2918 Abelia Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$130,000

3 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 7 Days on market

Built 1954 10,454 sqft lot Est $156k · 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 +21.6/30.0
• ARV discount +14.9/15.0
• DSCR +6.9/10.0
• 1% rule +5.3/10.0
• 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

REDUCED TO HALF OF ITS ORIGINAL LIST PRICE! 4 BR, 1 BA WITH SCREENED-IN PORCH, FENCED BACKYARD & ABOVE GROUND POOL. NEEDS SOME WORK. POTENTIAL RENTAL PROPERTY. HVAC IS ONLY 5 YEARS OLD. BRING OFFERS, THIS PLACE HOLDS MANY POSSIBILITIES.

Key facts

• Recent updates
• Major improvements
• Move in ready

Tags

• MOVE IN READY
• RECENT UPDATES
• FUNCTIONAL FLOOR PLAN
• MAJOR IMPROVEMENTS
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Concrete parking pad
• Security: Security system
• Utilities: Public water; Public sewer; Cable available; Water and sewer available
• Home design: Single-family residence; One story; Entry level: 1; Residential zoning (R)
• Construction: Vinyl siding; Built on slab foundation; Construction details: See remarks
• Exterior features: Screened rear porch; Fenced yard; Composition roof; Has a view; Paved road access

Interior

• Kitchen: Appliances not specifically listed beyond water heater
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Vinyl; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric forced-air heating
• Interior features: Built-in features; Window coverings; Electric water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $198 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.1% 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.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 76% 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 35% of the median local income ($46k/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 $899 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 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 $14k; list at $130k implies a 829% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $130,000

Questions for the listing agent

1. Built in 1954 — 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: 1.03% ✓
• Cap rate: 8.12%
• Cash-on-cash: 6.52%
• DSCR: 1.29
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3115 Bell Dr	0.39mi	3/2.0	1,272 (-2%)	12mo	$189,000	$149	65
3224 Kevin Dr	0.61mi	3/1.5	1,301 (+0%)	9mo	$140,000	$108	62
3219 Young Forest Dr	0.53mi	3/2.0	1,340 (+3%)	5mo	$105,000	$78	61
2524 Elderberry Dr	0.41mi	3/1.0	1,200 (-7%)	9mo	$129,900	$108	61
3231 Kevin Dr	0.66mi	3/2.0	1,300 (+0%)	6mo	$165,000	$127	60
3209 E Gerald Dr	0.51mi	3/2.0	1,221 (-6%)	4mo	$138,700	$114	59
3205 E Gerald Dr	0.49mi	3/2.0	1,361 (+5%)	10mo	$175,000	$129	56
2019 Dunham Ct	0.67mi	3/1.0	1,200 (-7%)	1mo	$104,900	$87	56
1804 Castleton Ct	0.24mi	4/1.5 (+1)	1,471 (+14%)	8mo	$177,000	$120	53
3207 E Gerald Dr	0.50mi	3/2.0	1,152 (-11%)	3mo	$179,000	$155	52
2707 Smith Dr	0.61mi	3/2.0	1,243 (-4%)	11mo	$176,000	$142	52
1907 Virginia Ave	0.75mi	3/2.0	1,133 (-13%)	11mo	$128,900	$114	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.66×
• Total profit: $-12,386
• Equity at exit: $19,383

10-year hold

• IRR: -4.7%
• Equity multiple: 0.73×
• Total profit: $-9,725
• Equity at exit: $11,240

Cash invested: $36,400 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$682
• Tax from tax record: −$123 /mo · $1,478/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $198

Break-even live

Break-even rent $1,087

Max offer price $130,000

Occupancy floor 80%

Sensitivity live

Price	-10% $271	-5% $235	+0% $198	+5% $161	+10% $124
Rent	-10% $92	-5% $145	+0% $198	+5% $251	+10% $304
Rate	-1.0pp $263	-0.5pp $231	base $198	+0.5pp $164	+1.0pp $130

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	44d	1	0.07mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	24d	1	0.12mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	44d	1	0.12mi
2021 Fernwood Cir Augusta, GA	4.0	2.0	1593	$1,525	$0.96	44d	1	0.44mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	44d	1	0.47mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	24d	1	0.47mi
1915 Dianne Dr Augusta, GA	3.0	1.0	1196	$1,236	$1.03	44d	1	0.76mi
1916 Preston Dr Augusta, GA	3.0	1.5	1134	$1,055	$0.93	44d	1	0.88mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	22d	6	0.93mi
2484 Coleman Ave Augusta, GA	4.0	1.0	1662	$1,000	$0.60	44d	1	0.99mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	44d	1	1.06mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	45d	1	1.12mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.12mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	1.25mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	44d	3	1.28mi
3431 Winesap Way Augusta, GA	3.0	1.5	1188	$1,100	$0.93	44d	1	1.32mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	24d	1	1.34mi

Listing history 6 events

1. 2026-06-18
   days on market $130,000 Active 7 DOM
2. 2026-06-17
   days on market $130,000 Active 6 DOM
3. 2026-06-16
   days on market $130,000 Active 5 DOM
4. 2026-06-15
   days on market $130,000 Active 4 DOM
5. 2026-06-14
   remarks 590-char remark
6. 2026-06-14
   listed $130,000 Active 2 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: $1,478 · $123/mo
• Projected year-2 tax: $1,478 · $123/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,055
• − Mortgage interest: −$7,282
• − Property taxes: −$1,478
• − Insurance: −$650
• − Repairs & maintenance: −$1,284
• − Management: −$1,284
• − Depreciation: −$3,782
• Taxable income: $294
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,304/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

+766.7% since first listed

9 events — show timeline

• 2026-06-11 Listed $130,000 Hive MLS
• 2025-04-12 Rental Removed $1,425 AUGUSTAMLS
• 2025-03-31 Listed for Rent $1,425 AUGUSTAMLS
• 2012-10-12 Sold (MLS) $14,000 Hive MLS
• 2012-10-12 Sold (MLS) $14,000 Hive MLS
• 2012-10-12 Sold (MLS) $14,000 AMLS
• 2012-05-24 Listed $15,000 Hive MLS
• 2012-05-24 Listed $15,000 Hive MLS
• 2012-05-24 Listed $15,000 AMLS

Property tax history

+6.6%/yr

Latest (2025): $1,478 · +20.4% YoY. Source: county tax records.