2846 Walton Way #22 · Augusta-Richmond County consolidated government (balance), GA 30909

$120,000

3 bd · 2.5 ba · 1,152 sqft · SingleFamily public records · 5 Days on market

Built 1977 3,920 sqft lot Est $173k · 31% under $225/mo HOA · 16% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• 1% rule +6.6/10.0
• DSCR +4.4/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

ADORABLE 3BR/2.5BA CONDO ON WALTON WAY IN GEORGETOWN CONDOMINIUMS. VERY COZY! FACES BEAUTIFULLY LANDSCAPED COMMON AREA.

Key facts

• $225 HOA
• Built 1977
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $27 ($323/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 6.6% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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: Lake Forest Hills Elementary School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 514 students, 98% FRL); Tutt Middle School (math 7% / reading 21%, grade F, #405 of 470 statewide, top 86%, 476 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 flat; 306 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 21y 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 $78k; list at $120k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 1.16% ✓
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $172,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2823 Walters Ct	0.57mi	3/2.0	1,100 (-4%)	6mo	$165,000	$150	59
2816 Royal St	0.39mi	3/1.5	1,022 (-11%)	4mo	$165,000	$161	56
2629 Oakland Ave	0.52mi	2/1.0 (-1)	1,148 (-0%)	10mo	$158,300	$138	56
3027 Wrightsboro Rd	0.64mi	3/1.0	1,112 (-4%)	4mo	$225,000	$202	55
531 Boy Scout Rd	0.61mi	2/2.0 (-1)	1,096 (-5%)	3mo	$65,000	$59	54
2713 Hazel St	0.46mi	3/2.0	1,020 (-12%)	7mo	$165,000	$162	52
4002 Hidden Haven Ct	0.48mi	2/2.0 (-1)	1,058 (-8%)	9mo	$220,900	$209	49
2913 Wheeler Rd	0.56mi	3/1.0	1,200 (+4%)	16mo	$175,000	$146	48
2708 Hazel St	0.44mi	3/2.0	1,314 (+14%)	18mo	$195,000	$148	39
2611 Hazel St	0.64mi	2/1.0 (-1)	1,024 (-11%)	4mo	$90,000	$88	37
2644 Raymond Ave	0.70mi	2/1.0 (-1)	1,303 (+13%)	2mo	$205,000	$157	33
3134 Switzer Drive Dr	0.71mi	3/1.5	1,299 (+13%)	13mo	$185,000	$142	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 · 0.48% rent growth · sell at horizon

5-year hold

• IRR: -18.3%
• Equity multiple: 0.37×
• Total profit: $-21,004
• Equity at exit: $17,892

10-year hold

• IRR: -18.6%
• Equity multiple: 0.14×
• Total profit: $-28,826
• 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 30909

• Home prices YoY: -32.2%
• Rents YoY: 0.5%
• Active inventory: 306
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,393 high
• Mortgage (P&I): −$629
• Tax from tax record: −$169 /mo · $2,027/yr
• Insurance: −$50
• HOA: −$225
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $27

Break-even live

Break-even rent $1,358

Max offer price $120,000

Occupancy floor 93%

Sensitivity live

Price	-10% $95	-5% $61	+0% $27	+5% $-7	+10% $-41
Rent	-10% $-83	-5% $-28	+0% $27	+5% $82	+10% $137
Rate	-1.0pp $87	-0.5pp $57	base $27	+0.5pp $-4	+1.0pp $-36

