2105 Eastside Ct · Augusta-Richmond County consolidated government (balance), GA 30906

$120,000

3 bd · 2.0 ba · 1,663 sqft · SingleFamily public records · 29 Days on market

Built 1953 0.33 ac lot Est $183k · 34% under

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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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.7/10.0
• 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 MLS

3 bedroom, 2 full bath, den and living room. Granite kitchen counters and huge workshop. Terrific investment home! Perfect for the investor that wants a quick rental. Awesome opportunity for a buyer that has renovation loan. Large home needs cosmetics and minor repairs. Newer roof and windows. Brand new HVAC system. Seller will consider including new stove and refrigerator with the right offer.

Key facts

• Real hardwood floors
• Newer master suite
• Huge family room

Tags

• RANCH STYLE HOME
• FRESHLY PAINTED WALLS
• REAL HARDWOOD FLOORS
• DINING ROOM
• HUGE FAMILY ROOM
• NEWER MASTER SUITE

Property features AI

Finance

• HOA & community: Association amenities: other

Exterior

• Parking: 2 total parking spaces; 2-car attached garage; Circular driveway; Parking pad
• Utilities: Public water; Natural gas connected
• Home design: Single-family residence; One story; Entry level: 1; R1 zoning
• Construction: Construction details: see remarks
• Exterior features: Fenced yard; Patio/porch details: see remarks; Composition roof; Has a view; Paved road access

Interior

• Kitchen: Dishwasher; Electric range
• Flooring: Laminate; Tile; Vinyl; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Forced air; Natural gas heating
• Interior features: Eat-in kitchen; Crawl space basement
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% 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: 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; 11 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 64% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 37% of the median local income ($46k/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 $830 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $20k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $118,200 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.17% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $182,930
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2148 Eastside Ct	0.28mi	3/1.5	1,594 (-4%)	1mo	$149,000	$93	77
2131 Eastside Ct	0.17mi	3/2.0	1,597 (-4%)	13mo	$193,000	$121	75
2625 Blueberry Dr	0.45mi	3/2.0	1,653 (-1%)	10mo	$147,500	$89	70
2817 Fleming Dr	0.44mi	3/2.0	1,722 (+4%)	6mo	$175,000	$102	69
2046 Fernwood Circle Cir	0.42mi	4/2.0 (+1)	1,758 (+6%)	4mo	$193,900	$110	62
3203 E Gerald Dr	0.63mi	3/2.0	1,583 (-5%)	3mo	$180,000	$114	60
2304 Lebaum Ct	0.61mi	3/2.0	1,765 (+6%)	4mo	$137,000	$78	58
2128 Howard RD Rd	0.61mi	3/2.0	1,628 (-2%)	13mo	$170,000	$104	57
2330 Harding Rd. Rd	0.43mi	3/2.0	1,496 (-10%)	8mo	$169,000	$113	56
2144 Reedale Avenue Ave	0.29mi	4/2.0 (+1)	1,450 (-13%)	8mo	$155,000	$107	54
3029 Lonsdale Dr	0.37mi	4/2.5 (+1)	1,836 (+10%)	11mo	$210,000	$114	49
2004 Denmark Dr	0.69mi	3/1.0	1,529 (-8%)	3mo	$168,000	$110	48

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: -4.9%
• Equity multiple: 0.82×
• Total profit: $-5,995
• Equity at exit: $17,892

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $1,532
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.1×

Monthly cashflow live

• Estimated rent: $1,409 high
• Mortgage (P&I): −$629
• Tax from tax record: −$158 /mo · $1,898/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $276

Break-even live

Break-even rent $1,060

Max offer price $120,000

Occupancy floor 75%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	0.45mi
2021 Fernwood Cir Augusta, GA	4.0	2.0	1593	$1,525	$0.96	43d	1	0.55mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	43d	1	0.64mi
2349 Henry Cir Augusta, GA	3.0	2.0	1940	$1,795	$0.93	43d	1	1.03mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	23d	1	1.06mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	21d	1	1.14mi
1915 Dianne Dr Augusta, GA	3.0	1.0	1196	$1,236	$1.03	43d	1	1.28mi
2484 Coleman Ave Augusta, GA	4.0	1.0	1662	$1,000	$0.60	43d	1	1.34mi
1916 Preston Dr Augusta, GA	3.0	1.5	1134	$1,055	$0.93	43d	1	1.35mi
2105 Hobson Ct Augusta, GA	3.0	2.0	1700	$1,375	$0.81	14d	1	1.37mi
3444 Murphy Ct Augusta, GA	3.0	1.0	1332	$1,349	$1.01	43d	1	1.47mi

