2607 Massoit Ct · Augusta-Richmond County consolidated government (balance), GA 30906

$119,900

3 bd · 1.5 ba · 1,300 sqft · SingleFamily public records · 16 Days on market

Built 1971 0.26 ac lot Est $169k · 29% 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.1/10.0
• 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 MLS

Very well taken care of investment property in South Augusta. The home has 3 bedrooms with a bonus room. Located in a culdesac. The home has a long-term tenant who would like to stay. Currently, rents for 650 but can be increased to 850. Can also be purchased with 2725 Deen Ave.

Key facts

• Private yard
• Ample cabinet space
• Single-family home

Tags

• SINGLE-FAMILY HOME
• FUNCTIONAL FLOOR PLAN
• COMFORTABLE LIVING AREA
• AMPLE CABINET SPACE
• PRIVATE YARD
• QUIET RESIDENTIAL STREET

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No homeowners association

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Electricity available; Sewer connected
• Home design: Single-family residence (house); Resale property; Built in 1971
• Construction: Brick and concrete construction; Composition roof; No basement
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom (1.5 total bathrooms)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Family room; Public-record living area of 1300
• Laundry & utility: Laundry area with other/unspecified hookups

🏷️ Possibly a rental listed for sale. The $119,900 price doesn't fit this home's estimated sale value (~$169,000) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Barton Chapel Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 390 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 3% at this address vs 16% district-wide (-13 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; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 38% 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 $829 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 16 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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

• 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 $118,101 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — 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: 1.21% ✓
• Cap rate: 9.84%
• Cash-on-cash: 12.66%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $169,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2606 Audusson Ct	0.03mi	3/1.5	1,300 (0%)	8mo	$102,000	$78	92
2896 Rasha Dr	0.19mi	3/2.0	1,212 (-7%)	2mo	$184,000	$152	76
3042 Johnny Ct	0.53mi	3/1.5	1,344 (+3%)	3mo	$165,000	$123	68
2512 Drayton Dr	0.46mi	3/2.0	1,300 (0%)	11mo	$169,000	$130	67
2608 Dublin Dr	0.38mi	4/2.0 (+1)	1,300 (0%)	10mo	$175,000	$135	67
3703 Stockholm Dr	0.54mi	4/2.0 (+1)	1,340 (+3%)	2mo	$180,000	$134	62
3621 Mount View Dr. Dr	0.62mi	3/2.0	1,310 (+1%)	8mo	$170,000	$130	61
2617 Dublin Dr	0.43mi	3/2.0	1,200 (-8%)	8mo	$180,000	$150	59
2477 Dublin Dr	0.65mi	3/1.5	1,325 (+2%)	10mo	$123,000	$93	58
3049 Libby Drive Dr	0.48mi	3/1.5	1,203 (-8%)	11mo	$149,900	$125	56
2510 Drayton Dr	0.47mi	3/2.0	1,460 (+12%)	12mo	$175,000	$120	46
3014 Libby Drive Dr	0.64mi	3/1.5	1,136 (-13%)	8mo	$152,000	$134	43

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: -0.9%
• Equity multiple: 0.97×
• Total profit: $-1,132
• Equity at exit: $17,877

10-year hold

• IRR: 5.4%
• Equity multiple: 1.35×
• Total profit: $11,591
• Equity at exit: $10,367

Cash invested: $33,572 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$629
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $354

Break-even live

Break-even rent $1,006

Max offer price $119,900

Occupancy floor 71%

Sensitivity live

Price	-10% $422	-5% $388	+0% $354	+5% $320	+10% $286
Rent	-10% $239	-5% $297	+0% $354	+5% $412	+10% $469
Rate	-1.0pp $415	-0.5pp $385	base $354	+0.5pp $323	+1.0pp $292

