2955 Shelby Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$95,000

3 bd · 1.0 ba · 1,526 sqft · SingleFamily public records · 26 Days on market

Built 1952 8,712 sqft lot $62/sqft · 29% below area Est $134k · 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Investor special in Augusta! This 4 bedroom, 2 bathroom home on Shelby Dr offers incredible potential for investors, flippers, or buyers looking for their next project. With a spacious layout and solid footprint, this property is ready for someone to bring their vision to life. Conveniently located near shopping, dining, schools, and quick access to major roads, this home has strong rental or resale potential. Being sold as-is. Whether you're looking to add to your investment portfolio or create value through renovations, this is an opportunity you won't want to miss.

Key facts

• Quick access
• Solid footprint
• Spacious layout

Tags

• SPACIOUS LAYOUT
• SOLID FOOTPRINT
• CONVENIENTLY LOCATED
• STRONG RENTAL POTENTIAL
• STRONG RESALE POTENTIAL
• QUICK ACCESS

Property features AI

Finance

• Other: Located in the Richmond Hills subdivision
• Financial info: Tax information provided (amount not included per instructions)

Exterior

• Parking: Parking details not provided
• Security: No specific security features listed
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Wood siding; Block foundation; Composition roof; Built (year not provided)
• Exterior features: Deck; Screened porch

Interior

• Kitchen: Includes refrigerator, range, microwave
• Bedrooms: Total of 7 rooms (specific bedroom counts/levels not provided)
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Refrigerator; Range; Microwave
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: Richmond Hill K-8 (math 4% / reading 10%, grade F, #1,152 of 1,228 statewide, top 94%, 1,174 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 soft (-0.2%/yr); 364 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $95k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 1.53% ✓
• Cap rate: 12.14%
• Cash-on-cash: 20.89%
• DSCR: 1.93
• GRM: 5.4

CMA / ARV

• ARV (median comp): $133,928
• List price: $95,000
• Delta: -29.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2961 Shelby Dr	0.03mi	3/2.0	1,600 (+5%)	9mo	$120,750	$75	80
2330 Harding Rd. Rd	0.60mi	3/2.0	1,496 (-2%)	8mo	$169,000	$113	58
2409 Par Dr	0.27mi	4/2.5 (+1)	1,692 (+11%)	10mo	$221,500	$131	50
2403 Eagle Drive Dr	0.27mi	4/2.0 (+1)	1,752 (+15%)	11mo	$215,000	$123	44
2380 Franklin St	0.57mi	3/2.0	1,341 (-12%)	8mo	$170,000	$127	42

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: 9.8%
• Equity multiple: 1.37×
• Total profit: $9,884
• Equity at exit: $14,165

10-year hold

• IRR: 16.2%
• Equity multiple: 2.14×
• Total profit: $30,284
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,454 high
• Mortgage (P&I): −$498
• Tax from tax record: −$148 /mo · $1,773/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $463

Break-even live

Break-even rent $868

Max offer price $95,000

Occupancy floor 63%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2349 Henry Cir Augusta, GA	3.0	2.0	1940	$1,795	$0.93	43d	1	0.74mi
2612 Lumpkin Rd Augusta, GA	3.0	1.5	1614	$1,450	$0.90	43d	1	0.92mi
3320 Hillis Rd Augusta, GA	4.0	3.0	1788	$1,850	$1.03	13d	1	0.96mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	21d	1	1.07mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	1.12mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	23d	1	1.15mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	43d	1	1.15mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	23d	1	1.26mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	43d	1	1.26mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	43d	1	1.31mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	23d	1	1.31mi
3519 Evangeline Dr Augusta, GA	4.0	1.5	1800	$1,595	$0.89	43d	1	1.33mi
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	43d	1	1.34mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	23d	3	1.37mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	43d	1	1.38mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	43d	6	1.39mi
3412 Kensington Dr N Augusta, GA	3.0	2.0	1225	$1,350	$1.10	23d	1	1.41mi
2707 Gardenbrook Ct Augusta, GA	3.0	2.0	1728	$1,606	$0.93	43d	1	1.43mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	13d	1	1.43mi

Listing history 10 events

1. 2026-06-14
   statusdays on market $95,000 Pending 26 DOM
2. 2026-06-10
   days on market $95,000 Active 25 DOM
3. 2026-06-09
   days on market $95,000 Active 24 DOM
4. 2026-06-08
   days on market $95,000 Active 23 DOM
5. 2026-06-07
   days on market $95,000 Active 22 DOM
6. 2026-06-03
   pricestatusdays on market $95,000 Active 18 DOM
7. 2026-05-11
   historical
8. 2026-05-07
   listed $110,000 Active
9. 2026-05-07
   listed $110,000 Active 574-char remark
10. 1995-06-29
    soldstatus $50,100

ⓘ 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: $1,773 · $148/mo
• Projected year-2 tax: $1,773 · $148/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 73% 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: $17,449
• − Mortgage interest: −$5,321
• − Property taxes: −$1,773
• − Insurance: −$475
• − Repairs & maintenance: −$1,396
• − Management: −$1,396
• − Depreciation: −$2,764
• Taxable income: $4,324
• Est. tax owed @ 24.0%: −$1,038
• After-tax cash flow: $4,520/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

+89.6% since first listed

9 events — show timeline

• 2026-06-11 Pending — Hive MLS
• 2026-06-03 Relisted — Hive MLS
• 2026-06-03 Price Changed $95,000 Hive MLS
• 2026-05-28 Pending — Hive MLS
• 2026-05-19 Price Changed $99,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-07 Listed $110,000 Hive MLS
• 2026-05-07 Listed $110,000 Hive MLS
• 1995-06-29 Sold (Public Records) $50,100 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,773 · +9.4% YoY. Source: county tax records.