3415 Cauthen Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$140,000

2 bd · 1.5 ba · 1,275 sqft · SingleFamily public records

Built 1970 0.37 ac lot Est $144k · at est.

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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).

• Cash flow +21.0/30.0
• ARV discount +8.8/15.0
• DSCR +6.7/10.0
• 1% rule +4.6/10.0
• 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

Exciting Investment Opportunity! Don't miss this four-bedroom, one-and-a-half-bath home with tons of potential. Situated on a cul-de-sac, it features a spacious, fenced backyard, vinyl windows, is on a crawlspace, and has a floor plan perfect for creative updates. Whether you're an investor or a savvy buyer looking for a project, this property offers solid upside—especially with a strong comparable sale just around the corner at 3432 Kensington Dr. Please note: use caution on the non-permanent steps from the dining area to the fourth bedroom.

Key facts

• 0.37 acre lot
• Built 1970

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $197 ($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 $134k (4.4% below list).
• Recommended offer: $134k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 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: Glenn Hills Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 393 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 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 (-0.2%/yr); 364 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $968 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $85k; list at $140k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $133,850 (4.4% below list)

Questions for the listing agent

1. Built in 1970 — 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. 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?
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: 0.96% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.02%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $144,075
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3426 S Kensington Dr	0.22mi	3/1.5 (+1)	1,326 (+4%)	2mo	$89,000	$67	77
2505 Blackstone St	0.19mi	3/1.5 (+1)	1,250 (-2%)	8mo	$140,000	$112	76
3412 S Kensington Dr	0.17mi	3/2.0 (+1)	1,225 (-4%)	8mo	$130,000	$106	71
3308 Blanchard Rd	0.43mi	3/2.0 (+1)	1,290 (+1%)	1mo	$171,900	$133	70
2528 Georgetown Dr	0.29mi	3/1.5 (+1)	1,325 (+4%)	6mo	$150,000	$113	70
2504 Hastings Dr	0.29mi	3/2.0 (+1)	1,215 (-5%)	2mo	$160,000	$132	70
3411 Webster Rd	0.21mi	3/2.0 (+1)	1,352 (+6%)	7mo	$141,400	$105	67
3509 Kindling Dr	0.32mi	3/2.0 (+1)	1,228 (-4%)	8mo	$152,000	$124	65
3528 Kindling Dr	0.36mi	3/2.0 (+1)	1,228 (-4%)	9mo	$150,000	$122	62
2538 E Kensington Dr	0.11mi	3/1.5 (+1)	1,456 (+14%)	8mo	$210,500	$145	59
3620 Columbine Dr	0.73mi	3/1.5 (+1)	1,300 (+2%)	11mo	$139,000	$107	48
3528 Spring Glen Lane Ln	0.72mi	3/2.0 (+1)	1,431 (+12%)	14mo	$140,000	$98	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: -10.2%
• Equity multiple: 0.64×
• Total profit: $-14,129
• Equity at exit: $20,874

10-year hold

• IRR: -5.1%
• Equity multiple: 0.71×
• Total profit: $-11,520
• Equity at exit: $12,105

Cash invested: $39,200 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,338 high
• Mortgage (P&I): −$734
• Tax from tax record: −$68 /mo · $819/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $197

Break-even live

Break-even rent $1,090

Max offer price $140,000

Occupancy floor 80%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3412 Kensington Dr N Augusta, GA	3.0	2.0	1225	$1,350	$1.10	23d	1	0.18mi
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$816	$0.76	23d	6	0.32mi
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	23d	1	0.33mi
2707 Gardenbrook Ct Augusta, GA	3.0	2.0	1728	$1,606	$0.93	43d	1	0.80mi
3613 Alene Cir Augusta, GA	3.0	2.0	1260	$1,325	$1.05	13d	1	0.82mi
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	43d	1	0.86mi
2708 Blossom Dr Unit B Augusta, GA	2.0	1.5	896	$950	$1.06	43d	1	1.00mi
2612 Lumpkin Rd Augusta, GA	3.0	1.5	1614	$1,450	$0.90	43d	1	1.03mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	43d	1	1.11mi
2830 Lumpkin Rd Unit A Augusta, GA	3.0	1.5	1000	$900	$0.90	23d	1	1.15mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	43d	1	1.18mi
2631 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,430	$1.02	13d	1	1.31mi
2524 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,700	$1.21	43d	1	1.38mi
2609 Dublin Dr Augusta, GA	3.0	2.0	1400	$1,395	$1.00	13d	1	1.39mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	43d	1	1.43mi