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2708 Blossom Dr Unit B Augusta, GA	2.0	1.5	896	$950	$1.06	44d	1	0.21mi
2524 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,700	$1.21	44d	1	0.37mi
2631 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,430	$1.02	14d	1	0.41mi
2609 Dublin Dr Augusta, GA	3.0	2.0	1400	$1,395	$1.00	14d	1	0.43mi
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$970	$0.90	24d	6	0.70mi
3001 Alene Ct Augusta, GA	4.0	2.0	1288	$1,631	$1.27	24d	1	0.71mi
3613 Alene Cir Augusta, GA	3.0	2.0	1260	$1,325	$1.05	14d	1	0.75mi
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	24d	1	0.77mi
3412 Kensington Dr N Augusta, GA	3.0	2.0	1225	$1,350	$1.10	24d	1	0.88mi
2914 Cumberland Dr Augusta, GA	4.0	1.5	1650	$1,400	$0.85	21d	1	0.91mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	44d	1	1.03mi
3519 Evangeline Dr Augusta, GA	4.0	1.5	1800	$1,595	$0.89	44d	1	1.33mi
3320 Hillis Rd Augusta, GA	4.0	3.0	1788	$1,850	$1.03	14d	1	1.33mi
2830 Lumpkin Rd Unit A Augusta, GA	3.0	1.5	1000	$900	$0.90	24d	1	1.35mi
2834 Brentway Dr Hephzibah, GA	3.0	2.0	1475	$1,600	$1.08	44d	1	1.40mi
2338 Helsinki Dr Augusta, GA	3.0	1.5	1025	$1,245	$1.21	24d	1	1.41mi
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	44d	1	1.47mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	14d	1	1.48mi

Listing history 10 events

1. 2026-05-03
   status Under Contract
2. 2026-04-28
   historical Active Under Contract
3. 2026-04-17
   listed $119,900 New
4. 2021-12-09
   soldstatus $155,000
5. 2021-11-22
   soldstatus $77,500 279-char remark

   Show marketing remark (279 chars)

   Very well taken care of investment property in South Augusta. The home has 3 bedrooms with a bonus room. Located in a culdesac. The home has a long-term tenant who would like to stay. Currently, rents for 650 but can be increased to 850. Can also be purchased with 2725 Deen Ave.

6. 2021-11-22
   soldstatus $77,500 279-char remark

   Show marketing remark (279 chars)

   Very well taken care of investment property in South Augusta. The home has 3 bedrooms with a bonus room. Located in a culdesac. The home has a long-term tenant who would like to stay. Currently, rents for 650 but can be increased to 850. Can also be purchased with 2725 Deen Ave.

7. 2021-09-24
   listed $85,000 279-char remark

   Show marketing remark (279 chars)

   Very well taken care of investment property in South Augusta. The home has 3 bedrooms with a bonus room. Located in a culdesac. The home has a long-term tenant who would like to stay. Currently, rents for 650 but can be increased to 850. Can also be purchased with 2725 Deen Ave.

8. 2021-09-24
   listed $85,000 279-char remark

   Show marketing remark (279 chars)

   Very well taken care of investment property in South Augusta. The home has 3 bedrooms with a bonus room. Located in a culdesac. The home has a long-term tenant who would like to stay. Currently, rents for 650 but can be increased to 850. Can also be purchased with 2725 Deen Ave.

9. 2018-10-10
   soldstatus $142,300
10. 1982-12-01
    soldstatus $34,600

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $1,396 · $116/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 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: $17,457
• − Mortgage interest: −$6,716
• − Property taxes: −$1,396
• − Insurance: −$600
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$3,488
• Taxable income: $2,464
• Est. tax owed @ 24.0%: −$591
• After-tax cash flow: $3,659/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

+246.5% since first listed

10 events — show timeline

• 2026-05-03 Pending — GAMLS
• 2026-04-28 Contingent — GAMLS
• 2026-04-17 Listed $119,900 GAMLS
• 2021-12-09 Sold (Public Records) $155,000 Public Records
• 2021-11-22 Sold (MLS) $77,500 Hive MLS
• 2021-11-22 Sold (MLS) $77,500 Hive MLS
• 2021-09-24 Listed $85,000 Hive MLS
• 2021-09-24 Listed $85,000 Hive MLS
• 2018-10-10 Sold (Public Records) $142,300 Public Records
• 1982-12-01 Sold (Public Records) $34,600 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,396 · -6.9% YoY. Source: county tax records.