1013 Aldrich St #98 · Augusta-Richmond County consolidated government (balance), GA 30815

$207,675

3 bd · 2.5 ba · 1,720 sqft · Townhouse · 81 Days on market

Built 2026 Good condition $121/sqft · at area comps Est $213k · 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 +14.0/30.0
• ARV discount +8.6/15.0
• DSCR +4.3/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

The Balsa features an open, well-organized layout designed to support everyday living. From the front porch, the foyer leads past a conveniently placed powder room and into the main living space, where the kitchen, dining area, and family room connect seamlessly. The kitchen is centered around an island with corner pantry storage and clear sightlines into the living area, while the rear patio provides an easy outdoor extension just off the dining space. This floor plan offers 1,720 square feet, 3 bedrooms, and 2.5 bathrooms. Upstairs, the owner's suite is located at the rear of the home and includes a spacious walk-in closet and private bathroom with a double vanity and additional storage.

Key facts

• Garage
• Built 2026
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $208k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $28 ($337/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 $185k (10.8% below list).
• Recommended offer: $185k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 5.2% in Augusta-Richmond County consolidated government (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Willis Foreman Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 332 students, 98% FRL); Spirit Creek Middle School (math 4% / reading 12%, grade F, #445 of 470 statewide, top 95%, 532 students, 98% FRL); Hephzibah High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 1,072 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 (-0.7%/yr); 442 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 32% of the median local income ($70k/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 $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

• It's been on market 81 days — a 6% lower offer ($195k) is reasonable based on typical stale-listing flexibility.

Recommended offer $185,228 (10.8% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.58%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (median comp): $212,670
• List price: $207,675
• Delta: -2.35%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 Aldrich St	0.05mi	3/2.5	1,720 (0%)	4mo	$209,490	$122	94
1011 Aldrich St	0.08mi	3/2.5	1,720 (0%)	4mo	$212,290	$123	93
1005 Aldrich St	0.06mi	3/2.5	1,720 (0%)	4mo	$209,490	$122	93
1022 Aldrich	0.07mi	3/2.5	1,720 (0%)	8mo	$215,342	$125	90
1028 Aldrich St	0.04mi	3/2.5	1,720 (0%)	10mo	$217,790	$127	89
1018 Aldrich St	0.05mi	3/2.5	1,720 (0%)	10mo	$223,290	$130	89
1014 Aldrich St	0.06mi	3/2.5	1,720 (0%)	10mo	$217,790	$127	88
1024 Aldrich St	0.08mi	3/2.5	1,720 (0%)	10mo	$218,000	$127	88
1007 Aldrich St	0.08mi	3/2.5	1,720 (0%)	10mo	$217,790	$127	88
1008 Aldrich St	0.09mi	3/2.5	1,720 (0%)	10mo	$217,790	$127	87
1020 Aldrich St	0.16mi	3/2.5	1,720 (0%)	7mo	$218,000	$127	86

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: -18.8%
• Equity multiple: 0.36×
• Total profit: $-37,263
• Equity at exit: $30,965

10-year hold

• IRR: -18.9%
• Equity multiple: 0.12×
• Total profit: $-51,007
• Equity at exit: $17,956

Cash invested: $58,149 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 2 under contract
• Months of supply: 22.0 mo (5%/mo absorbed)
• Median asking: $212,900 ($124/sqft)
• Median days on market: 31 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -0.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30815

• Home prices YoY: -24.2%
• Rents YoY: -0.7%
• Active inventory: 442
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,852 medium
• Mortgage (P&I): −$1,089
• Tax est. 1.5%: −$260 /mo · $3,115/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $28

Break-even live

Break-even rent $1,817

Max offer price $207,675

Occupancy floor 93%

Sensitivity live

Price	-10% $172	-5% $100	+0% $28	+5% $-44	+10% $-115
Rent	-10% $-118	-5% $-45	+0% $28	+5% $101	+10% $174
Rate	-1.0pp $133	-0.5pp $81	base $28	+0.5pp $-26	+1.0pp $-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: $51,919
• Closing costs: $6,230
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4438 Windsor Spring Rd Hephzibah, GA	4.0	2.0	1653	$1,900	$1.15	93d	1	0.40mi
4235 Cap Chat St Hephzibah, GA	3.0	2.0	1300	$1,651	$1.27	93d	1	1.44mi
2302 Woodsman Dr Augusta, GA	3.0	2.0	1436	$1,475	$1.03	72d	1	1.47mi

Listing history 23 events

1. 2026-06-29
   days on market $207,675 Active 81 DOM
2. 2026-06-28
   days on market $207,675 Active 80 DOM
3. 2026-06-28
   days on market $207,675 Active 79 DOM
4. 2026-06-27
   days on market $207,675 Active 78 DOM
5. 2026-06-25
   days on market $207,675 Active 76 DOM
6. 2026-06-23
   days on market $207,675 Active 74 DOM
7. 2026-06-21
   days on market $207,675 Active 73 DOM
8. 2026-06-18
   days on market $207,675 Active 70 DOM
9. 2026-06-17
   days on market $207,675 Active 69 DOM
10. 2026-06-16
    days on market $207,675 Active 68 DOM
11. 2026-06-15
    days on market $207,675 Active 67 DOM
12. 2026-06-14
    pricedays on market $207,675 Active 65 DOM
13. 2026-06-09
    days on market $210,000 Active 64 DOM
14. 2026-06-08
    days on market $210,000 Active 63 DOM
15. 2026-06-07
    days on market $210,000 Active 62 DOM
16. 2026-06-03
    days on market $210,000 Active 58 DOM
17. 2026-06-02
    days on market $210,000 Active 57 DOM
18. 2026-06-01
    days on market $210,000 Active 56 DOM
19. 2026-05-31
    days on market $210,000 Active 55 DOM
20. 2026-05-30
    days on market $210,000 Active 54 DOM
21. 2026-05-05
    price $210,000 946-char remark
22. 2026-04-21
    price $215,490 946-char remark
23. 2026-04-06
    listed $214,490 Active 946-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,227
• − Mortgage interest: −$11,633
• − Property taxes: −$3,115
• − Insurance: −$1,038
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$6,041
• Taxable loss: −$3,157
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $1,095/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.

Condition & rehab AI · 3 photos

Good 80/100 None rehab

This move-in ready townhouse is in excellent condition with a good layout and modern amenities. It offers a great opportunity for investors looking to maximize both resale and rental value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Reorganizing the living spaces to maximize functionality — Improved layout can increase both resale and rental value. ↑
• Resale Upgrading the kitchen appliances to modern models — Modern appliances can attract more buyers and renters. ↑
• Rental Adding smart home features to the HVAC system — Smart thermostats can reduce energy costs and attract tech-savvy renters. ↑

F Composite school gradezoned avg 7/100

Zoned Schools

Elementary Willis Foreman Elementary School F GA #1,160/1,228 Nat'l #40,579/41,679 Middle Spirit Creek Middle School F GA #445/470 Nat'l #13,582/14,009 High Hephzibah High School F GA #385/424 Nat'l #16,721/17,239

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 · 200,753 people
• City population: 154,035
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 44,109
• Household income: $70,202
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 27% Two or more races 5% Hispanic / Latino 4%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Korean 1%

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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: ▼ -51.74%
• Current HPI: 162.4074
• Rent YoY: ▼ -0.71%
• Metro: Augusta-Richmond County, GA-SC
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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