844 Heard Ave · Augusta-Richmond County consolidated government (balance), GA 30904

$225,000

3 bd · 2.0 ba · 1,982 sqft · SingleFamily public records · 41 Days on market

Built 1926 7,405 sqft lot $114/sqft · 18% below area Est $299k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +7.8/30.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.9/10.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This property has an assumable VA loan (interest rate in the 2% range) available to qualified VA buyers. The home is also eligible for 100% financing for qualified buyers through certain local lenders. These options present an opportunity for significantly improved affordability. Buyers who are concerned about current interest rates or who prefer minimal down payment options may find that these financing opportunities make this home one of the more attainable choices in Augusta. About the Home This property offers historic character and the ability for a new owner to update and customize over time. Features include: • Original hardwood floors • Taller baseboards • High

Key facts

• Taller baseboards
• Plaster walls
• High ceilings

Tags

• ORIGINAL HARDWOOD FLOORS
• TALLER BASEBOARDS
• HIGH CEILINGS
• CRAFTSMAN STYLE DETAILS
• PLASTER WALLS
• ORIGINAL COAL FIREPLACE INSERT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-245 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (19.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (25.9% below list).
• Recommended offer: $167k (25.9% below list) — sets the bar for 1% rule.

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); Langford Middle School (math 2% / reading 14%, grade F, #445 of 470 statewide, top 95%, 731 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); 228 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $2k of loan paydown is wiped out by about $7k 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 41 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 25y 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 1926 — 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 $166,780 (25.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — 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 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: 0.74% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.67%
• DSCR: 0.79
• GRM: 11.2

CMA / ARV

• ARV (median comp): $298,567
• List price: $225,000
• Delta: -24.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
707 Hickman Rd	0.25mi	3/3.5	1,851 (-7%)	2mo	$424,500	$229	70
930 Heard Ave	0.20mi	3/2.0	1,688 (-15%)	2mo	$310,000	$184	65
1816 Starnes St	0.52mi	4/2.0 (+1)	2,009 (+1%)	6mo	$35,000	$17	63
1231 Heard Ave	0.65mi	3/2.0	2,022 (+2%)	9mo	$220,000	$109	59
1210 Murphy St	0.54mi	3/2.5	1,862 (-6%)	5mo	$125,000	$67	58
404 Brookside Ct	0.71mi	3/2.5	2,014 (+2%)	6mo	$270,000	$134	57
2204 Gardner St	0.42mi	4/2.0 (+1)	2,207 (+11%)	2mo	$655,000	$297	55
807 Crawford Ave	0.54mi	3/2.0	1,830 (-8%)	10mo	$195,000	$107	54
2132 Ansley Pl	0.42mi	3/2.0	2,229 (+12%)	9mo	$465,000	$209	52
1940 Telfair St	0.60mi	3/2.0	1,825 (-8%)	9mo	$135,000	$74	51
2064 Ellis St	0.72mi	4/2.0 (+1)	1,822 (-8%)	6mo	$125,000	$69	42
2010 Wrightsboro Rd	0.69mi	2/1.0 (-1)	1,750 (-12%)	10mo	$140,000	$80	31

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: -22.8%
• Equity multiple: 0.21×
• Total profit: $-49,862
• Equity at exit: $33,548

10-year hold

• IRR: -14.1%
• Equity multiple: 0.14×
• Total profit: $-54,179
• Equity at exit: $19,454

Cash invested: $63,000 (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: 228
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $1,668 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$289 /mo · $3,470/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-245

Break-even live

Break-even rent $1,978

Max offer price $181,663

Occupancy floor —

Sensitivity live

Price	-10% $-118	-5% $-182	+0% $-245	+5% $-309	+10% $-373
Rent	-10% $-377	-5% $-311	+0% $-245	+5% $-179	+10% $-114
Rate	-1.0pp $-132	-0.5pp $-188	base $-245	+0.5pp $-304	+1.0pp $-363

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	45d	1	0.35mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	25d	1	0.41mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	45d	1	0.50mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	25d	1	0.50mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	25d	1	0.53mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	45d	1	0.57mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	25d	1	0.57mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	45d	1	0.57mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	45d	1	0.63mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	25d	1	0.66mi
1326 Wingfield St Augusta, GA	2.0	1.0	1507	$1,700	$1.13	15d	1	0.72mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	46d	1	0.77mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	45d	1	0.78mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	25d	1	0.78mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	45d	1	0.78mi
2224 Queens Way Augusta, GA	2.0	1.0	1239	$995	$0.80	45d	1	0.80mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	25d	10	0.90mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	45d	1	0.91mi
25 Curry St Augusta, GA	2.0	1.5	1306	$950	$0.73	45d	1	1.07mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,756	$2.61	15d	11	1.11mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	22d	13	1.13mi
1613 Pendleton Rd Augusta, GA	3.0	2.0	1418	$1,695	$1.20	15d	1	1.14mi
1549 Craig St Unit 00 1559 Augusta, GA	3.0	3.0	1359	$1,600	$1.18	45d	1	1.27mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,800	$1.32	45d	1	1.27mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,700	$1.25	25d	1	1.27mi
2279 Overton Rd Augusta, GA	3.0	2.5	2209	$1,895	$0.86	45d	1	1.29mi
2404 Hiawassee Rd Augusta, GA	3.0	1.0	1666	$1,550	$0.93	45d	1	1.35mi

