3108 Wilbur St · Augusta-Richmond County consolidated government (balance), GA 30906

$100,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 38 Days on market

Built 1957 9,583 sqft lot $107/sqft · 8% above area Est $93k · 8% over

---

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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +3.9/15.0
• 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

INVESTOR SPECIAL! LOCATED IN WELL ESTABLISHED NEIGHBORHOOD. THIS COULD BE A GREAT INCOME PRODUCER! MAKE AN OFFER!!

Key facts

• Vinyl flooring
• Updated windows
• Bathroom remodel

Tags

• REMODELED HOME
• UPDATED ROOF
• UPDATED HVAC
• UPDATED WINDOWS
• VINYL FLOORING
• BATHROOM REMODEL

Property features AI

Finance

• Other: Zoning: R3
• Financial info: $940.22 annual tax
• HOA & community: Street lights in the community

Exterior

• Parking: Attached garage; 1-car carport; Concrete parking surfaces
• Utilities: Public water; Public sewer; Water and sewer connected
• Home design: Single family residence; One story; Entry level: 1
• Construction: Metal siding; Composition roof; Slab foundation; Built recently (year built not provided)
• Exterior features: Patio or porch (other); Back yard fencing; Has a view

Interior

• Kitchen: Refrigerator; Range
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: See remarks
• Laundry & utility: Electric water heater; Other appliance(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.4% 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; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 34% 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 $691 of loan paydown is wiped out by about $3k 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 38 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 23y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $100k implies a 471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.32% ✓
• Cap rate: 10.41%
• Cash-on-cash: 14.72%
• DSCR: 1.65
• GRM: 6.3

CMA / ARV

• ARV (median comp): $92,657
• List price: $100,000
• Delta: 7.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2517 Argonne Dr	0.32mi	3/1.0	888 (-5%)	2mo	$46,000	$52	74
3326 Sylvester Dr	0.41mi	3/1.0	960 (+3%)	5mo	$149,900	$156	72
1914 Gay Dr	0.34mi	3/1.0	894 (-4%)	10mo	$76,150	$85	68
1825 Medlar St	0.38mi	3/1.5	1,000 (+7%)	2mo	$97,000	$97	68
1811 Alder Dr	0.39mi	3/1.0	888 (-5%)	7mo	$62,000	$70	68
2904 Old Louisville Rd	0.32mi	2/1.0 (-1)	864 (-8%)	3mo	$76,000	$88	65
1911 Dianne Dr	0.53mi	3/1.0	1,004 (+7%)	3mo	$105,000	$105	61
2023 Dunham Ct	0.62mi	3/1.0	925 (-1%)	11mo	$80,000	$86	60
1944 Williams Dr	0.52mi	2/1.0 (-1)	935 (-0%)	12mo	$47,000	$50	60
3110 Ashmore Dr	0.20mi	2/1.0 (-1)	826 (-12%)	9mo	$72,000	$87	59
2413 Yates Dr	0.61mi	3/1.0	888 (-5%)	6mo	$112,300	$126	58
2400 Yates Dr	0.71mi	3/1.0	888 (-5%)	8mo	$38,000	$43	51

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: 1.8%
• Equity multiple: 1.07×
• Total profit: $1,831
• Equity at exit: $14,910

10-year hold

• IRR: 8.1%
• Equity multiple: 1.53×
• Total profit: $14,934
• Equity at exit: $8,646

Cash invested: $28,000 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,317 high
• Mortgage (P&I): −$524
• Tax from tax record: −$131 /mo · $1,576/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$277
• Net cashflow: $343

Break-even live

Break-even rent $883

Max offer price $100,000

Occupancy floor 69%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	23d	1	0.21mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	44d	1	0.21mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	44d	1	0.25mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	23d	1	0.27mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	44d	1	0.27mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	0.85mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	0.85mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	0.98mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	1.01mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	44d	3	1.26mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	44d	1	1.27mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	44d	1	1.36mi

Listing history 40 events

1. 2026-06-18
   days on market $100,000 Active 38 DOM
2. 2026-06-17
   days on market $100,000 Active 37 DOM
3. 2026-06-16
   days on market $100,000 Active 36 DOM
4. 2026-06-15
   days on market $100,000 Active 35 DOM
5. 2026-06-14
   pricedays on market $100,000 Active 33 DOM
6. 2026-06-10
   days on market $110,000 Active 30 DOM
7. 2026-06-09
   days on market $110,000 Active 29 DOM
8. 2026-06-08
   days on market $110,000 Active 28 DOM
9. 2026-06-07
   days on market $110,000 Active 27 DOM
10. 2026-06-03
    days on market $110,000 Active 23 DOM
11. 2026-06-02
    days on market $110,000 Active 22 DOM
12. 2026-06-01
    days on market $110,000 Active 21 DOM
13. 2026-05-31
    days on market $110,000 Active 20 DOM
14. 2026-05-30
    days on market $110,000 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-04-30
    price $110,000
17. 2026-04-14
    price $118,000
18. 2026-02-13
    price $31,500 115-char remark

    Show marketing remark (115 chars)

    INVESTOR SPECIAL! LOCATED IN WELL ESTABLISHED NEIGHBORHOOD. THIS COULD BE A GREAT INCOME PRODUCER! MAKE AN OFFER!!

