106 2nd St · Augusta-Richmond County consolidated government (balance), GA 30901

$159,900

2 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 22 Days on market

Built 1918 5,227 sqft lot $127/sqft · 12% below area Est $181k · 12% under

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Why this score? — see what drove the D 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).

• ARV discount +12.8/15.0
• Cash flow +9.6/30.0
• Appreciation +9.1/10.0
• DSCR +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• 1% rule +2.0/10.0
• Schools +1.3/10.0

Listing remarks MLS

Close to the Savannah River and in a prime location in Olde Town, get ready to make this solid brick home your own. This home is ready for its next owner or investor and will be a fun project. Much of the tough and heavy lifting has been started and completed. It is ready for the fun finish work! Brick exterior with updated roof and new windows for energy efficiency. This home has been opened up and will have a great open floor plan with tall ceilings being over 12ft +, 2 large bedrooms each with its own full bath and large closet area. There is a mud room area to hide the hot water heater and laundry room. But don't forget to check out the fenced backyard space that will be perfect for gatherings with friends and neighbors. This one has so much potential and the owner is motivated to sell. ALL offers will be reviewed and shared, so bring me your numbers and make this one yours! Also note, lot extends beyond the fence and on the side of the property when facing home to the left.

Key facts

• Fully rebuilt
• New floors
• New drywall

Tags

• FULLY REBUILT
• NEW SYSTEMS
• NEW KITCHEN
• NEW BATHS
• NEW FLOORS
• NEW DRYWALL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $141k (12.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $112k (30.0% below list).
• Recommended offer: $112k (30.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 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 2% at this address vs 16% district-wide (-14 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 (-1.3%/yr); 129 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• At $1,120/mo this rent would consume 53% of the median local household income ($25k/yr) (locally 2063% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k 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.
• By year 3, 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 22 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1918 — 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 $111,959 (30.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1918 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.70% ✗
• Cap rate: 5.48%
• Cash-on-cash: -2.91%
• DSCR: 0.87
• GRM: 11.9

CMA / ARV

• ARV (median comp): $181,232
• List price: $159,900
• Delta: -11.77%
• 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
103 Ellis St	0.14mi	2/2.0	1,195 (-5%)	9mo	$215,000	$180	77
121 Greene St	0.17mi	2/2.0	1,164 (-8%)	6mo	$187,500	$161	74
109 E E Walker St	0.47mi	3/1.5 (+1)	1,100 (-13%)	1mo	$50,000	$45	49
411 2nd St	0.25mi	2/1.0	1,124 (-11%)	22mo	$119,000	$106	48
104 E Taylor St	0.74mi	2/1.0	1,152 (-9%)	18mo	$21,500	$19	33

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: 17.3%
• Equity multiple: 2.28×
• Total profit: $57,481
• Equity at exit: $123,447

10-year hold

• IRR: 15.8%
• Equity multiple: 4.70×
• Total profit: $165,869
• Equity at exit: $246,940

Cash invested: $44,772 (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: 11.9×

Monthly cashflow live

• Estimated rent: $1,120 high
• Mortgage (P&I): −$839
• Tax from tax record: −$88 /mo · $1,053/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $-108

Break-even live

Break-even rent $1,257

Max offer price $140,750

Occupancy floor —

Sensitivity live

Price	-10% $-18	-5% $-63	+0% $-108	+5% $-154	+10% $-199
Rent	-10% $-197	-5% $-153	+0% $-108	+5% $-64	+10% $-20
Rate	-1.0pp $-28	-0.5pp $-68	base $-108	+0.5pp $-150	+1.0pp $-192

