 Jenkins St · Augusta-Richmond County consolidated government (balance), GA 30904

$248,000

4 bd · 4.0 ba · 2,058 sqft · MultiFamily public records · 41 Days on market

Built 1891 6,098 sqft lot $121/sqft · 51% above area

---

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 +22.1/30.0
• ARV discount +7.5/15.0
• DSCR +7.1/10.0
• 1% rule +5.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

FULLY LEASED! Excellent opportunity to own an updated historic duplex 1 block off Walton Way and just minutes from downtown Augusta, Augusta University, and the Medical District. Located on the corner of Jenkins and Tuttle, right behind the Augusta Training Shop, this centrally located property offers strong appeal for both seasoned investors and those looking to start building a rental portfolio. This charming yellow duplex blends character with its wrap around front porch, wood details and fenced backyard with recent updates. Both units feature new electrical throughout, including updated panels, along with new plumbing and two separate, brand-new HVAC systems. The result is a property wi

Key facts

• New plumbing
• New electrical
• Fenced backyard

Tags

• UPDATED HISTORIC DUPLEX
• WRAP AROUND FRONT PORCH
• FENCED BACKYARD
• NEW ELECTRICAL
• NEW PLUMBING
• BRAND-NEW HVAC SYSTEMS

Property features AI

Finance

• Other: Located one block off Walton Ave, corner of Jenkins and Tuttle Street
• Financial info: Actual rents listed: 1-bedroom unit $1,250; 3-bedroom unit $1,500

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income property); Total building area approximately 2,058
• Exterior features: Corner lot in the Harrisburg subdivision; Lot dimensions approximately 74 x 106 x 70 x 82 (0.14 acres)

Interior

• Bedrooms: One unit with 1 bedroom; One unit with 3 bedrooms
• Heating & cooling: Central air conditioning; Heat pump heating
• Interior features: Residential income property configured as a duplex

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $248k.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive. Per door: $199/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $248k).
• Recommended offer: $241k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: Lamar - Milledge Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 301 students, 98% FRL); W.S. Hornsby Middle School (math 2% / reading 5%, grade F, #468 of 470 statewide, top 100%, 399 students, 98% FRL); Laney High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 684 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); 228 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $2,645/mo this rent would consume 68% 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 $2k of loan paydown is wiped out by about $7k 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 41 days — a 3% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago 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

• Watch-outs: built in 1891 — 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 $240,560 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.07% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.87%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (median comp): $163,770
• List price: $248,000
• Delta: 51.43%
• Verdict: OVERPRICED
• Comps: 12 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -4.3%
• Equity multiple: 0.84×
• Total profit: $-11,370
• Equity at exit: $36,978

10-year hold

• IRR: 6.8%
• Equity multiple: 1.54×
• Total profit: $37,449
• Equity at exit: $21,443

Cash invested: $69,440 (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: 228
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $2,645 high
• Mortgage (P&I): −$1,301
• Tax from tax record: −$288 /mo · $3,459/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$555
• Net cashflow: $397

Break-even live

Break-even rent $2,142

Max offer price $248,000

Occupancy floor 80%

Sensitivity live

Price	-10% $538	-5% $468	+0% $397	+5% $327	+10% $257
Rent	-10% $188	-5% $293	+0% $397	+5% $502	+10% $606
Rate	-1.0pp $522	-0.5pp $461	base $397	+0.5pp $333	+1.0pp $268

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,644
Total (2 units)			$2,645

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,756	$2.61	15d	11	0.51mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	45d	1	0.77mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	25d	1	0.77mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	45d	1	0.77mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	25d	1	0.79mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	25d	1	1.36mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	45d	1	1.36mi
936 Broad St #306 Augusta, GA	3.0	2.0	1510	$2,075	$1.37	25d	1	1.46mi