19. 2026-01-26
    price $125,000
20. 2026-01-02
    listed $130,000 Active
21. 2026-01-02
    listed $110,000 Active
22. 2021-01-08
    soldstatus $17,506 115-char remark

    Show marketing remark (115 chars)

    INVESTOR SPECIAL! LOCATED IN WELL ESTABLISHED NEIGHBORHOOD. THIS COULD BE A GREAT INCOME PRODUCER! MAKE AN OFFER!!

23. 2020-12-05
    listed $550,000 115-char remark

    Show marketing remark (115 chars)

    INVESTOR SPECIAL! LOCATED IN WELL ESTABLISHED NEIGHBORHOOD. THIS COULD BE A GREAT INCOME PRODUCER! MAKE AN OFFER!!

24. 2020-09-15
    soldstatus $50,000
25. 2019-02-22
    soldstatus $35,000
26. 2019-02-22
    soldstatus $35,000
27. 2018-11-15
    listed $31,999
28. 2018-11-15
    listed $31,999
29. 2015-10-19
    soldstatus $18,500
30. 2015-10-19
    soldstatus $18,500
31. 2015-06-17
    listed $19,900
32. 2015-06-17
    listed $19,900
33. 2013-04-17
    soldstatus $15,001
34. 2013-04-17
    soldstatus $15,001
35. 2013-02-13
    listed $17,000
36. 2013-02-13
    listed $17,000
37. 2006-08-03
    soldstatus $64,900
38. 2004-02-25
    soldstatus $17,506 Closed 115-char remark

    Show marketing remark (115 chars)

    INVESTOR SPECIAL! LOCATED IN WELL ESTABLISHED NEIGHBORHOOD. THIS COULD BE A GREAT INCOME PRODUCER! MAKE AN OFFER!!

39. 2004-02-25
    soldstatus $17,506

    Show marketing remark (115 chars)

    INVESTOR SPECIAL! LOCATED IN WELL ESTABLISHED NEIGHBORHOOD. THIS COULD BE A GREAT INCOME PRODUCER! MAKE AN OFFER!!

40. 2003-07-28
    listed $31,500

ⓘ 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: $1,576 · $131/mo
• Projected year-2 tax: $1,576 · $131/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $15,810
• − Mortgage interest: −$5,602
• − Property taxes: −$1,576
• − Insurance: −$500
• − Repairs & maintenance: −$1,265
• − Management: −$1,265
• − Depreciation: −$2,909
• Taxable income: $2,694
• Est. tax owed @ 24.0%: −$647
• After-tax cash flow: $3,474/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

+217.5% since first listed

27 events — show timeline

• 2026-06-11 Price Changed $100,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-30 Price Changed $110,000 Hive MLS
• 2026-04-14 Price Changed $118,000 Hive MLS
• 2026-02-13 Price Changed $31,500 Hive MLS
• 2026-01-26 Price Changed $125,000 Hive MLS
• 2026-01-02 Listed $130,000 Hive MLS
• 2026-01-02 Listed $110,000 Hive MLS
• 2021-01-08 Sold (MLS) $17,506 Hive MLS
• 2020-12-05 Listed $550,000 Hive MLS
• 2020-09-15 Sold (Public Records) $50,000 Public Records
• 2019-02-22 Sold (MLS) $35,000 Hive MLS
• 2019-02-22 Sold (MLS) $35,000 Hive MLS
• 2018-11-15 Listed $31,999 Hive MLS
• 2018-11-15 Listed $31,999 Hive MLS
• 2015-10-19 Sold (MLS) $18,500 Hive MLS
• 2015-10-19 Sold (MLS) $18,500 Hive MLS
• 2015-06-17 Listed $19,900 Hive MLS
• 2015-06-17 Listed $19,900 Hive MLS
• 2013-04-17 Sold (MLS) $15,001 Hive MLS
• 2013-04-17 Sold (MLS) $15,001 Hive MLS
• 2013-02-13 Listed $17,000 Hive MLS
• 2013-02-13 Listed $17,000 Hive MLS
• 2006-08-03 Sold (Public Records) $64,900 Public Records
• 2004-02-25 Sold (MLS) $17,506 Hive MLS
• 2004-02-25 Sold (MLS) $17,506 Hive MLS
• 2003-07-28 Listed $31,500 Hive MLS

Property tax history

+10.6%/yr

Latest (2025): $1,576 · +17.1% YoY. Source: county tax records.