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	24d	1	0.03mi
133 Broad St Unit B Augusta, GA	1.0	1.0	1000	$800	$0.80	44d	1	0.03mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	44d	1	0.03mi
211 Broad St Augusta, GA	3.0	2.0	1200	$1,350	$1.12	44d	1	0.04mi
134 Broad St Augusta, GA	2.0	1.0	1100	$1,150	$1.05	44d	1	0.07mi
136 Broad St Augusta, GA	2.0	1.0	1200	$1,100	$0.92	44d	1	0.07mi
204 Ellis St Augusta, GA	2.0	1.0	1029	$1,350	$1.31	14d	1	0.13mi
110 3rd St Unit A Augusta, GA	1.0	1.0	906	$760	$0.84	24d	1	0.15mi
110 3rd St Unit A Augusta, GA	1.0	1.0	906	$760	$0.84	44d	1	0.15mi
320 3rd St Augusta, GA	2.0	1.0	1117	$1,200	$1.07	44d	1	0.24mi
410 4th St Unit A Augusta, GA	2.0	1.5	925	$985	$1.06	24d	1	0.38mi
420 E Boundary Augusta, GA	2.0	1.0	950	$850	$0.89	44d	1	0.38mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	24d	1	0.40mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	44d	1	0.40mi
714 Broad St Augusta, GA	1.0	1.0	1000	$895	$0.90	14d	1	0.79mi
936 Broad St #208 Augusta, GA	1.0	1.0	881	$1,250	$1.42	24d	1	1.08mi
936 Broad St #306 Augusta, GA	3.0	2.0	1510	$2,075	$1.37	24d	1	1.08mi
936 Broad St #317 Augusta, GA	2.0	2.0	1184	$1,600	$1.35	24d	1	1.08mi
913 Walker St Augusta, GA	2.0	2.0	1000	$1,200	$1.20	14d	1	1.10mi
1030 Broad St Augusta, GA	2.0	1.0	880	$1,225	$1.39	44d	1	1.20mi
1030 Broad St Unit D Augusta, GA	2.0	1.0	880	$1,015	$1.15	44d	1	1.20mi
1030 Broad St Unit C Augusta, GA	2.0	1.0	900	$1,225	$1.36	24d	1	1.20mi
1030 Broad St Unit D Augusta, GA	2.0	1.0	880	$1,015	$1.15	24d	1	1.20mi
329 E View Dr Augusta, GA	3.0	1.5	1260	$1,300	$1.03	24d	1	1.20mi
1204 Broad St Unit 6 Augusta, GA	1.0	1.0	900	$1,200	$1.33	44d	1	1.35mi
1204 Broad St Unit 6 Augusta, GA	1.0	1.0	900	$1,175	$1.31	24d	1	1.35mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	44d	1	1.35mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	24d	1	1.35mi
106 Tybee Ct Augusta, GA	3.0–4.0	2.0	1336	$1,071	$0.80	44d	4	1.42mi

Listing history 22 events

1. 2026-06-03
   status $159,900 Pending 22 DOM
2. 2026-06-02
   days on market $159,900 Active 22 DOM
3. 2026-06-01
   days on market $159,900 Active 21 DOM
4. 2026-05-31
   days on market $159,900 Active 20 DOM
5. 2026-05-30
   days on market $159,900 Active 19 DOM
6. 2026-04-27
   price $159,900
7. 2026-04-15
   price $165,000
8. 2026-04-08
   price $179,000
9. 2026-03-24
   price $179,500
10. 2026-02-16
    price $179,900
11. 2026-02-09
    price $185,000
12. 2026-02-02
    price $188,400
13. 2025-12-17
    price $188,900
14. 2025-10-27
    historical
15. 2025-10-01
    listed $189,900 Active
16. 2025-10-01
    listed $159,900 Active 614-char remark
17. 2024-07-19
    soldstatus $80,000
18. 2024-07-18
    soldstatus $80,000

    Show marketing remark (996 chars)

    Close to the Savannah River and in a prime location in Olde Town, get ready to make this solid brick home your own. This home is ready for its next owner or investor and will be a fun project. Much of the tough and heavy lifting has been started and completed. It is ready for the fun finish work! Brick exterior with updated roof and new windows for energy efficiency. This home has been opened up and will have a great open floor plan with tall ceilings being over 12ft +, 2 large bedrooms each with its own full bath and large closet area. There is a mud room area to hide the hot water heater and laundry room. But don't forget to check out the fenced backyard space that will be perfect for gatherings with friends and neighbors. This one has so much potential and the owner is motivated to sell. ALL offers will be reviewed and shared, so bring me your numbers and make this one yours! Also note, lot extends beyond the fence and on the side of the property when facing home to the left.

