1863 S Barton Dr S · Augusta-Richmond County consolidated government (balance), GA 30906

$214,900

4 bd · 2.0 ba · 1,460 sqft · SingleFamily public records · 4 Days on market

Built 1994 0.29 ac lot Est $201k · 7% over

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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 +16.9/30.0
• DSCR +5.3/10.0
• ARV discount +4.5/15.0
• 1% rule +3.5/10.0
• 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

Welcome home to this well maintained brick ranch offering comfort, style, and comfortable outdoor living. Situated on a well-kept lot with a fenced backyard, this property features a built-in carport, additional front parking pad, and two outbuildings perfect for extra storage, workshop space, or hobbies. Inside, you'll find a spacious great room with a vaulted ceiling and a stunning floor-to-ceiling stone fireplace that serves as the focal point of the home. Vinyl plank flooring flows throughout the main living areas, complemented by ceramic tile in the kitchen and bathrooms. The large eat-in kitchen offers a breakfast area, French doors, and plenty of space for gathering and entertaining.

Key facts

• Built-in carport
• Two outbuildings
• Ceramic tile

Tags

• FENCED BACKYARD
• BUILT-IN CARPORT
• ADDITIONAL FRONT PARKING PAD
• TWO OUTBUILDINGS
• VINYL PLANK FLOORING
• CERAMIC TILE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $142 ($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 $183k (14.8% below list).
• Recommended offer: $183k (14.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 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: Gracewood Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 512 students, 98% FRL); Pine Hill Middle School (math 5% / reading 19%, grade F, #417 of 470 statewide, top 90%, 582 students, 98% FRL); Cross Creek High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 1,133 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 soft (-0.2%/yr); 369 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $1,831/mo this rent would consume 48% of the median local household income ($46k/yr) (locally 3363% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $183,095 (14.8% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.85% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.84%
• DSCR: 1.13
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $201,480
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2007 Barton Ct	0.11mi	3/2.0 (-1)	1,447 (-1%)	12mo	$200,000	$138	78
1904 Pine Hollow Dr	0.28mi	3/2.0 (-1)	1,468 (+0%)	6mo	$203,000	$138	76
1839 S Barton Dr	0.20mi	3/2.0 (-1)	1,556 (+7%)	7mo	$220,000	$141	69
2016 Barton Ct	0.18mi	4/2.0	1,665 (+14%)	2mo	$159,100	$96	66
1828 N Barton Dr	0.23mi	3/2.0 (-1)	1,596 (+9%)	12mo	$210,000	$132	59

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-31,198
• Equity at exit: $32,042

10-year hold

• IRR: -11.6%
• Equity multiple: 0.39×
• Total profit: $-36,559
• Equity at exit: $18,581

Cash invested: $60,172 (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: 369
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,831 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$87 /mo · $1,050/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $142

Break-even live

Break-even rent $1,651

Max offer price $214,900

Occupancy floor 87%

Sensitivity live

Price	-10% $264	-5% $203	+0% $142	+5% $82	+10% $21
Rent	-10% $-2	-5% $70	+0% $142	+5% $215	+10% $287
Rate	-1.0pp $251	-0.5pp $197	base $142	+0.5pp $87	+1.0pp $30

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1239 Longpoint Dr Augusta, GA	3.0	2.0	1288	$1,600	$1.24	25d	1	0.93mi
1239 Longpoint Dr Augusta, GA	3.0	2.0	1288	$1,675	$1.30	45d	1	0.93mi
1414 Kingsman Dr Augusta, GA	2.0–3.0	2.0	1178	$2,085	$1.77	15d	8	1.06mi
3431 Winesap Way Augusta, GA	3.0	1.5	1188	$1,100	$0.93	45d	1	1.34mi
1613 Apple Valley Dr Augusta, GA	5.0	2.0	1850	$2,200	$1.19	45d	1	1.47mi

Listing history 6 events

1. 2026-06-21
   days on market $214,900 Active 4 DOM
2. 2026-06-17
   days on marketlisting id $214,900 Active 1 DOM
3. 2026-06-16
   days on market $214,900 Active 5 DOM
4. 2026-06-15
   days on market $214,900 Active 4 DOM
5. 2026-06-14
   remarks 699-char remark
6. 2026-06-14
   listed $214,900 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: $1,050 · $87/mo
• Projected year-2 tax: $1,977 · $165/mo
• Expected delta: +$927/yr (+$77/mo · 88.3%)

ⓘ 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 ≥107°F today · 16 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: $21,971
• − Mortgage interest: −$12,038
• − Property taxes: −$1,050
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,758
• − Management: −$1,758
• − Depreciation: −$6,252
• Taxable loss: −$1,958
• Est. tax savings @ 24.0%: +$470
• After-tax cash flow: $2,179/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

1 event — show timeline

• 2026-06-11 Listed $214,900 Hive MLS

Property tax history

-2.5%/yr

Latest (2025): $1,050 · +11.6% YoY. Source: county tax records.