2309 Sumac Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$124,900

3 bd · 2.0 ba · 1,066 sqft · SingleFamily public records · 34 Days on market

Built 1964 0.35 ac lot $117/sqft · 12% below area Est $142k · 12% under ↓ 4% since listing

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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 +18.3/30.0
• ARV discount +12.9/15.0
• DSCR +5.8/10.0
• 1% rule +4.7/10.0
• 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

This classic full-brick ranch offers a solid and functional single-level layout designed for durability and ease of maintenance. Built on a sturdy concrete slab foundation, the residence features a timeless brick exterior complemented by a traditional gabled roof with composition shingles. The interior floor plan includes three bedrooms and two bathrooms, providing a comfortable living environment with the convenience of no interior stairs. Situated on a level, manageable lot, the property includes a private driveway and a spacious backyard. This well-constructed home is ideal for those seeking an accessible, low-maintenance residence with straightforward proximity to major local thoroughfa

Key facts

• Brick exterior
• Gabled roof
• Private driveway

Tags

• FULL-BRICK RANCH
• SINGLE-LEVEL LAYOUT
• CONCRETE SLAB FOUNDATION
• BRICK EXTERIOR
• GABLED ROOF
• PRIVATE DRIVEWAY

Property features AI

Finance

• Other: Listing terms accept cash, conventional, FHA, and VA loans
• HOA & community: No HOA

Exterior

• Parking: Carport (1 parking space)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence (house); Resale property; Built in 1964
• Construction: Brick construction; Composition roof; Slab foundation
• Exterior features: Level lot

Interior

• Kitchen: Appliances: other
• Bedrooms: Three bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Public records list 1,066 finished square feet; No basement; Fireplaces: none; Other interior features
• Laundry & utility: Laundry features: other

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $122k (2.5% below list).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: Terrace Manor Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 254 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.
• 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; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $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

• It's been on market 34 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 7.40%
• Cash-on-cash: 3.96%
• DSCR: 1.18
• GRM: 8.5

CMA / ARV

• ARV (median comp): $142,074
• List price: $124,900
• Delta: -12.09%
• 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
2344 Dorn Rd	0.07mi	2/1.0 (-1)	1,095 (+3%)	2mo	$130,000	$119	81
1824 Thompson Dr	0.13mi	3/2.5	987 (-7%)	13mo	$175,000	$177	69
2355 Golden Camp Rd	0.47mi	4/1.5 (+1)	1,080 (+1%)	5mo	$128,000	$119	64
3103 Fir Ct	0.49mi	3/1.5	1,122 (+5%)	5mo	$82,500	$74	62
3024 Sprucewood Dr	0.31mi	3/2.0	1,211 (+14%)	2mo	$199,900	$165	61
2426 Dickey Rd	0.65mi	3/2.0	1,092 (+2%)	9mo	$168,900	$155	58
1041 Richland Creek Dr	0.40mi	3/2.0	1,184 (+11%)	6mo	$234,800	$198	58
1068 Richland Creek Dr	0.47mi	3/2.0	1,184 (+11%)	8mo	$245,126	$207	53
2390 Wheeless Rd	0.55mi	2/1.0 (-1)	972 (-9%)	10mo	$32,000	$33	42
2925 Virginia Rd	0.51mi	2/1.0 (-1)	912 (-14%)	9mo	$56,500	$62	36
3308 Tate Rd	0.65mi	4/1.5 (+1)	1,171 (+10%)	16mo	$119,900	$102	33
2826 Cornelia Rd	0.72mi	2/1.0 (-1)	1,194 (+12%)	17mo	$120,000	$101	23

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: -13.5%
• Equity multiple: 0.53×
• Total profit: $-16,455
• Equity at exit: $18,623

10-year hold

• IRR: -10.1%
• Equity multiple: 0.47×
• Total profit: $-18,627
• Equity at exit: $10,799

Cash invested: $34,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,217 high
• Mortgage (P&I): −$655
• Tax from tax record: −$139 /mo · $1,673/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $115

Break-even live

Break-even rent $1,071

Max offer price $124,900

Occupancy floor 86%

Sensitivity live

Price	-10% $186	-5% $151	+0% $115	+5% $80	+10% $45
Rent	-10% $19	-5% $67	+0% $115	+5% $163	+10% $211
Rate	-1.0pp $178	-0.5pp $147	base $115	+0.5pp $83	+1.0pp $50