Listing history 47 events

1. 2026-06-21
   days on market $225,000 Active 41 DOM
2. 2026-06-18
   days on market $225,000 Active 38 DOM
3. 2026-06-17
   days on market $225,000 Active 37 DOM
4. 2026-06-16
   days on market $225,000 Active 36 DOM
5. 2026-06-15
   days on market $225,000 Active 35 DOM
6. 2026-06-14
   days on market $225,000 Active 33 DOM
7. 2026-06-10
   days on market $225,000 Active 30 DOM
8. 2026-06-09
   days on market $225,000 Active 29 DOM
9. 2026-06-08
   days on market $225,000 Active 28 DOM
10. 2026-06-07
    days on market $225,000 Active 27 DOM
11. 2026-06-03
    days on market $225,000 Active 23 DOM
12. 2026-06-02
    days on market $225,000 Active 22 DOM
13. 2026-06-01
    days on market $225,000 Active 21 DOM
14. 2026-05-31
    days on market $225,000 Active 20 DOM
15. 2026-05-30
    days on market $225,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-04-02
    price $225,000
18. 2026-02-18
    price $229,000
19. 2026-01-16
    status Active
20. 2025-12-23
    historical
21. 2025-12-23
    status Pending
22. 2025-07-11
    listed $239,000 Active
23. 2025-07-11
    listed $225,000 Active
24. 2024-04-03
    historical $1,650
25. 2023-11-22
    listed $1,650
26. 2023-05-15
    historical
27. 2023-05-15
    historical
28. 2023-04-21
    listed $258,000
29. 2023-04-21
    listed $258,000
30. 2022-10-18
    historical
31. 2022-04-19
    listed $268,900
32. 2022-04-19
    listed $268,900
33. 2020-12-03
    soldstatus $216,000
34. 2020-12-03
    soldstatus $216,000
35. 2020-12-03
    soldstatus $216,000
36. 2020-09-20
    listed $217,500
37. 2020-09-20
    listed $217,500
38. 2017-09-08
    soldstatus $134,900
39. 2017-09-01
    soldstatus $134,900
40. 2017-09-01
    soldstatus $134,900
41. 2017-08-01
    listed $134,900
42. 2017-08-01
    listed $134,900
43. 2001-03-29
    soldstatus $107,000
44. 2001-03-29
    soldstatus $107,000
45. 2001-03-29
    soldstatus $107,000
46. 2001-02-28
    listed $114,900
47. 2001-02-28
    listed $114,900

ⓘ 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: $3,470 · $289/mo
• Projected year-2 tax: $3,470 · $289/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 ≥108°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: $20,014
• − Mortgage interest: −$12,603
• − Property taxes: −$3,470
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,601
• − Management: −$1,601
• − Depreciation: −$6,545
• Taxable loss: −$6,933
• Est. tax savings @ 24.0%: +$1,664
• After-tax cash flow: $-1,280/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

+95.8% since first listed

32 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-02 Price Changed $225,000 Hive MLS
• 2026-02-18 Price Changed $229,000 Hive MLS
• 2026-01-16 Relisted — Hive MLS
• 2025-12-23 Listing Removed — Hive MLS
• 2025-12-23 Pending — Hive MLS
• 2025-07-11 Listed $225,000 Hive MLS
• 2025-07-11 Listed $239,000 Hive MLS
• 2024-04-03 Rental Removed $1,650 AUGUSTAMLS
• 2023-11-22 Listed for Rent $1,650 AUGUSTAMLS
• 2023-05-15 Listing Removed — Hive MLS
• 2023-05-15 Listing Removed — Hive MLS
• 2023-04-21 Listed $258,000 Hive MLS
• 2023-04-21 Listed $258,000 Hive MLS
• 2022-10-18 Listing Removed — Hive MLS
• 2022-04-19 Listed $268,900 Hive MLS
• 2022-04-19 Listed $268,900 Hive MLS
• 2020-12-03 Sold (Public Records) $216,000 Public Records
• 2020-12-03 Sold (MLS) $216,000 Hive MLS
• 2020-12-03 Sold (MLS) $216,000 Hive MLS
• 2020-09-20 Listed $217,500 Hive MLS
• 2020-09-20 Listed $217,500 Hive MLS
• 2017-09-08 Sold (Public Records) $134,900 Public Records
• 2017-09-01 Sold (MLS) $134,900 Hive MLS
• 2017-09-01 Sold (MLS) $134,900 Hive MLS
• 2017-08-01 Listed $134,900 Hive MLS
• 2017-08-01 Listed $134,900 Hive MLS
• 2001-03-29 Sold (Public Records) $107,000 Public Records
• 2001-03-29 Sold (MLS) $107,000 Hive MLS
• 2001-03-29 Sold (MLS) $107,000 Hive MLS
• 2001-02-28 Listed $114,900 Hive MLS
• 2001-02-28 Listed $114,900 Hive MLS

Property tax history

+6.9%/yr

Latest (2025): $3,470 · +8.9% YoY. Source: county tax records.