Listing history 26 events

1. 2026-06-18
   status $120,000 Active 29 DOM
2. 2026-06-18
   days on market $120,000 Active Under Contract 29 DOM
3. 2026-06-17
   days on market $120,000 Active Under Contract 28 DOM
4. 2026-06-16
   days on market $120,000 Active Under Contract 27 DOM
5. 2026-06-15
   days on market $120,000 Active Under Contract 26 DOM
6. 2026-06-14
   days on market $120,000 Active Under Contract 24 DOM
7. 2026-06-10
   days on market $120,000 Active Under Contract 21 DOM
8. 2026-06-09
   days on market $120,000 Active Under Contract 20 DOM
9. 2026-06-08
   days on market $120,000 Active Under Contract 19 DOM
10. 2026-06-07
    statusdays on market $120,000 Active Under Contract 18 DOM
11. 2026-06-03
    days on market $120,000 Active 14 DOM
12. 2026-06-02
    days on market $120,000 Active 13 DOM
13. 2026-06-01
    days on market $120,000 Active 12 DOM
14. 2026-05-31
    days on market $120,000 Active 11 DOM
15. 2026-05-30
    pricedays on market $120,000 Active 10 DOM
16. 2026-05-20
    listed $140,000 Active
17. 2019-04-22
    soldstatus $50,000
18. 2019-04-15
    soldstatus $50,000 397-char remark

    Show marketing remark (397 chars)

    3 bedroom, 2 full bath, den and living room. Granite kitchen counters and huge workshop. Terrific investment home! Perfect for the investor that wants a quick rental. Awesome opportunity for a buyer that has renovation loan. Large home needs cosmetics and minor repairs. Newer roof and windows. Brand new HVAC system. Seller will consider including new stove and refrigerator with the right offer.

19. 2019-04-15
    soldstatus $50,000 397-char remark

    Show marketing remark (397 chars)

    3 bedroom, 2 full bath, den and living room. Granite kitchen counters and huge workshop. Terrific investment home! Perfect for the investor that wants a quick rental. Awesome opportunity for a buyer that has renovation loan. Large home needs cosmetics and minor repairs. Newer roof and windows. Brand new HVAC system. Seller will consider including new stove and refrigerator with the right offer.

20. 2019-03-20
    listed $59,950 397-char remark

    Show marketing remark (397 chars)

    3 bedroom, 2 full bath, den and living room. Granite kitchen counters and huge workshop. Terrific investment home! Perfect for the investor that wants a quick rental. Awesome opportunity for a buyer that has renovation loan. Large home needs cosmetics and minor repairs. Newer roof and windows. Brand new HVAC system. Seller will consider including new stove and refrigerator with the right offer.

21. 2019-03-20
    listed $59,950 397-char remark

    Show marketing remark (397 chars)

    3 bedroom, 2 full bath, den and living room. Granite kitchen counters and huge workshop. Terrific investment home! Perfect for the investor that wants a quick rental. Awesome opportunity for a buyer that has renovation loan. Large home needs cosmetics and minor repairs. Newer roof and windows. Brand new HVAC system. Seller will consider including new stove and refrigerator with the right offer.

22. 2005-03-29
    soldstatus $84,800
23. 2005-03-25
    soldstatus $84,740
24. 2005-03-25
    soldstatus $84,740
25. 2005-01-05
    listed $83,900
26. 2005-01-05
    listed $83,900

ⓘ 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: $1,898 · $158/mo
• Projected year-2 tax: $1,898 · $158/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 ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $16,908
• − Mortgage interest: −$6,722
• − Property taxes: −$1,898
• − Insurance: −$600
• − Repairs & maintenance: −$1,353
• − Management: −$1,353
• − Depreciation: −$3,491
• Taxable income: $1,491
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $2,949/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

+66.9% since first listed

11 events — show timeline

• 2026-05-20 Listed $140,000 Hive MLS
• 2019-04-22 Sold (Public Records) $50,000 Public Records
• 2019-04-15 Sold (MLS) $50,000 Hive MLS
• 2019-04-15 Sold (MLS) $50,000 Hive MLS
• 2019-03-20 Listed $59,950 Hive MLS
• 2019-03-20 Listed $59,950 Hive MLS
• 2005-03-29 Sold (Public Records) $84,800 Public Records
• 2005-03-25 Sold (MLS) $84,740 Hive MLS
• 2005-03-25 Sold (MLS) $84,740 Hive MLS
• 2005-01-05 Listed $83,900 Hive MLS
• 2005-01-05 Listed $83,900 Hive MLS

Property tax history

+1.3%/yr

Latest (2025): $1,898 · +2.5% YoY. Source: county tax records.