Listing history 15 events

1. 2026-02-09
   status Pending
2. 2026-02-09
   historical
3. 2026-02-09
   historical
4. 2026-02-06
   price $140,000
5. 2026-01-12
   price $150,000
6. 2025-12-22
   price $155,000
7. 2025-11-13
   listed $160,000 Active
8. 2025-11-13
   listed $140,000
9. 2025-07-29
   soldstatus $85,000
10. 2025-06-30
    soldstatus $85,000 555-char remark

    Show marketing remark (555 chars)

    Exciting Investment Opportunity! Don't miss this four-bedroom, one-and-a-half-bath home with tons of potential. Situated on a cul-de-sac, it features a spacious, fenced backyard, vinyl windows, is on a crawlspace, and has a floor plan perfect for creative updates. Whether you're an investor or a savvy buyer looking for a project, this property offers solid upside—especially with a strong comparable sale just around the corner at 3432 Kensington Dr. Please note: use caution on the non-permanent steps from the dining area to the fourth bedroom.

11. 2025-06-30
    soldstatus $85,000

    Show marketing remark (555 chars)

    Exciting Investment Opportunity! Don't miss this four-bedroom, one-and-a-half-bath home with tons of potential. Situated on a cul-de-sac, it features a spacious, fenced backyard, vinyl windows, is on a crawlspace, and has a floor plan perfect for creative updates. Whether you're an investor or a savvy buyer looking for a project, this property offers solid upside—especially with a strong comparable sale just around the corner at 3432 Kensington Dr. Please note: use caution on the non-permanent steps from the dining area to the fourth bedroom.

12. 2025-06-05
    soldstatus $76,000
13. 2025-05-14
    listed $89,500 555-char remark

    Show marketing remark (555 chars)

    Exciting Investment Opportunity! Don't miss this four-bedroom, one-and-a-half-bath home with tons of potential. Situated on a cul-de-sac, it features a spacious, fenced backyard, vinyl windows, is on a crawlspace, and has a floor plan perfect for creative updates. Whether you're an investor or a savvy buyer looking for a project, this property offers solid upside—especially with a strong comparable sale just around the corner at 3432 Kensington Dr. Please note: use caution on the non-permanent steps from the dining area to the fourth bedroom.

14. 2025-05-14
    listed $89,500

    Show marketing remark (555 chars)

    Exciting Investment Opportunity! Don't miss this four-bedroom, one-and-a-half-bath home with tons of potential. Situated on a cul-de-sac, it features a spacious, fenced backyard, vinyl windows, is on a crawlspace, and has a floor plan perfect for creative updates. Whether you're an investor or a savvy buyer looking for a project, this property offers solid upside—especially with a strong comparable sale just around the corner at 3432 Kensington Dr. Please note: use caution on the non-permanent steps from the dining area to the fourth bedroom.

15. 1976-03-01
    soldstatus $18,000

ⓘ 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: $819 · $68/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: +$469/yr (+$39/mo · 57.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $16,062
• − Mortgage interest: −$7,842
• − Property taxes: −$819
• − Insurance: −$700
• − Repairs & maintenance: −$1,285
• − Management: −$1,285
• − Depreciation: −$4,073
• Taxable income: $58
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,346/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

+677.8% since first listed

15 events — show timeline

• 2026-02-09 Pending — Hive MLS
• 2026-02-09 Listing Removed — Hive MLS
• 2026-02-09 Listing Removed — Hive MLS
• 2026-02-06 Price Changed $140,000 Hive MLS
• 2026-01-12 Price Changed $150,000 Hive MLS
• 2025-12-22 Price Changed $155,000 Hive MLS
• 2025-11-13 Listed $140,000 Hive MLS
• 2025-11-13 Listed $160,000 Hive MLS
• 2025-07-29 Sold (Public Records) $85,000 Public Records
• 2025-06-30 Sold (MLS) $85,000 Hive MLS
• 2025-06-30 Sold (MLS) $85,000 Hive MLS
• 2025-06-05 Sold (Public Records) $76,000 Public Records
• 2025-05-14 Listed $89,500 Hive MLS
• 2025-05-14 Listed $89,500 Hive MLS
• 1976-03-01 Sold (Public Records) $18,000 Public Records

Property tax history

-0.8%/yr

Latest (2025): $819 · +19.2% YoY. Source: county tax records.