413 Crawford Ave · Augusta-Richmond County consolidated government (balance), GA 30904

$37,500

2 bd · 1.0 ba · 1,012 sqft · Condo public records · 35 Days on market

Built 1906

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Listing remarks

Bring this 2-Bedroom, 2-Bathroom detached single-family fixer upper home back to its potential. Offering approximately 1,000 sq feet of cozy living space. This property boasts high ceilings, two beautiful decorative fireplaces, spacious back yard in the heart of Augusta. Conveniently located near the John C. Calhoun Expressway and the Augusta Medical district, this home provides quick access to hospitals, dining, shopping and entertainment. Perfect for the first-time buyers, medical professionals, or investors seeking a centrally located property with city convenience and neighborhood charm. Property sold AS IS.

Key facts

• Spacious back yard
• 3,049 sq ft lot
• Built 1906

Tags

• DETACHED SINGLE-FAMILY
• DECORATIVE FIREPLACES
• SPACIOUS BACK YARD
• QUICK ACCESS TO HOSPITALS

Property features AI

Exterior

• Parking: Off-street parking on site; No garage; Road and side parking
• Utilities: Public water; Public sewer; Sewer connected; Water available; Cable available
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Aluminum, vinyl and wood siding with frame construction; Metal roof; Crawl space foundation; Built as a one-level structure
• Exterior features: Covered front porch; Level lot; Paved road access; City street and state road frontage; Has a view

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total rooms: 5
• Flooring: Vinyl; Hardwood; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; No central cooling
• Interior features: High ceilings; Entrance foyer; Eat-in kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $38k.

Deal economics

• At list price, monthly cash flow is $734 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $36k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.8% 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: Lamar - Milledge Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 301 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 23d 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 34% of the median local income ($47k/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 $259 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($36k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $24k; list at $38k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $36,375 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 3.50% ✓
• Cap rate: 29.77%
• Cash-on-cash: 83.85%
• DSCR: 4.73
• GRM: 2.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 85.8%
• Equity multiple: 5.04×
• Total profit: $42,428
• Equity at exit: $5,591

10-year hold

• IRR: 89.3%
• Equity multiple: 10.96×
• Total profit: $104,588
• Equity at exit: $3,242

Cash invested: $10,500 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,314 high
• Mortgage (P&I): −$197
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $734

Break-even live

Break-even rent $385

Max offer price $37,500

Occupancy floor 39%

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: $9,375
• Closing costs: $1,125
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1730 Hicks St Apt A Augusta, GA	2.0	1.0	750	$750	$1.00	13d	1	0.10mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	44d	1	0.13mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	23d	1	0.27mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	43d	1	0.27mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,194	$2.08	13d	11	0.30mi
1946 Greene St Augusta, GA	3.0	1.0	952	$1,350	$1.42	13d	1	0.31mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	23d	1	0.42mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	13d	1	0.42mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	23d	1	0.45mi
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	43d	1	0.50mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	43d	1	0.50mi
25 Curry St Augusta, GA	2.0	1.5	1306	$950	$0.73	43d	1	0.50mi
531 Tubman St Augusta, GA	2.0	1.0	864	$1,250	$1.45	43d	1	0.58mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	23d	1	0.62mi
2165 Telfair St Unit B Augusta, GA	2.0	1.0	825	$800	$0.97	13d	1	0.69mi
2165 Telfair St Unit A Augusta, GA	2.0	1.0	825	$850	$1.03	43d	1	0.69mi
2165 1/2 Telfair St Augusta, GA	2.0	1.0	825	$800	$0.97	13d	1	0.70mi
2097 Heckle St Unit B Augusta, GA	1.0	1.0	700	$1,095	$1.56	13d	1	0.74mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	23d	1	0.76mi
2110 Gary St Augusta, GA	2.0	1.5	1173	$1,195	$1.02	43d	1	0.80mi
1450 Greene St Augusta, GA	1.0	1.0	720	$1,480	$2.06	43d	1	0.81mi
1244 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	13d	1	0.88mi
1246 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	13d	1	0.89mi
501 Milledge Rd Augusta, GA	2.0	1.0	1008	$1,098	$1.09	13d	2	0.90mi
1239 Holden Dr Augusta, GA	3.0	1.0	816	$1,095	$1.34	13d	1	0.90mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	23d	1	0.95mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	13d	1	0.98mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	23d	1	1.01mi
339 Railroad Ave North Augusta, SC	1.0–2.0	1.0–2.0	956	$1,990	$2.08	13d	27	1.04mi
505 13th St Augusta, GA	2.0	2.0	950	$1,122	$1.18	43d	3	1.07mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	43d	1	1.13mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	43d	1	1.19mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$1,862	$1.78	21d	13	1.19mi
1480 Wrightsboro Rd Augusta, GA	1.0	1.0	775	$1,628	$2.10	13d	1	1.19mi
2016 Central Ave Unit A Augusta, GA	1.0	1.0	900	$1,000	$1.11	23d	1	1.20mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	13d	1	1.20mi
164 Railroad Ave North Augusta, SC	1.0–2.0	1.0–2.0	968	$3,119	$3.22	13d	23	1.24mi
111 Railroad Ave Unit 701 North Augusta, SC	2.0	2.0	1188	$2,599	$2.19	23d	1	1.26mi
111 Railroad Ave Unit 702 North Augusta, SC	2.0	2.0	1155	$2,195	$1.90	23d	1	1.26mi
111 Railroad Ave Unit 406 North Augusta, SC	2.0	2.0	1155	$2,399	$2.08	23d	1	1.26mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-16
   status $37,500 Pending 35 DOM
2. 2026-06-15
   days on market $37,500 Active Under Contract 35 DOM
3. 2026-06-14
   days on market $37,500 Active Under Contract 33 DOM
4. 2026-06-10
   days on market $37,500 Active Under Contract 30 DOM
5. 2026-06-09
   days on market $37,500 Active Under Contract 29 DOM
6. 2026-06-08
   days on market $37,500 Active Under Contract 28 DOM
7. 2026-06-07
   days on market $37,500 Active Under Contract 27 DOM
8. 2026-06-03
   days on market $37,500 Active Under Contract 23 DOM
9. 2026-06-02
   days on market $37,500 Active Under Contract 22 DOM
10. 2026-06-01
    days on market $37,500 Active Under Contract 21 DOM
11. 2026-05-31
    days on market $37,500 Active Under Contract 20 DOM
12. 2026-05-30
    days on market $37,500 Active Under Contract 19 DOM
13. 2026-05-15
    historical Active Under Contract
14. 2026-05-11
    listed $37,500 Active
15. 1989-02-01
    soldstatus $24,000

ⓘ 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: $1,106 · $92/mo
• Projected year-2 tax: $1,106 · $92/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 6/10 Major FEMA zone X (unshaded) · 71% 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: $15,769
• − Mortgage interest: −$2,101
• − Property taxes: −$1,106
• − Insurance: −$188
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$1,091
• Taxable income: $8,761
• Est. tax owed @ 24.0%: −$2,103
• After-tax cash flow: $6,702/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

+56.2% since first listed

3 events — show timeline

• 2026-05-15 Contingent — Hive MLS
• 2026-05-11 Listed $37,500 Hive MLS
• 1989-02-01 Sold (Public Records) $24,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,106 · +7.6% YoY. Source: county tax records.