2122 Sanders Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$117,500

2 bd · 1.0 ba · 1,457 sqft · SingleFamily public records · 15 Days on market

Built 1936 0.34 ac lot Est $140k · 16% 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 +17.5/30.0
• ARV discount +14.7/15.0
• DSCR +5.5/10.0
• 1% rule +4.7/10.0
• 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

Cute 2 bed, one bath cottage on a large corner lot in convenient South Augusta. Home has easy access to both I-520 (Bobby Jones Expressway) and all of the wonderful amenities of the downtown Augusta core. As you arrive, notice the curb appeal and historic charm. Once inside, you are welcomed by a large fireside formal living room that is bookended by a nice-sized formal dining room and another room that would make for the perfect home office. Continue through to the large kitchen with ample cabinet and countertop space, as well as a positively massive pantry for this size home. Off the kitchen at the rear of the home, is a secondary bedroom with two closets as well as stair access to the attic. This upstairs space could be finished to provide additional square footage. Lastly, notice a well-proportioned hall bath with some historic features, and a perfectly-sized primary suite. Outside, enjoy a fenced backyard with drive-through double gate and mature trees on a large corner lot with easy access to Peach Orchard Rd.

Key facts

• 2 year old roof
• Double corner lot
• Duct work

Tags

• DOUBLE CORNER LOT
• 2 YEAR OLD ROOF
• NEWER WATER HEATER
• UPDATED WINDOWS
• HEAT PUMP
• DUCT WORK

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer; Sewer and water connected
• Home design: Single-family residence; One story (entry level: 1); Corner lot; Has a view
• Construction: Vinyl siding and frame construction; Composition roof; Crawl space foundation
• Exterior features: Enclosed patio/porch; Side porch; Patio/porch details note: see remarks; Back yard fenced

Interior

• Kitchen: No major kitchen appliances listed
• Bedrooms: Total of 7 rooms (includes bedrooms and living areas)
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Heat pump; Central air; Ceiling fan(s) for cooling
• Interior features: Ceiling fans; Window coverings
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $118k.

Deal economics

• At list price, monthly cash flow is $90 ($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 $114k (3.2% below list).
• Recommended offer: $114k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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; 27 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 63% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $812 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 15 days — a 2% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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 $65k; list at $118k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1936 — 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 $113,719 (3.2% below list)

Questions for the listing agent

1. Built in 1936 — 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: 0.97% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.29%
• DSCR: 1.15
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $139,872
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2564 Richmond Hill Rd	0.51mi	3/2.0 (+1)	1,462 (+0%)	1mo	$79,900	$55	66
2702 Richmond Hill Rd	0.47mi	3/1.5 (+1)	1,403 (-4%)	1mo	$151,000	$108	64
2222 Killebrew Ave	0.56mi	2/2.0	1,382 (-5%)	7mo	$37,000	$27	55
2261 Overlook Rd	0.41mi	3/2.0 (+1)	1,576 (+8%)	6mo	$140,000	$89	53
2140 Richards Rd	0.23mi	3/2.0 (+1)	1,260 (-14%)	6mo	$158,000	$125	52
2021 Virginia Ave	0.45mi	3/1.5 (+1)	1,296 (-11%)	3mo	$78,000	$60	51
2815 Anne St	0.45mi	3/1.0 (+1)	1,273 (-13%)	4mo	$114,900	$90	50
2309 Poteet St	0.59mi	3/2.0 (+1)	1,336 (-8%)	10mo	$128,000	$96	42
2126 Harding Rd	0.54mi	3/2.0 (+1)	1,260 (-14%)	3mo	$155,000	$123	41
2508 Reese Ave	0.66mi	3/2.0 (+1)	1,330 (-9%)	9mo	$146,400	$110	38
2707 Smith Dr	0.53mi	3/2.0 (+1)	1,243 (-15%)	11mo	$176,000	$142	33
2625 Blueberry Dr	0.71mi	3/2.0 (+1)	1,653 (+14%)	10mo	$147,500	$89	27

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: -14.5%
• Equity multiple: 0.49×
• Total profit: $-16,619
• Equity at exit: $17,520

10-year hold

• IRR: -11.7%
• Equity multiple: 0.40×
• Total profit: $-19,900
• Equity at exit: $10,159

Cash invested: $32,900 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,137 high
• Mortgage (P&I): −$616
• Tax from tax record: −$143 /mo · $1,718/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$239
• Net cashflow: $90

Break-even live

Break-even rent $1,023

Max offer price $117,500

Occupancy floor 87%

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: $29,375
• Closing costs: $3,525
• Reserves months: —
• Total cash needed: —

Rent comps 27 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	0.28mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	44d	3	0.63mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	14d	7	0.87mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	44d	1	0.89mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	23d	1	0.89mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	14d	1	1.02mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	44d	1	1.03mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	44d	1	1.06mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	23d	1	1.06mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	44d	1	1.11mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	14d	1	1.16mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	44d	6	1.17mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	1.17mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	23d	1	1.17mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	44d	1	1.17mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	1.18mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	23d	1	1.18mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	44d	1	1.18mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,063	$0.85	23d	3	1.20mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	44d	1	1.24mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	44d	1	1.31mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	1.36mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	23d	1	1.37mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.39mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.39mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	44d	1	1.45mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	44d	1	1.45mi

Listing history 10 events

1. 2026-06-18
   days on market $117,500 Active 15 DOM
2. 2026-06-17
   days on market $117,500 Active 14 DOM
3. 2026-06-16
   days on market $117,500 Active 13 DOM
4. 2026-06-15
   days on market $117,500 Active 12 DOM
5. 2026-06-14
   days on market $117,500 Active 10 DOM
6. 2026-06-10
   days on market $117,500 Active 7 DOM
7. 2026-06-09
   days on market $117,500 Active 6 DOM
8. 2026-06-08
   days on market $117,500 Active 5 DOM
9. 2026-06-07
   remarks 512-char remark
10. 2026-06-07
    listed $117,500 Active 4 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: $1,718 · $143/mo
• Projected year-2 tax: $1,718 · $143/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 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $13,646
• − Mortgage interest: −$6,582
• − Property taxes: −$1,718
• − Insurance: −$588
• − Repairs & maintenance: −$1,092
• − Management: −$1,092
• − Depreciation: −$3,418
• Taxable loss: −$842
• Est. tax savings @ 24.0%: +$202
• After-tax cash flow: $1,283/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

+188.7% since first listed

8 events — show timeline

• 2026-06-03 Listed $117,500 Hive MLS
• 2024-01-12 Sold (Public Records) $65,000 Public Records
• 2023-11-17 Sold (MLS) $65,000 Hive MLS
• 2023-11-17 Sold (MLS) $65,000 Hive MLS
• 2023-09-27 Listed $64,900 Hive MLS
• 2023-09-27 Listed $64,900 Hive MLS
• 2021-12-06 Sold (Public Records) $1,326,158 Public Records
• 1999-01-19 Sold (Public Records) $40,698 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,718 · +39.7% YoY. Source: county tax records.