2021 Ellis St · Augusta-Richmond County consolidated government (balance), GA 30904

$145,000

4 bd · 1.5 ba · 1,348 sqft · SingleFamily public records · 30 Days on market

Built 1911 6,360 sqft lot $108/sqft · 44% above area Est $100k · 44% 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 +26.9/30.0
• DSCR +9.3/10.0
• 1% rule +6.6/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Turnkey investment opportunity in Augusta's urban core! 2021 Ellis Street is a recently renovated home that's already rented, offering immediate cash flow. Updates include modern finishes, fresh paint, and upgraded systems--making this a hassle-free addition to your portfolio. Located close to downtown, Augusta University, and the Medical District. A solid, low-maintenance property in a growing area! New roof on 1/2026, Section 8 inspection passed September 2025. Last remodeled August 2023, with LVP flooring, updated electrical, Washer/dryer connection, and window heating/air conditioning units.

Key facts

• Upgraded systems
• Modern finishes
• New roof

Tags

• RECENTLY RENOVATED HOME
• MODERN FINISHES
• UPGRADED SYSTEMS
• NEW ROOF
• WASHER DRYER CONNECTION

Property features AI

Finance

• Other: Located in the Lake Olmstead subdivision; Directions: Milledge Rd to Ellis St

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Lot approximately 0.14 acres (37 x 155)
• Exterior features: Composition roof

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Fireplace heating
• Interior features: 6 total rooms; Crawl space; no finished basement; Has heating

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $401 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.6% 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 rising fast (+4.3%/yr); 227 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 43% of the median local income ($47k/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 $1k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 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 $94k; list at $145k implies a 54% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1911 — 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: 1.16% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.86%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (median comp): $100,359
• List price: $145,000
• Delta: 44.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1924 Fenwick St	0.45mi	3/1.0 (-1)	1,320 (-2%)	4mo	$30,000	$23	66
114 Curry St	0.14mi	3/1.0 (-1)	1,248 (-7%)	10mo	$50,000	$40	66
2036 Ellis St	0.04mi	3/2.0 (-1)	1,189 (-12%)	9mo	$125,000	$105	64
326 Milledge Rd	0.34mi	3/2.0 (-1)	1,357 (+1%)	15mo	$179,500	$132	64
1991 Fenwick St	0.38mi	3/1.0 (-1)	1,387 (+3%)	10mo	$75,000	$54	62
1931 Telfair St	0.22mi	3/2.5 (-1)	1,472 (+9%)	9mo	$150,000	$102	58
1742 Walker St	0.54mi	3/2.0 (-1)	1,384 (+3%)	12mo	$95,000	$69	53
1962 Battle Row	0.27mi	3/1.5 (-1)	1,180 (-12%)	13mo	$148,000	$125	51
538 Hickman Rd	0.34mi	3/1.0 (-1)	1,160 (-14%)	10mo	$183,000	$158	46
1648 Hicks Street St	0.61mi	4/2.0	1,215 (-10%)	10mo	$155,000	$128	45
1804 Starnes St	0.62mi	3/1.0 (-1)	1,196 (-11%)	4mo	$65,000	$54	42
812 Russell St	0.68mi	3/2.0 (-1)	1,523 (+13%)	2mo	$292,500	$192	38

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $4,270
• Equity at exit: $21,620

10-year hold

• IRR: 13.4%
• Equity multiple: 2.13×
• Total profit: $45,917
• Equity at exit: $12,537

Cash invested: $40,600 (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 30904

• Rents YoY: 4.3%
• Active inventory: 227
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$760
• Tax from tax record: −$112 /mo · $1,341/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $401

Break-even live

Break-even rent $1,180

Max offer price $145,000

Occupancy floor 71%

Sensitivity live

Price	-10% $483	-5% $442	+0% $401	+5% $360	+10% $319
Rent	-10% $268	-5% $335	+0% $401	+5% $468	+10% $535
Rate	-1.0pp $474	-0.5pp $438	base $401	+0.5pp $364	+1.0pp $326

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1946 Greene St Augusta, GA	3.0	1.0	952	$1,350	$1.42	15d	1	0.16mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	44d	1	0.40mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	24d	1	0.40mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	45d	1	0.55mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,756	$2.61	15d	11	0.65mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,700	$1.25	24d	1	0.93mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,800	$1.32	44d	1	0.93mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	24d	1	0.95mi
2404 Hiawassee Rd Augusta, GA	3.0	1.0	1666	$1,550	$0.93	44d	1	1.01mi
217 E Vineland Rd Augusta, GA	3.0	2.0	1551	$1,550	$1.00	24d	1	1.10mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	44d	1	1.21mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	24d	1	1.21mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	44d	1	1.21mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	24d	1	1.27mi

Listing history 17 events

1. 2026-06-10
   days on market $145,000 Active 30 DOM
2. 2026-06-09
   days on market $145,000 Active 29 DOM
3. 2026-06-08
   days on market $145,000 Active 28 DOM
4. 2026-06-07
   days on market $145,000 Active 27 DOM
5. 2026-06-03
   days on market $145,000 Active 23 DOM
6. 2026-06-02
   days on market $145,000 Active 22 DOM
7. 2026-06-01
   days on market $145,000 Active 21 DOM
8. 2026-05-31
   days on market $145,000 Active 20 DOM
9. 2026-05-30
   days on market $145,000 Active 19 DOM
10. 2026-05-11
    historical
11. 2026-03-04
    listed $145,000 Active
12. 2026-03-04
    listed $145,000 Active 602-char remark
13. 2025-12-31
    historical
14. 2025-12-31
    historical
15. 2025-06-23
    listed $145,000 Active
16. 2025-06-23
    listed $145,000
17. 2006-07-11
    soldstatus $94,000

ⓘ 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: $1,341 · $112/mo
• Projected year-2 tax: $1,341 · $112/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,262
• − Mortgage interest: −$8,122
• − Property taxes: −$1,341
• − Insurance: −$725
• − Repairs & maintenance: −$1,621
• − Management: −$1,621
• − Depreciation: −$4,218
• Taxable income: $2,614
• Est. tax owed @ 24.0%: −$627
• After-tax cash flow: $4,189/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): 23,400
• Household income: $46,696
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1594.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 47% White 41% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 4% Korean 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: ▼ -211.97%
• Current HPI: 199.0807
• Rent YoY: ▲ 4.29%
• 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

+54.3% since first listed

9 events — show timeline

• 2026-06-10 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-04 Listed $145,000 Hive MLS
• 2026-03-04 Listed $145,000 Hive MLS
• 2025-12-31 Listing Removed — Hive MLS
• 2025-12-31 Listing Removed — Hive MLS
• 2025-06-23 Listed $145,000 Hive MLS
• 2025-06-23 Listed $145,000 Hive MLS
• 2006-07-11 Sold (Public Records) $94,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $1,341 · +13.7% YoY. Source: county tax records.