2220 Queens Way · Augusta-Richmond County consolidated government (balance), GA 30904

$375,000

4 bd · 4.0 ba · 3,071 sqft · MultiFamily public records · 17 Days on market

Built 1908 0.25 ac lot

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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 +16.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.1/10.0
• 1% rule +4.3/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Rare Investment Opportunity in Augusta's Historic Summerville District! Nestled in one of Augusta's most sought-after neighborhoods, this unique triplex offers the perfect blend of investment potential and owner-occupant convenience. Two of the three units are already occupied, providing immediate rental income, while the third unit is available for you to move in--or rent out for additional cash flow. Located less than a mile from Augusta University and the thriving Medical District, this property is ideally positioned for students, medical professionals, and long-term tenants alike. Surrounded by the charm, character, and prestige of Summerville, this income-producing property presents en

Key facts

• Versatile property
• Triplex
• 0.25 acre lot

Tags

• HISTORIC SUMMERVILLE DISTRICT
• TRIPLEX
• IMMEDIATE RENTAL INCOME
• THRIVING MEDICAL DISTRICT
• INCOME PRODUCING PROPERTY
• VERSATILE PROPERTY

Property features AI

Finance

• Financial info: Contains three rental units with reported rents: 1-bed $775, 2-bed $1,025, 2-bed (furnished) $975

Exterior

• Parking: On-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Electricity connected; Natural gas connected; Cable available; Water connected; Sewer connected
• Home design: Residential income property (Triplex); Two-story
• Construction: Wood siding and frame construction
• Exterior features: Front porch; Porch; Partial fencing in back yard; Corner lot; Has view; Composition roof

Interior

• Kitchen: Electric oven; Electric cooktop; Range; Refrigerator; Dishwasher
• Bedrooms: One 1-bedroom unit (unfurnished); One 2-bedroom unit (unfurnished); One 2-bedroom unit (furnished)
• Flooring: Carpet; Wood
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Ceiling fans; Eat-in kitchen; Window coverings; Smoke detector(s)
• Laundry & utility: Laundry located in hall; Laundry located in kitchen; Gas water heater

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive. Per door: $74/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $349k (6.9% below list).
• Recommended offer: $349k (6.9% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Monte Sano Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 410 students, 98% FRL); Tutt Middle School (math 7% / reading 21%, grade F, #405 of 470 statewide, top 86%, 476 students, 98% FRL); Academy of Richmond County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,141 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 rising fast (+4.3%/yr); 222 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $3,493/mo this rent would consume 90% of the median local household income ($47k/yr) (locally 1594% 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 $3k of loan paydown is wiped out by about $11k 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 17 days — a 2% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 7y ago 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.

Risks & watch-outs

• Watch-outs: built in 1908 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $349,300 (6.9% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1908 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.53%
• DSCR: 1.11
• GRM: 8.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.60×
• Total profit: $-42,040
• Equity at exit: $55,914

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $991
• Equity at exit: $32,423

Cash invested: $105,000 (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 30904

• Rents YoY: 4.3%
• Active inventory: 222
• Price-to-rent: 26.8×

Monthly cashflow live

• Estimated rent: $3,493 high
• Mortgage (P&I): −$1,967
• Tax from tax record: −$415 /mo · $4,981/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$734
• Net cashflow: $222

Break-even live

Break-even rent $3,212

Max offer price $375,000

Occupancy floor 89%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$3,492
Total (3 units)			$3,493

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Barrett Ln Augusta, GA	3.0	2.0	2242	$2,250	$1.00	43d	1	1.44mi
807 Barrett Ln Augusta, GA	3.0	2.0	2242	$2,200	$0.98	23d	1	1.44mi
2279 Overton Rd Augusta, GA	3.0	2.5	2209	$1,895	$0.86	43d	1	1.48mi

Listing history 12 events

1. 2026-06-18
   days on market $375,000 Active 17 DOM
2. 2026-06-17
   days on market $375,000 Active 16 DOM
3. 2026-06-16
   days on market $375,000 Active 15 DOM
4. 2026-06-15
   days on market $375,000 Active 14 DOM
5. 2026-06-14
   days on market $375,000 Active 12 DOM
6. 2026-06-10
   days on market $375,000 Active 9 DOM
7. 2026-06-09
   days on market $375,000 Active 8 DOM
8. 2026-06-08
   days on market $375,000 Active 7 DOM
9. 2026-06-07
   days on market $375,000 Active 6 DOM
10. 2026-06-03
    days on market $375,000 Active 2 DOM
11. 2026-06-02
    remarks 699-char remark
12. 2026-06-02
    listed $375,000 Active 1 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: $4,981 · $415/mo
• Projected year-2 tax: $4,981 · $415/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 7/10 Severe 6 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $41,916
• − Mortgage interest: −$21,006
• − Property taxes: −$4,981
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,353
• − Management: −$3,353
• − Depreciation: −$10,909
• Taxable loss: −$3,561
• Est. tax savings @ 24.0%: +$855
• After-tax cash flow: $3,514/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

+143.5% since first listed

16 events — show timeline

• 2026-06-01 Listed $375,000 Hive MLS
• 2021-12-21 Sold (Public Records) $335,000 Public Records
• 2020-06-10 Listing Removed — Hive MLS
• 2020-06-10 Listing Removed — Hive MLS
• 2020-06-10 Listing Removed — Hive MLS
• 2020-06-10 Listing Removed — Hive MLS
• 2020-05-20 Listed $325,000 Hive MLS
• 2020-05-20 Listed $325,000 Hive MLS
• 2020-04-14 Listed $325,000 Hive MLS
• 2020-04-14 Listed $325,000 Hive MLS
• 2019-10-24 Sold (Public Records) $130,000 Public Records
• 2019-10-17 Sold (MLS) $130,000 Hive MLS
• 2019-10-17 Sold (MLS) $130,000 Hive MLS
• 2019-08-09 Listed $159,900 Hive MLS
• 2019-08-09 Listed $159,900 Hive MLS
• 2006-06-02 Sold (Public Records) $154,000 Public Records

Property tax history

+3.0%/yr

Latest (2025): $4,981 · +4.8% YoY. Source: county tax records.