1694 Douglas St · Augusta-Richmond County consolidated government (balance), GA 30901

$115,000

3 bd · 2.0 ba · 1,338 sqft · SingleFamily public records · 38 Days on market

Built 1955 4,792 sqft lot $86/sqft · 66% above area

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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 +28.3/30.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks MLS

E-MAIL ADDRESS: INFO@NORDAHLREALTY. COM. STARTER HOME OR INVESTER SPECIAL. BRING OFFERS. COMFORTABLE HOME FOR LOW INCOME BUDGET.

Key facts

• Covered carport
• Open entryways
• Fenced-in yard

Tags

• OPEN ENTRYWAYS
• FENCED-IN YARD
• COVERED CARPORT
• NEW ROOF
• NEW HVAC SYSTEM

Property features AI

Finance

• Other: Zoned R-1
• HOA & community: Association amenities: Other

Exterior

• Parking: Detached carport; Concrete parking surface
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One-level / single story; Entry level 1
• Construction: Brick and frame construction; Composition roof; Slab foundation; Built on 1 level
• Exterior features: Front porch; Porch; Fenced yard; Has a view; No additional exterior features listed

Interior

• Kitchen: Eat-in kitchen; Electric water heater
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Electric heating; Fireplace(s)
• Interior features: Entrance foyer; Eat-in kitchen; No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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.
• Market conditions: Rents soft (-1.3%/yr); 129 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($795 loan paydown + $9k appreciation (8.2% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 0.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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.
• Current owner paid $84k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1955 — 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: 1.28% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $69,189
• List price: $115,000
• Delta: 66.21%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1679 Luckey St	0.06mi	3/2.0	1,400 (+5%)	16mo	$38,000	$27	77
1466 Swanee Quintet Blvd	0.32mi	2/1.5 (-1)	1,316 (-2%)	8mo	$25,000	$19	68
1230 Swanee Quintet Blvd	0.33mi	4/2.0 (+1)	1,300 (-3%)	10mo	$54,000	$42	66
2023 Martin Luther King Jr Blvd	0.28mi	3/1.0	1,483 (+11%)	6mo	$60,000	$40	60
1332 Laurel St	0.74mi	3/2.0	1,356 (+1%)	9mo	$205,000	$151	56
2018 Steiner Ave	0.25mi	3/2.0	1,517 (+13%)	14mo	$140,000	$92	55
1555 Koger St	0.36mi	2/1.0 (-1)	1,210 (-10%)	9mo	$40,000	$33	51
1150 Roselle St	0.70mi	3/2.0	1,222 (-9%)	4mo	$140,000	$115	49
2027 Boykin Pl	0.68mi	3/2.0	1,476 (+10%)	7mo	$103,000	$70	45
1505 Bleakley St	0.61mi	3/1.5	1,204 (-10%)	16mo	$114,000	$95	39
1852 Old Savannah Rd	0.70mi	2/2.0 (-1)	1,488 (+11%)	8mo	$10,100	$7	36
1505 Dade St	0.71mi	3/1.0	1,225 (-8%)	15mo	$119,000	$97	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 29.5%
• Equity multiple: 3.11×
• Total profit: $67,826
• Equity at exit: $88,783

10-year hold

• IRR: 25.2%
• Equity multiple: 6.33×
• Total profit: $171,627
• Equity at exit: $177,599

Cash invested: $32,200 (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 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 129
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,466 high
• Mortgage (P&I): −$603
• Tax from tax record: −$140 /mo · $1,680/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $367

Break-even live

Break-even rent $1,001

Max offer price $115,000

Occupancy floor 70%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	23d	1	0.23mi
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	43d	1	0.52mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	23d	10	0.57mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	43d	1	0.67mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	21d	13	0.69mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	43d	1	0.72mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	23d	1	0.72mi
2230 Hollis Rd Augusta, GA	2.0	1.0	1000	$975	$0.97	43d	1	0.76mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	23d	1	0.82mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	43d	1	0.86mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	43d	1	0.88mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	23d	1	0.89mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	23d	1	0.90mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	43d	1	0.90mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	43d	1	0.90mi
1914 1/2 Kratha Dr Augusta, GA	2.0	1.0	1400	$995	$0.71	14d	1	0.91mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	43d	1	0.97mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	23d	1	0.97mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	43d	1	0.99mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	43d	1	1.01mi
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	23d	1	1.09mi
26 Sherman St Augusta, GA	3.0	2.0	1720	$1,900	$1.10	43d	1	1.10mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	14d	1	1.12mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	23d	1	1.14mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	14d	1	1.15mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	23d	1	1.15mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	43d	1	1.15mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	43d	1	1.17mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	23d	1	1.17mi
1719 Kissingbower Rd Augusta, GA	2.0	1.0	1185	$1,195	$1.01	21d	1	1.19mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	44d	1	1.22mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	43d	1	1.22mi
1613 Pendleton Rd Augusta, GA	3.0	2.0	1418	$1,695	$1.20	14d	1	1.23mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	43d	1	1.27mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	43d	1	1.28mi
2726 Landing Loop Dr Augusta, GA	3.0	2.0	1008	$1,025	$1.02	44d	1	1.30mi
1016 Laney Walker Blvd Augusta, GA	2.0	1.0	885	$935	$1.06	43d	5	1.34mi
1016 Laney Walker Blvd Augusta, GA	1.0–2.0	1.0	794	$995	$1.25	23d	4	1.34mi
2201 Walden Dr Unit DRIVEB2 Augusta, GA	2.0	1.5	1063	$1,100	$1.03	43d	1	1.37mi
2201 Walden Dr Augusta, GA	2.0	1.0	1063	$1,100	$1.03	43d	1	1.37mi

