1910 Warren St · Augusta-Richmond County consolidated government (balance), GA 30904

$159,900

3 bd · 1.0 ba · 1,346 sqft · SingleFamily public records · 21 Days on market

Built 1941 6,534 sqft lot Est $207k · 23% 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 +16.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.4/10.0
• 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 MLS

Newly remodeled home in the heart of Augusta. Just minutes from Medical District and downtown. Beautiful modern kitchen with stainless steel appliances, granite counter tops and subway tile backsplash. This home has hardwood floors and Luxury plank flooring throughout. The bathroom features a single vanity sink with marble top and a shower tub combo with tile surround. Fenced back yard with carport and rear street entry. You do not want to miss the opportunity to make this home yours.

Key facts

• New flooring
• New paint
• 6,534 sq ft lot

Tags

• NEW PAINT
• NEW FLOORING
• NEW KITCHEN APPLIANCES

Property features AI

Exterior

• Parking: Attached garage; Carport (1 space)
• Utilities: Public water; Public sewer; Natural gas connected; Water connected
• Home design: Single-family residence; One story; Entry level: 1; R1 zoning
• Construction: Built with brick, vinyl siding and frame; Composition roof; Crawl space foundation
• Exterior features: Front porch; Fenced yard; Has a view; 54 x 132 lot dimensions

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Microwave; Electric water heater
• Bedrooms: 6 total rooms (bedroom count not specified separately)
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fans; Natural gas heating; Fireplace(s)
• Interior features: Eat-in kitchen; Window coverings; Crawl space basement (no finished basement)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $100 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (6.5% below list).
• Recommended offer: $150k (6.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: 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); 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 38% 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 $1k of loan paydown is wiped out by about $5k 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 21 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y 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 $130k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $149,539 (6.5% below list)

Questions for the listing agent

1. Built in 1941 — 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: 0.94% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $207,284
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1924 Fenwick St	0.16mi	3/1.0	1,320 (-2%)	4mo	$30,000	$23	86
924 Beman St	0.26mi	3/1.0	1,395 (+4%)	5mo	$165,000	$118	78
1804 Starnes St	0.19mi	3/1.0	1,196 (-11%)	4mo	$65,000	$54	69
940 Russell St	0.47mi	2/1.5 (-1)	1,376 (+2%)	1mo	$249,900	$182	66
1135 Merry St	0.44mi	3/2.0	1,294 (-4%)	6mo	$113,500	$88	64
1834 Woodrow St	0.70mi	3/1.5	1,326 (-2%)	2mo	$233,000	$176	61
812 Russell St	0.25mi	3/2.0	1,523 (+13%)	2mo	$292,500	$192	61
1835 Mcdowell St	0.54mi	2/1.0 (-1)	1,296 (-4%)	5mo	$230,000	$177	60
947 Beman St	0.32mi	2/2.0 (-1)	1,200 (-11%)	5mo	$185,000	$154	54
2018 Central Ave	0.73mi	2/1.0 (-1)	1,285 (-4%)	7mo	$139,000	$108	48
1827 Mcdowell St	0.53mi	2/2.0 (-1)	1,524 (+13%)	2mo	$285,000	$187	43
1315 Murphy St	0.68mi	3/2.0	1,516 (+13%)	3mo	$215,000	$142	41

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-17,563
• Equity at exit: $23,842

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,229
• Equity at exit: $13,825

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 30904

• Rents YoY: 4.3%
• Active inventory: 228
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,495 high
• Mortgage (P&I): −$839
• Tax from tax record: −$176 /mo · $2,113/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $100

Break-even live

Break-even rent $1,369

Max offer price $159,900

Occupancy floor 88%

Sensitivity live

Price	-10% $191	-5% $145	+0% $100	+5% $55	+10% $10
Rent	-10% $-18	-5% $41	+0% $100	+5% $159	+10% $218
Rate	-1.0pp $181	-0.5pp $141	base $100	+0.5pp $59	+1.0pp $16

