1722 Verdery St · Augusta-Richmond County consolidated government (balance), GA 30904

$200,000

3 bd · 2.0 ba · 1,272 sqft · MultiFamily public records · 25 Days on market

Built 1931 6,098 sqft lot Est $190k · 6% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +5.0/15.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Stop searching for rental properties that require extensive renovations, vacancy risk, or a questionable location. This fully leased duplex offers immediate income in one of Augusta's most consistently sought-after rental corridors, just minutes from Augusta University, the medical district, downtown Augusta, and historic Summerville. Positioned on a quiet street near Wrightsboro Road, this property benefits from strong rental demand driven by medical students, residents, healthcare professionals, military personnel, and university staff. Its prime location and established rental history make it an excellent addition to an investment portfolio. The front unit features 2 bedrooms and 1 bathr

Key facts

• Quiet street
• Spacious kitchen
• Washer dryer hookups

Tags

• DUPLEX INVESTMENT OPPORTUNITY
• QUIET STREET
• INCOME PRODUCING PROPERTY
• DECORATIVE FIREPLACES
• SPACIOUS KITCHEN
• WASHER DRYER HOOKUPS

Property features AI

Finance

• Other: Zoning: R3
• Financial info: Income property (residential income duplex); One unit listed as 2-bedroom, unfurnished, renting for $1,150

Exterior

• Parking: Covered gravel parking; 2-space carport
• Utilities: Public water; Public sewer; Natural gas connected; Electricity connected
• Home design: Duplex (residential income); Single-story
• Construction: Stucco and frame construction; Metal roof
• Exterior features: Covered front porch; Patio/porch is covered; Chain link fencing around part of the backyard; Corner lot; Has a view

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Laminate flooring; Ceramic tile flooring
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Gas water heater; Gas oven; Refrigerator; In-kitchen laundry; Crawl space basement; No finished basement
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $200k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive. Per door: $403/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $197k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 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: Monte Sano Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 410 students, 98% FRL); Langford Middle School (math 2% / reading 14%, grade F, #445 of 470 statewide, top 95%, 731 students, 98% FRL); Academy of Richmond County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,141 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 rising fast (+4.3%/yr); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $2,624/mo this rent would consume 67% of the median local household income ($47k/yr) (locally 1594% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 4.3% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 10y 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

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $197,000 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.29%
• DSCR: 1.77
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $189,528
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Holden St	0.59mi	3/3.0	1,462 (+15%)	15mo	$217,300	$149	31

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.40×
• Total profit: $22,403
• Equity at exit: $29,821

10-year hold

• IRR: 20.1%
• Equity multiple: 2.79×
• Total profit: $100,089
• Equity at exit: $17,292

Cash invested: $56,000 (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 30904

• Rents YoY: 4.3%
• Active inventory: 222
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $2,624 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$134 /mo · $1,606/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $807

Break-even live

Break-even rent $1,603

Max offer price $200,000

Occupancy floor 64%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,624
Total (2 units)			$2,624

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	23d	1	0.11mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	23d	1	0.15mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	44d	1	0.19mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	44d	1	0.19mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	23d	1	0.19mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	44d	1	0.23mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	23d	10	0.26mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	44d	1	0.28mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	23d	1	0.28mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	23d	1	0.37mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	21d	13	0.45mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	44d	1	0.55mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	44d	1	0.57mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	23d	1	0.62mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	44d	1	0.66mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	44d	1	0.67mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	14d	1	0.76mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	44d	1	0.79mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	23d	1	0.79mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	23d	1	0.86mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	23d	1	0.86mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	23d	1	0.89mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	44d	1	0.91mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	23d	1	0.91mi
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	44d	1	0.92mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	23d	1	0.92mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	44d	1	0.92mi
2110 Gary St Augusta, GA	2.0	1.5	1173	$1,195	$1.02	44d	1	0.94mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	44d	1	0.95mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	23d	1	0.95mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	44d	1	0.95mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	14d	1	0.96mi
1326 Wingfield St Augusta, GA	2.0	1.0	1507	$1,700	$1.13	14d	1	0.98mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	44d	1	1.02mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	44d	1	1.04mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	44d	1	1.05mi
1613 Pendleton Rd Augusta, GA	3.0	2.0	1418	$1,695	$1.20	14d	1	1.09mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	14d	1	1.11mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	23d	1	1.15mi
1719 Kissingbower Rd Augusta, GA	2.0	1.0	1185	$1,195	$1.01	21d	1	1.15mi

