419 Fairhope St · Augusta-Richmond County consolidated government (balance), GA 30901

$169,900

2 bd · 1.0 ba · 1,155 sqft · SingleFamily public records

Built 1952 9,148 sqft lot

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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).

• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Cash flow +7.4/30.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• DSCR +1.5/10.0
• 1% rule +1.3/10.0
• Schools +1.3/10.0

Listing remarks

Fully Renovated | Modern Finishes | Move-In Ready | Cul-de-Sac Lot Welcome to a completely reimagined home where everything has already been done for you. This beautifully updated 3-bedroom, 2-bath property blends modern design with comfort, offering a clean, fresh, and move-in-ready experience from the moment you walk in. Inside, you'll find a bright and open feel with updated flooring, fresh paint, and a thoughtfully designed layout. The kitchen features new cabinetry, updated countertops, and modern appliances, (disposal, dishwasher. .. ) creating a stylish and functional space for everyday living. Both bathrooms have been upgraded with contemporary finishes, including a sleek double va

Key facts

• 9,148 sq ft lot
• Built 1952

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $131k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $107k (37.2% below list).
• Recommended offer: $107k (37.2% below list) — sets the bar for 1% rule.

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: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 students, 98% FRL); Laney High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 684 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 4% at this address vs 16% district-wide (-12 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); 131 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).
• At $1,068/mo this rent would consume 51% of the median local household income ($25k/yr) (locally 2063% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k 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.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $106,764 (37.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — 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. 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: 0.63% ✗
• Cap rate: 4.72%
• Cash-on-cash: -5.61%
• DSCR: 0.75
• GRM: 13.3

CMA / ARV

• ARV (on-the-fly): $99,330
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
419 Fairhope St	0.00mi	3/2.0 (+1)	1,155 (0%)	1mo	$168,000	$145	90
301 E View Dr	0.35mi	3/1.5 (+1)	1,260 (+9%)	1mo	$45,000	$36	60
637 Sea Isle Dr	0.46mi	3/1.5 (+1)	1,224 (+6%)	9mo	$105,000	$86	54
615 Aiken St	0.51mi	3/1.5 (+1)	1,300 (+13%)	2mo	$144,000	$111	46
526 Laney Walker Blvd	0.71mi	3/2.0 (+1)	1,160 (+0%)	17mo	$58,900	$51	43
415 Aiken St	0.62mi	3/1.5 (+1)	1,260 (+9%)	10mo	$150,400	$119	41
395 Azalea Ave	0.56mi	3/1.0 (+1)	1,040 (-10%)	15mo	$40,000	$38	40
1312 Wallace St	0.73mi	3/1.5 (+1)	1,092 (-6%)	21mo	$70,000	$64	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: 15.4%
• Equity multiple: 2.15×
• Total profit: $54,618
• Equity at exit: $131,167

10-year hold

• IRR: 14.5%
• Equity multiple: 4.43×
• Total profit: $163,239
• Equity at exit: $262,383

Cash invested: $47,572 (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: 131
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $1,068 high
• Mortgage (P&I): −$891
• Tax from tax record: −$104 /mo · $1,247/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $-222

Break-even live

Break-even rent $1,349

Max offer price $130,639

Occupancy floor —

Sensitivity live

Price	-10% $-126	-5% $-174	+0% $-222	+5% $-270	+10% $-318
Rent	-10% $-307	-5% $-264	+0% $-222	+5% $-180	+10% $-138
Rate	-1.0pp $-137	-0.5pp $-179	base $-222	+0.5pp $-266	+1.0pp $-311

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 E View Dr Augusta, GA	3.0	1.5	1260	$1,300	$1.03	25d	1	0.51mi
106 Tybee Ct Augusta, GA	3.0–4.0	2.0	1336	$1,071	$0.80	45d	4	0.64mi
420 E Boundary Augusta, GA	2.0	1.0	950	$850	$0.89	45d	1	0.67mi
106 Ellis St Augusta, GA	1.0	1.0	850	$975	$1.15	45d	1	0.87mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	25d	1	0.94mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	45d	1	0.94mi
133 Broad St Unit B Augusta, GA	1.0	1.0	1000	$800	$0.80	45d	1	0.94mi
134 Broad St Augusta, GA	2.0	1.0	1100	$1,150	$1.05	45d	1	0.94mi
136 Broad St Augusta, GA	2.0	1.0	1200	$1,100	$0.92	45d	1	0.95mi
204 Ellis St Augusta, GA	2.0	1.0	1029	$1,350	$1.31	15d	1	0.98mi
211 Broad St Augusta, GA	3.0	2.0	1200	$1,350	$1.12	45d	1	0.99mi
239 Greene St Augusta, GA	1.0	1.0	700	$825	$1.18	45d	1	1.05mi
239 Greene St Unit A-3 Augusta, GA	1.0	1.0	700	$800	$1.14	25d	1	1.05mi
240 Ellis St Unit B Augusta, GA	1.0	1.0	800	$925	$1.16	25d	1	1.10mi
112 3rd St Apt F Augusta, GA	2.0	1.0	754	$990	$1.31	15d	1	1.11mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	25d	1	1.11mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	45d	1	1.11mi
110 3rd St Unit A Augusta, GA	1.0	1.0	906	$760	$0.84	45d	1	1.11mi
110 3rd St Unit A Augusta, GA	1.0	1.0	906	$760	$0.84	25d	1	1.11mi
320 3rd St Augusta, GA	2.0	1.0	1117	$1,200	$1.07	45d	1	1.13mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	45d	1	1.19mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	25d	1	1.19mi
821 Forsythe St Augusta, GA	2.0	1.0	754	$895	$1.19	15d	1	1.20mi
410 4th St Unit A Augusta, GA	2.0	1.5	925	$985	$1.06	25d	1	1.27mi

Listing history 5 events

1. 2026-04-09
   status Pending
2. 2026-04-09
   historical
3. 2026-04-09
   historical
4. 2026-04-06
   listed $169,900 Active
5. 2026-04-06
   listed $169,900

ⓘ 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: $1,247 · $104/mo
• Projected year-2 tax: $1,563 · $130/mo
• Expected delta: +$316/yr (+$26/mo · 25.3%)

ⓘ 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 69% 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: $12,812
• − Mortgage interest: −$9,517
• − Property taxes: −$1,247
• − Insurance: −$850
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$4,943
• Taxable loss: −$5,794
• Est. tax savings @ 24.0%: +$1,391
• After-tax cash flow: $-1,276/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

5 events — show timeline

• 2026-04-09 Pending — Hive MLS
• 2026-04-09 Listing Removed — Hive MLS
• 2026-04-09 Listing Removed — Hive MLS
• 2026-04-06 Listed $169,900 Hive MLS
• 2026-04-06 Listed $169,900 Hive MLS

Property tax history

+5.2%/yr

Latest (2025): $1,247 · +54.2% YoY. Source: county tax records.