Listing history 35 events

1. 2026-06-18
   days on market $115,000 Active 38 DOM
2. 2026-06-17
   days on market $115,000 Active 37 DOM
3. 2026-06-16
   days on market $115,000 Active 36 DOM
4. 2026-06-15
   days on market $115,000 Active 35 DOM
5. 2026-06-14
   days on market $115,000 Active 33 DOM
6. 2026-06-10
   days on market $115,000 Active 30 DOM
7. 2026-06-09
   days on market $115,000 Active 29 DOM
8. 2026-06-08
   days on market $115,000 Active 28 DOM
9. 2026-06-07
   days on market $115,000 Active 27 DOM
10. 2026-06-03
    days on market $115,000 Active 23 DOM
11. 2026-06-02
    days on market $115,000 Active 22 DOM
12. 2026-06-01
    days on market $115,000 Active 21 DOM
13. 2026-05-31
    days on market $115,000 Active 20 DOM
14. 2026-05-30
    days on market $115,000 Active 19 DOM
15. 2026-05-12
    price $115,000 719-char remark
16. 2026-05-11
    historical
17. 2026-02-25
    listed $120,000 Active
18. 2026-02-25
    listed $120,000 Active 719-char remark
19. 2026-02-13
    price $42,900

    Show marketing remark (128 chars)

    E-MAIL ADDRESS: INFO@NORDAHLREALTY. COM. STARTER HOME OR INVESTER SPECIAL. BRING OFFERS. COMFORTABLE HOME FOR LOW INCOME BUDGET.

20. 2022-11-11
    historical
21. 2022-05-03
    soldstatus $84,000
22. 2022-04-29
    soldstatus $84,000
23. 2022-04-29
    soldstatus $84,000
24. 2022-03-18
    listed $90,000
25. 2022-03-18
    listed $90,000
26. 2020-08-12
    soldstatus $44,700

    Show marketing remark (128 chars)

    E-MAIL ADDRESS: INFO@NORDAHLREALTY. COM. STARTER HOME OR INVESTER SPECIAL. BRING OFFERS. COMFORTABLE HOME FOR LOW INCOME BUDGET.

27. 2020-06-06
    listed $314,900

    Show marketing remark (128 chars)

    E-MAIL ADDRESS: INFO@NORDAHLREALTY. COM. STARTER HOME OR INVESTER SPECIAL. BRING OFFERS. COMFORTABLE HOME FOR LOW INCOME BUDGET.

28. 2019-04-05
    soldstatus $17,000
29. 2019-04-05
    soldstatus $17,000
30. 2019-01-24
    listed $20,000
31. 2019-01-24
    listed $20,000
32. 2002-08-02
    soldstatus $44,700 Closed

    Show marketing remark (128 chars)

    E-MAIL ADDRESS: INFO@NORDAHLREALTY. COM. STARTER HOME OR INVESTER SPECIAL. BRING OFFERS. COMFORTABLE HOME FOR LOW INCOME BUDGET.

33. 2002-08-02
    soldstatus $44,700

    Show marketing remark (128 chars)

    E-MAIL ADDRESS: INFO@NORDAHLREALTY. COM. STARTER HOME OR INVESTER SPECIAL. BRING OFFERS. COMFORTABLE HOME FOR LOW INCOME BUDGET.

34. 2002-08-02
    soldstatus $44,700

    Show marketing remark (128 chars)

    E-MAIL ADDRESS: INFO@NORDAHLREALTY. COM. STARTER HOME OR INVESTER SPECIAL. BRING OFFERS. COMFORTABLE HOME FOR LOW INCOME BUDGET.

35. 2002-06-05
    listed $42,900

ⓘ 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: $1,680 · $140/mo
• Projected year-2 tax: $1,680 · $140/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 67% 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: $17,596
• − Mortgage interest: −$6,442
• − Property taxes: −$1,680
• − Insurance: −$575
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$3,345
• Taxable income: $2,738
• Est. tax owed @ 24.0%: −$657
• After-tax cash flow: $3,752/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): 16,484
• Household income: $25,163
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 2063.0

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: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 8.18%
• Current HPI: 206.3145
• Rent YoY: ▼ -1.31%
• 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

+168.1% since first listed

21 events — show timeline

• 2026-05-12 Price Changed $115,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-02-25 Listed $120,000 Hive MLS
• 2026-02-25 Listed $120,000 Hive MLS
• 2026-02-13 Price Changed $42,900 Hive MLS
• 2022-11-11 Rental Removed — RENT.
• 2022-05-03 Sold (Public Records) $84,000 Public Records
• 2022-04-29 Sold (MLS) $84,000 Hive MLS
• 2022-04-29 Sold (MLS) $84,000 Hive MLS
• 2022-03-18 Listed $90,000 Hive MLS
• 2022-03-18 Listed $90,000 Hive MLS
• 2020-08-12 Sold (MLS) $44,700 Hive MLS
• 2020-06-06 Listed $314,900 Hive MLS
• 2019-04-05 Sold (MLS) $17,000 Hive MLS
• 2019-04-05 Sold (MLS) $17,000 Hive MLS
• 2019-01-24 Listed $20,000 Hive MLS
• 2019-01-24 Listed $20,000 Hive MLS
• 2002-08-02 Sold (Public Records) $44,700 Public Records
• 2002-08-02 Sold (MLS) $44,700 Hive MLS
• 2002-08-02 Sold (MLS) $44,700 Hive MLS
• 2002-06-05 Listed $42,900 Hive MLS

Property tax history

+16.6%/yr

Latest (2025): $1,680 · +5.1% YoY. Source: county tax records.