Listing history 30 events

1. 2026-06-18
   days on market $200,000 Active 25 DOM
2. 2026-06-17
   days on market $200,000 Active 24 DOM
3. 2026-06-16
   days on market $200,000 Active 23 DOM
4. 2026-06-15
   days on market $200,000 Active 22 DOM
5. 2026-06-14
   days on market $200,000 Active 20 DOM
6. 2026-06-10
   days on market $200,000 Active 17 DOM
7. 2026-06-09
   days on market $200,000 Active 16 DOM
8. 2026-06-08
   days on market $200,000 Active 15 DOM
9. 2026-06-07
   days on market $200,000 Active 14 DOM
10. 2026-06-03
    days on market $200,000 Active 10 DOM
11. 2026-06-02
    days on market $200,000 Active 9 DOM
12. 2026-06-01
    days on market $200,000 Active 8 DOM
13. 2026-05-31
    days on market $200,000 Active 7 DOM
14. 2026-05-30
    days on market $200,000 Active 6 DOM
15. 2026-05-24
    listed $200,000 Active
16. 2024-08-14
    historical $1,050
17. 2024-08-03
    listed $1,050
18. 2024-08-03
    historical $1,050
19. 2024-08-01
    listed $1,050
20. 2021-05-11
    soldstatus $315,000
21. 2021-04-20
    soldstatus $125,000
22. 2021-04-20
    soldstatus $125,000
23. 2021-03-30
    listed $125,000
24. 2021-03-30
    listed $125,000
25. 2016-10-03
    soldstatus $58,000
26. 2016-09-27
    soldstatus $58,000
27. 2016-09-27
    soldstatus $58,000
28. 2016-01-26
    listed $69,500
29. 2016-01-26
    listed $69,500
30. 2003-07-09
    soldstatus $40,000

ⓘ 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: $1,606 · $134/mo
• Projected year-2 tax: $1,840 · $153/mo
• Expected delta: +$234/yr (+$19/mo · 14.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 53% 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 66% 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: $31,488
• − Mortgage interest: −$11,203
• − Property taxes: −$1,606
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,519
• − Management: −$2,519
• − Depreciation: −$5,818
• Taxable income: $6,822
• Est. tax owed @ 24.0%: −$1,637
• After-tax cash flow: $8,046/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): 23,400
• Household income: $46,696
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1594.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 47% White 41% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 4% Korean 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: ▼ -211.97%
• Current HPI: 199.0807
• Rent YoY: ▲ 4.29%
• 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

+400.0% since first listed

16 events — show timeline

• 2026-05-24 Listed $200,000 Hive MLS
• 2024-08-14 Rental Removed $1,050 AUGUSTAMLS
• 2024-08-03 Listed for Rent $1,050 AUGUSTAMLS
• 2024-08-03 Rental Removed $1,050 RENTALBEAST
• 2024-08-01 Listed for Rent $1,050 RENTALBEAST
• 2021-05-11 Sold (Public Records) $315,000 Public Records
• 2021-04-20 Sold (MLS) $125,000 Hive MLS
• 2021-04-20 Sold (MLS) $125,000 Hive MLS
• 2021-03-30 Listed $125,000 Hive MLS
• 2021-03-30 Listed $125,000 Hive MLS
• 2016-10-03 Sold (Public Records) $58,000 Public Records
• 2016-09-27 Sold (MLS) $58,000 Hive MLS
• 2016-09-27 Sold (MLS) $58,000 Hive MLS
• 2016-01-26 Listed $69,500 Hive MLS
• 2016-01-26 Listed $69,500 Hive MLS
• 2003-07-09 Sold (Public Records) $40,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $1,606 · +20.2% YoY. Source: county tax records.