Listing history 37 events

1. 2026-06-21
   days on market $248,000 Active 41 DOM
2. 2026-06-18
   days on market $248,000 Active 38 DOM
3. 2026-06-17
   days on market $248,000 Active 37 DOM
4. 2026-06-16
   days on market $248,000 Active 36 DOM
5. 2026-06-15
   days on market $248,000 Active 35 DOM
6. 2026-06-14
   days on market $248,000 Active 33 DOM
7. 2026-06-10
   days on market $248,000 Active 30 DOM
8. 2026-06-09
   days on market $248,000 Active 29 DOM
9. 2026-06-08
   days on market $248,000 Active 28 DOM
10. 2026-06-07
    days on market $248,000 Active 27 DOM
11. 2026-06-03
    days on market $248,000 Active 23 DOM
12. 2026-06-02
    days on market $248,000 Active 22 DOM
13. 2026-06-01
    days on market $248,000 Active 21 DOM
14. 2026-05-31
    days on market $248,000 Active 20 DOM
15. 2026-05-30
    days on market $248,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-05-11
    historical
18. 2026-04-23
    price $248,000
19. 2026-01-23
    listed $255,000 Active
20. 2026-01-23
    listed $248,000 Active
21. 2025-12-01
    historical
22. 2025-06-04
    listed $280,000
23. 2025-06-04
    listed $280,000
24. 2024-12-31
    soldstatus $225,000
25. 2024-12-30
    soldstatus $225,000
26. 2024-12-30
    soldstatus $225,000
27. 2024-03-05
    listed $249,000
28. 2024-03-05
    listed $249,000
29. 2023-09-25
    historical $1,250
30. 2023-09-16
    listed $1,250
31. 2022-06-23
    soldstatus $163,500
32. 2022-06-17
    soldstatus $163,500
33. 2022-06-17
    soldstatus $163,500
34. 2022-05-16
    listed $150,000
35. 2022-05-16
    listed $150,000
36. 2022-04-21
    soldstatus $100,000
37. 1976-05-01
    soldstatus $12,500

ⓘ 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: $3,459 · $288/mo
• Projected year-2 tax: $3,459 · $288/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 8/10 Severe 7 d/yr ≥108°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: $31,740
• − Mortgage interest: −$13,892
• − Property taxes: −$3,459
• − Insurance: −$1,240
• − Repairs & maintenance: −$2,539
• − Management: −$2,539
• − Depreciation: −$7,215
• Taxable income: $856
• Est. tax owed @ 24.0%: −$206
• After-tax cash flow: $4,564/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

+1884.0% since first listed

22 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-23 Price Changed $248,000 Hive MLS
• 2026-01-23 Listed $255,000 Hive MLS
• 2026-01-23 Listed $248,000 Hive MLS
• 2025-12-01 Listing Removed — Hive MLS
• 2025-06-04 Listed $280,000 Hive MLS
• 2025-06-04 Listed $280,000 Hive MLS
• 2024-12-31 Sold (Public Records) $225,000 Public Records
• 2024-12-30 Sold (MLS) $225,000 Hive MLS
• 2024-12-30 Sold (MLS) $225,000 Hive MLS
• 2024-03-05 Listed $249,000 Hive MLS
• 2024-03-05 Listed $249,000 Hive MLS
• 2023-09-25 Rental Removed $1,250 APPFOLIO
• 2023-09-16 Listed for Rent $1,250 APPFOLIO
• 2022-06-23 Sold (Public Records) $163,500 Public Records
• 2022-06-17 Sold (MLS) $163,500 Hive MLS
• 2022-06-17 Sold (MLS) $163,500 Hive MLS
• 2022-05-16 Listed $150,000 Hive MLS
• 2022-05-16 Listed $150,000 Hive MLS
• 2022-04-21 Sold (Public Records) $100,000 Public Records
• 1976-05-01 Sold (Public Records) $12,500 Public Records

Property tax history

+10.4%/yr

Latest (2025): $3,459 · +16.6% YoY. Source: county tax records.