19. 2024-07-18
    soldstatus $80,000

    Show marketing remark (996 chars)

    Close to the Savannah River and in a prime location in Olde Town, get ready to make this solid brick home your own. This home is ready for its next owner or investor and will be a fun project. Much of the tough and heavy lifting has been started and completed. It is ready for the fun finish work! Brick exterior with updated roof and new windows for energy efficiency. This home has been opened up and will have a great open floor plan with tall ceilings being over 12ft +, 2 large bedrooms each with its own full bath and large closet area. There is a mud room area to hide the hot water heater and laundry room. But don't forget to check out the fenced backyard space that will be perfect for gatherings with friends and neighbors. This one has so much potential and the owner is motivated to sell. ALL offers will be reviewed and shared, so bring me your numbers and make this one yours! Also note, lot extends beyond the fence and on the side of the property when facing home to the left.

20. 2024-05-10
    listed $99,000

    Show marketing remark (996 chars)

    Close to the Savannah River and in a prime location in Olde Town, get ready to make this solid brick home your own. This home is ready for its next owner or investor and will be a fun project. Much of the tough and heavy lifting has been started and completed. It is ready for the fun finish work! Brick exterior with updated roof and new windows for energy efficiency. This home has been opened up and will have a great open floor plan with tall ceilings being over 12ft +, 2 large bedrooms each with its own full bath and large closet area. There is a mud room area to hide the hot water heater and laundry room. But don't forget to check out the fenced backyard space that will be perfect for gatherings with friends and neighbors. This one has so much potential and the owner is motivated to sell. ALL offers will be reviewed and shared, so bring me your numbers and make this one yours! Also note, lot extends beyond the fence and on the side of the property when facing home to the left.

21. 2024-05-10
    listed $99,000

    Show marketing remark (996 chars)

    Close to the Savannah River and in a prime location in Olde Town, get ready to make this solid brick home your own. This home is ready for its next owner or investor and will be a fun project. Much of the tough and heavy lifting has been started and completed. It is ready for the fun finish work! Brick exterior with updated roof and new windows for energy efficiency. This home has been opened up and will have a great open floor plan with tall ceilings being over 12ft +, 2 large bedrooms each with its own full bath and large closet area. There is a mud room area to hide the hot water heater and laundry room. But don't forget to check out the fenced backyard space that will be perfect for gatherings with friends and neighbors. This one has so much potential and the owner is motivated to sell. ALL offers will be reviewed and shared, so bring me your numbers and make this one yours! Also note, lot extends beyond the fence and on the side of the property when facing home to the left.

22. 2007-03-01
    soldstatus $10,441

ⓘ 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: $1,053 · $88/mo
• Projected year-2 tax: $1,471 · $123/mo
• Expected delta: +$418/yr (+$35/mo · 39.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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 73% 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: $13,435
• − Mortgage interest: −$8,957
• − Property taxes: −$1,053
• − Insurance: −$800
• − Repairs & maintenance: −$1,075
• − Management: −$1,075
• − Depreciation: −$4,652
• Taxable loss: −$4,175
• Est. tax savings @ 24.0%: +$1,002
• After-tax cash flow: $-299/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

+1240.9% since first listed

19 events — show timeline

• 2026-06-16 Sold (MLS) $140,000 Hive MLS
• 2026-06-02 Pending — Hive MLS
• 2026-04-27 Price Changed $159,900 Hive MLS
• 2026-04-15 Price Changed $165,000 Hive MLS
• 2026-04-08 Price Changed $179,000 Hive MLS
• 2026-03-24 Price Changed $179,500 Hive MLS
• 2026-02-16 Price Changed $179,900 Hive MLS
• 2026-02-09 Price Changed $185,000 Hive MLS
• 2026-02-02 Price Changed $188,400 Hive MLS
• 2025-12-17 Price Changed $188,900 Hive MLS
• 2025-10-27 Listing Removed — Hive MLS
• 2025-10-01 Listed $189,900 Hive MLS
• 2025-10-01 Listed $159,900 Hive MLS
• 2024-07-19 Sold (Public Records) $80,000 Public Records
• 2024-07-18 Sold (MLS) $80,000 Hive MLS
• 2024-07-18 Sold (MLS) $80,000 Hive MLS
• 2024-05-10 Listed $99,000 Hive MLS
• 2024-05-10 Listed $99,000 Hive MLS
• 2007-03-01 Sold (Public Records) $10,441 Public Records

Property tax history

-0.4%/yr

Latest (2025): $1,053 · +4.2% YoY. Source: county tax records.