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 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2846 Walton Way #7 Augusta, GA	3.0	2.5	1260	$1,425	$1.13	25d	1	0.04mi
2846 Walton Way #11 Augusta, GA	2.0	2.0	1068	$1,200	$1.12	45d	1	0.04mi
2701 Oakland Ave Augusta, GA	2.0	1.5	1150	$1,895	$1.65	25d	1	0.38mi
2812 Joy Rd Augusta, GA	2.0	1.5	1010	$1,100	$1.09	45d	5	0.70mi
2476 McDowell St Augusta, GA	2.0	1.5	1000	$2,500	$2.50	16d	1	0.81mi
1549 Craig St Unit 00 1559 Augusta, GA	3.0	3.0	1359	$1,600	$1.18	45d	1	0.89mi
1530 Whitney St Unit A Augusta, GA	2.0	1.0	960	$925	$0.96	45d	1	0.99mi
2224 Queens Way Augusta, GA	2.0	1.0	1239	$995	$0.80	45d	1	1.14mi
1526 Heath St Augusta, GA	2.0	1.0	900	$1,250	$1.39	45d	1	1.21mi
1545 Heath St Augusta, GA	2.0	1.0	832	$650	$0.78	46d	1	1.26mi
1545 Heath St Unit B Augusta, GA	2.0	1.0	832	$650	$0.78	45d	1	1.26mi
3122 Damascus Rd Augusta, GA	1.0–3.0	1.0–2.0	915	$1,650	$1.80	16d	16	1.28mi
3220 Summerchase Cir Augusta, GA	3.0	2.5	1466	$1,550	$1.06	45d	1	1.28mi
3220 Summerchase Cir Augusta, GA	3.0	2.5	1466	$1,550	$1.06	25d	1	1.28mi
2511 Cascade Dr Augusta, GA	2.0	1.0	891	$1,000	$1.12	16d	2	1.31mi
3208 Summerchase Cir Augusta, GA	3.0	2.0	1470	$1,450	$0.99	16d	1	1.32mi
1700 Valley Park Ct Augusta, GA	1.0–3.0	1.0–2.0	957	$1,350	$1.41	45d	7	1.41mi
1700 Valley Park Ct Augusta, GA	1.0–3.0	1.0–2.0	957	$1,350	$1.41	25d	1	1.41mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	25d	1	1.42mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	25d	1	1.43mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	25d	1	1.43mi
2595 Kelly St Unit A1 Augusta, GA	2.0	1.0	1000	$900	$0.90	25d	1	1.44mi
2595 Kelly St Unit 1E Augusta, GA	2.0	1.5	1000	$900	$0.90	25d	1	1.44mi
2144 Kelly St Augusta, GA	3.0	1.5	1100	$1,425	$1.30	45d	1	1.45mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	45d	1	1.50mi

HOA detail

• Monthly dues: $225 · $2,700/yr

Listing history 6 events

1. 2026-06-17
   status $120,000 Pending 5 DOM
2. 2026-06-17
   days on market $120,000 Active 5 DOM
3. 2026-06-16
   days on market $120,000 Active 4 DOM
4. 2026-06-15
   days on market $120,000 Active 3 DOM
5. 2026-06-14
   remarks 173-char remark
6. 2026-06-14
   listed $120,000 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: $2,027 · $169/mo
• Projected year-2 tax: $2,027 · $169/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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $16,711
• − Mortgage interest: −$6,722
• − Property taxes: −$2,027
• − Insurance: −$600
• − Repairs & maintenance: −$1,337
• − Management: −$1,337
• − HOA: −$2,700
• − Depreciation: −$3,491
• Taxable loss: −$1,503
• Est. tax savings @ 24.0%: +$361
• After-tax cash flow: $684/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): 46,501
• Household income: $71,364
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2113.0

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 0.65)
• Race & ethnicity: Black 44% White 39% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -133.14%
• Current HPI: 280.4587
• Rent YoY: ▲ 0.48%
• 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

+71.7% since first listed

8 events — show timeline

• 2026-06-12 Listed $120,000 Hive MLS
• 2011-05-25 Sold (Public Records) $78,000 Public Records
• 2007-03-12 Sold (Public Records) $81,000 Public Records
• 2005-07-14 Sold (Public Records) $65,000 Public Records
• 2005-06-30 Sold (MLS) $65,000 Hive MLS
• 2005-06-30 Sold (MLS) $65,000 Hive MLS
• 2005-04-12 Listed $69,900 Hive MLS
• 2005-04-12 Listed $69,900 Hive MLS

Property tax history

+4.3%/yr

Latest (2025): $2,027 · +15.8% YoY. Source: county tax records.