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	44d	1	0.49mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	44d	1	0.80mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	24d	3	0.85mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	44d	1	0.86mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	24d	1	0.86mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	0.86mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	0.87mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	44d	1	0.88mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	24d	1	0.88mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	14d	1	0.88mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	24d	1	0.89mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	44d	6	0.90mi
2461 Damascus Rd Augusta, GA	2.0	1.0–1.5	1000	$900	$0.90	24d	3	1.10mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	24d	1	1.11mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	44d	1	1.11mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	14d	1	1.11mi
3126 Arcadia Dr Unit B Augusta, GA	2.0	1.0	748	$1,025	$1.37	44d	1	1.12mi
3126 Arcadia Dr Unit B Augusta, GA	2.0	1.0	748	$895	$1.20	24d	1	1.12mi
2595 Kelly St Unit 1E Augusta, GA	2.0	1.5	1000	$900	$0.90	24d	1	1.13mi
2595 Kelly St Unit A1 Augusta, GA	2.0	1.0	1000	$900	$0.90	24d	1	1.13mi
2830 Lumpkin Rd Unit A Augusta, GA	3.0	1.5	1000	$900	$0.90	24d	1	1.14mi
2339 Walden Dr Augusta, GA	2.0	1.0	825	$975	$1.18	44d	1	1.15mi
1924 N Leg Rd Augusta, GA	1.0–2.0	1.0	939	$1,050	$1.12	24d	3	1.16mi
2144 Kelly St Augusta, GA	3.0	1.5	1100	$1,425	$1.30	44d	1	1.21mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	44d	1	1.24mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	44d	1	1.32mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	24d	1	1.32mi
2311 Walden Dr Augusta, GA	2.0	1.0	960	$900	$0.94	24d	1	1.34mi
2311 Walden Dr Unit E1 Augusta, GA	2.0	1.0	960	$875	$0.91	24d	1	1.34mi
2311 Walden Dr Unit A2 Augusta, GA	2.0	1.0	960	$950	$0.99	45d	1	1.35mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	22d	1	1.37mi
2008 Sibley Rd Augusta, GA	3.0	2.0	1477	$1,300	$0.88	44d	1	1.38mi
3122 Damascus Rd Augusta, GA	1.0–3.0	1.0–2.0	915	$1,650	$1.80	14d	16	1.41mi
1500 Champions Pines Ln Augusta, GA	1.0–2.0	1.0–2.0	825	$1,140	$1.38	24d	14	1.46mi
2511 Cascade Dr Augusta, GA	2.0	1.0	891	$1,000	$1.12	14d	2	1.47mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	44d	1	1.48mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	24d	1	1.48mi

Listing history 15 events

1. 2026-06-18
   days on market $124,900 Active 34 DOM
2. 2026-06-17
   days on market $124,900 Active 33 DOM
3. 2026-06-16
   days on market $124,900 Active 32 DOM
4. 2026-06-15
   days on market $124,900 Active 31 DOM
5. 2026-06-14
   days on market $124,900 Active 29 DOM
6. 2026-06-10
   days on market $124,900 Active 26 DOM
7. 2026-06-09
   days on market $124,900 Active 25 DOM
8. 2026-06-08
   statusdays on market $124,900 Active 24 DOM
9. 2026-06-07
   pricestatusdays on market $124,900 Price Change 23 DOM
10. 2026-06-03
    days on market $129,900 Active 19 DOM
11. 2026-06-02
    days on market $129,900 Active 18 DOM
12. 2026-06-01
    days on market $129,900 Active 17 DOM
13. 2026-05-31
    days on market $129,900 Active 16 DOM
14. 2026-05-30
    days on market $129,900 Active 15 DOM
15. 2026-05-15
    listed $129,900 New 731-char remark

ⓘ 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: $1,673 · $139/mo
• Projected year-2 tax: $1,673 · $139/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 2/10 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: $14,609
• − Mortgage interest: −$6,996
• − Property taxes: −$1,673
• − Insurance: −$624
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$3,633
• Taxable loss: −$656
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $1,541/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

-3.8% since first listed

2 events — show timeline

• 2026-06-05 Price Changed $124,900 GAMLS
• 2026-05-15 Listed $129,900 GAMLS

Property tax history

+3.9%/yr

Latest (2025): $1,673 · +12.6% YoY. Source: county tax records.