615 Sea Isle Dr · Augusta-Richmond County consolidated government (balance), GA 30901

$113,900

3 bd · 1.5 ba · 980 sqft · SingleFamily public records · 38 Days on market

Built 1966 0.28 ac lot $116/sqft · 12% above area Est $101k · 12% over

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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 +19.6/30.0
• Appreciation +9.1/10.0
• DSCR +6.2/10.0
• 1% rule +4.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +1.9/15.0
• Schools +1.3/10.0

Listing remarks

Easy financing, and affordable payments, 3 bedroom brick home, 1.5 baths. Carpet and Tile.

Key facts

• 0.28 acre lot
• Garage
• Built 1966

Property features AI

Finance

• HOA & community: Street lights in the community

Exterior

• Parking: Attached garage; Carport (1 space)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Brick construction; Composition roof; Slab foundation; Built as residential single family
• Exterior features: Fenced yard; Patio/porch — see remarks

Interior

• Kitchen: Range
• Bedrooms: 5 total rooms (count includes all rooms)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Eat-in kitchen; See remarks
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $114k.

Deal economics

• At list price, monthly cash flow is $131 ($2k/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 $112k (1.5% below list).
• Recommended offer: $110k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 2% at this address vs 16% district-wide (-14 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.3%/yr); 129 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($787 loan paydown + $9k appreciation (8.2% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 0.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($110k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $110,483 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.98% ✗
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.5

CMA / ARV

• ARV (median comp): $101,272
• List price: $113,900
• Delta: 12.47%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
608 Albany Ave	0.18mi	3/1.5	900 (-8%)	9mo	$120,000	$133	71
1319 Solomon Pl	0.19mi	3/1.0	936 (-4%)	13mo	$101,833	$109	71
395 Azalea Ave	0.23mi	3/1.0	1,040 (+6%)	15mo	$40,000	$38	65
109 E E Walker St	0.47mi	3/1.5	1,100 (+12%)	1mo	$50,000	$45	57
1312 Wallace St	0.25mi	3/1.5	1,092 (+11%)	21mo	$70,000	$64	52
222 E Hale St	0.37mi	3/1.0	864 (-12%)	16mo	$84,000	$97	48
119 Telfair St	0.71mi	2/1.0 (-1)	968 (-1%)	13mo	$45,000	$46	47
832 Strother Dr	0.37mi	3/1.0	864 (-12%)	19mo	$95,000	$110	45
121 E Hall St	0.49mi	3/1.0	864 (-12%)	20mo	$64,000	$74	38
821 1st St	0.74mi	2/1.0 (-1)	909 (-7%)	17mo	$75,500	$83	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 22.9%
• Equity multiple: 2.67×
• Total profit: $53,286
• Equity at exit: $87,933

10-year hold

• IRR: 20.0%
• Equity multiple: 5.47×
• Total profit: $142,439
• Equity at exit: $175,900

Cash invested: $31,892 (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 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 129
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,121 high
• Mortgage (P&I): −$597
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $131

Break-even live

Break-even rent $956

Max offer price $113,900

Occupancy floor 83%

Sensitivity live

Price	-10% $195	-5% $163	+0% $131	+5% $99	+10% $66
Rent	-10% $42	-5% $87	+0% $131	+5% $175	+10% $220
Rate	-1.0pp $188	-0.5pp $160	base $131	+0.5pp $101	+1.0pp $71

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: $28,475
• Closing costs: $3,417
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 E Boundary Augusta, GA	2.0	1.0	950	$850	$0.89	44d	1	0.54mi
821 Forsythe St Augusta, GA	2.0	1.0	754	$895	$1.19	14d	1	0.80mi
134 Broad St Augusta, GA	2.0	1.0	1100	$1,150	$1.05	44d	1	0.87mi
204 Ellis St Augusta, GA	2.0	1.0	1029	$1,350	$1.31	14d	1	0.87mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	24d	1	0.89mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	44d	1	0.89mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	44d	1	0.98mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	24d	1	0.98mi
320 3rd St Augusta, GA	2.0	1.0	1117	$1,200	$1.07	44d	1	0.99mi
112 3rd St Apt F Augusta, GA	2.0	1.0	754	$990	$1.31	14d	1	1.04mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	24d	1	1.05mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	44d	1	1.05mi
410 4th St Unit A Augusta, GA	2.0	1.5	925	$985	$1.06	24d	1	1.10mi

Listing history 17 events

1. 2026-06-18
   days on market $113,900 Active 38 DOM
2. 2026-06-17
   days on market $113,900 Active 37 DOM
3. 2026-06-16
   days on market $113,900 Active 36 DOM
4. 2026-06-15
   days on market $113,900 Active 35 DOM
5. 2026-06-14
   days on market $113,900 Active 33 DOM
6. 2026-06-10
   days on market $113,900 Active 30 DOM
7. 2026-06-09
   days on market $113,900 Active 29 DOM
8. 2026-06-08
   days on market $113,900 Active 28 DOM
9. 2026-06-07
   days on market $113,900 Active 27 DOM
10. 2026-06-03
    days on market $113,900 Active 23 DOM
11. 2026-06-02
    days on market $113,900 Active 22 DOM
12. 2026-06-01
    days on market $113,900 Active 21 DOM
13. 2026-05-31
    days on market $113,900 Active 20 DOM
14. 2026-05-30
    days on market $113,900 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-03-08
    listed $113,900 Active
17. 2026-03-08
    listed $113,900 Active 90-char remark

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $1,323 · $110/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,458
• − Mortgage interest: −$6,380
• − Property taxes: −$1,323
• − Insurance: −$570
• − Repairs & maintenance: −$1,077
• − Management: −$1,077
• − Depreciation: −$3,313
• Taxable loss: −$282
• Est. tax savings @ 24.0%: +$68
• After-tax cash flow: $1,639/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): 16,484
• Household income: $25,163
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 2063.0

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: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 8.18%
• Current HPI: 206.3145
• Rent YoY: ▼ -1.31%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-08 Listed $113,900 Hive MLS
• 2026-03-08 Listed $113,900 Hive MLS

Property tax history

+11.6%/yr

Latest (2025): $1,323 · +0.9% YoY. Source: county tax records.