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	45d	1	0.25mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	45d	1	0.25mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	25d	1	0.25mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	25d	1	0.33mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	45d	1	0.35mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	46d	1	0.42mi
2110 Gary St Augusta, GA	2.0	1.5	1173	$1,195	$1.02	45d	1	0.44mi
1946 Greene St Augusta, GA	3.0	1.0	952	$1,350	$1.42	15d	1	0.49mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	15d	1	0.52mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	25d	1	0.53mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	45d	1	0.57mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	25d	1	0.57mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	25d	1	0.59mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	45d	1	0.59mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	25d	1	0.59mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	45d	1	0.59mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	25d	1	0.65mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	45d	1	0.68mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	15d	1	0.74mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	25d	1	0.74mi
501 Milledge Rd Augusta, GA	2.0	1.0	1008	$1,098	$1.09	15d	2	0.77mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,756	$2.61	15d	11	0.78mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	25d	1	0.83mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	25d	1	0.83mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	45d	1	0.84mi
25 Curry St Augusta, GA	2.0	1.5	1306	$950	$0.73	45d	1	0.86mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	25d	1	0.87mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	25d	10	0.92mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	25d	1	0.93mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	23d	13	0.97mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	45d	1	1.00mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	25d	1	1.04mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	45d	1	1.04mi
1326 Wingfield St Augusta, GA	2.0	1.0	1507	$1,700	$1.13	15d	1	1.04mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	45d	1	1.09mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	45d	1	1.10mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	25d	1	1.13mi
2224 Queens Way Augusta, GA	2.0	1.0	1239	$995	$0.80	45d	1	1.14mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	45d	1	1.26mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	25d	1	1.26mi

Listing history 14 events

1. 2026-06-21
   days on market $159,900 Active 21 DOM
2. 2026-06-18
   days on market $159,900 Active 18 DOM
3. 2026-06-17
   days on market $159,900 Active 17 DOM
4. 2026-06-16
   days on market $159,900 Active 16 DOM
5. 2026-06-15
   days on market $159,900 Active 15 DOM
6. 2026-06-14
   days on market $159,900 Active 13 DOM
7. 2026-06-10
   days on market $159,900 Active 10 DOM
8. 2026-06-09
   days on market $159,900 Active 9 DOM
9. 2026-06-08
   days on market $159,900 Active 8 DOM
10. 2026-06-07
    days on market $159,900 Active 7 DOM
11. 2026-06-03
    days on market $159,900 Active 3 DOM
12. 2026-06-02
    days on market $159,900 Active 2 DOM
13. 2026-05-31
    remarks 309-char remark
14. 2026-05-31
    listed $159,900 Active 1 DOM

ⓘ 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: $2,113 · $176/mo
• Projected year-2 tax: $2,113 · $176/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 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: $17,945
• − Mortgage interest: −$8,957
• − Property taxes: −$2,113
• − Insurance: −$800
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$4,652
• Taxable loss: −$1,448
• Est. tax savings @ 24.0%: +$347
• After-tax cash flow: $1,548/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

+240.9% since first listed

18 events — show timeline

• 2026-05-31 Listed $159,900 Hive MLS
• 2025-08-27 Sold (MLS) $129,800 Hive MLS
• 2025-08-27 Sold (MLS) $129,800 Hive MLS
• 2025-03-24 Listed $134,900 Hive MLS
• 2025-03-24 Listed $134,900 Hive MLS
• 2024-10-23 Listing Removed — Hive MLS
• 2024-10-23 Listing Removed — Hive MLS
• 2024-08-23 Listed $173,900 Hive MLS
• 2024-08-23 Listed $173,900 Hive MLS
• 2023-11-07 Listing Removed — Hive MLS
• 2023-11-07 Listing Removed — Hive MLS
• 2023-08-14 Listed $169,900 Hive MLS
• 2023-08-14 Listed $169,900 Hive MLS
• 2012-03-28 Sold (MLS) $26,000 Hive MLS
• 2012-03-28 Sold (MLS) $26,000 Hive MLS
• 2012-01-26 Listed $29,900 Hive MLS
• 2012-01-26 Listed $29,900 Hive MLS
• 1994-12-23 Sold (Public Records) $46,900 Public Records

Property tax history

+7.2%/yr

Latest (2025): $2,113 · +70.2% YoY. Source: county tax records.