1731 Hicks St · Augusta-Richmond County consolidated government (balance), GA 30904

$124,999

3 bd · 1.0 ba · 1,140 sqft · SingleFamily public records

Built 1901 6,970 sqft lot Est $146k · 14% under

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Why this score? — see what drove the B- 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 +26.2/30.0
• ARV discount +14.0/15.0
• DSCR +8.9/10.0
• 1% rule +6.9/10.0
• 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

Listing remarks MLS

Investment opportunity in Harrisburg with tons of potential. This property served as a rental for many years. Good sized lot. Walk up attic potential for additional living space.

Key facts

• 6,970 sq ft lot
• Built 1901

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 9.4% 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 B — 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: Lamar - Milledge Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 301 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $864 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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 1901 — 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 $124,999

Questions for the listing agent

1. Built in 1901 — 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: 1.19% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $145,920
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
413 Greens Ln	0.25mi	2/1.0 (-1)	1,155 (+1%)	12mo	$16,000	$14	72
1804 Starnes St	0.38mi	3/1.0	1,196 (+5%)	4mo	$65,000	$54	71
1648 Hicks Street St	0.09mi	4/2.0 (+1)	1,215 (+7%)	10mo	$155,000	$128	68
2072 Battle Row	0.72mi	3/1.0	1,138 (-0%)	11mo	$120,000	$105	57
2036 Ellis St	0.56mi	3/2.0	1,189 (+4%)	9mo	$125,000	$105	55
538 Hickman Rd	0.73mi	3/1.0	1,160 (+2%)	10mo	$183,000	$158	55
114 Curry St	0.47mi	3/1.0	1,248 (+10%)	10mo	$50,000	$40	54
947 Beman St	0.68mi	2/2.0 (-1)	1,200 (+5%)	5mo	$185,000	$154	46
1826 Howard Ave	0.65mi	2/1.5 (-1)	1,188 (+4%)	12mo	$159,000	$134	46
1944 Warren St	0.61mi	2/1.0 (-1)	994 (-13%)	1mo	$65,000	$65	45
2012 Battle Row	0.53mi	2/2.0 (-1)	1,008 (-12%)	9mo	$170,000	$169	40
2010 Battle Row	0.52mi	2/2.0 (-1)	1,008 (-12%)	10mo	$173,000	$172	39

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $2,054
• Equity at exit: $18,638

10-year hold

• IRR: 12.4%
• Equity multiple: 2.04×
• Total profit: $36,303
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,491 high
• Mortgage (P&I): −$656
• Tax from tax record: −$151 /mo · $1,813/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$313
• Net cashflow: $319

Break-even live

Break-even rent $1,087

Max offer price $124,999

Occupancy floor 74%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1730 Hicks St Apt A Augusta, GA	2.0	1.0	750	$750	$1.00	14d	1	0.06mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	44d	1	0.16mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,756	$2.61	14d	11	0.20mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	23d	1	0.34mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	23d	1	0.38mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	44d	1	0.38mi
1946 Greene St Augusta, GA	3.0	1.0	952	$1,350	$1.42	14d	1	0.41mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	23d	1	0.48mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	14d	1	0.48mi
25 Curry St Augusta, GA	2.0	1.5	1306	$950	$0.73	44d	1	0.54mi
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	44d	1	0.61mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	44d	1	0.61mi
531 Tubman St Augusta, GA	2.0	1.0	864	$1,250	$1.45	44d	1	0.69mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	23d	1	0.74mi
2165 Telfair St Unit B Augusta, GA	2.0	1.0	825	$800	$0.97	14d	1	0.80mi
2165 Telfair St Unit A Augusta, GA	2.0	1.0	825	$850	$1.03	44d	1	0.80mi
2165 1/2 Telfair St Augusta, GA	2.0	1.0	825	$800	$0.97	14d	1	0.81mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	23d	1	0.83mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	23d	1	0.86mi
2110 Gary St Augusta, GA	2.0	1.5	1173	$1,195	$1.02	44d	1	0.92mi
1244 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	14d	1	0.92mi
339 Railroad Ave North Augusta, SC	1.0–2.0	1.0–2.0	956	$1,990	$2.08	14d	27	0.93mi
1246 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	14d	1	0.93mi
1239 Holden Dr Augusta, GA	3.0	1.0	816	$1,095	$1.34	14d	1	0.95mi
505 13th St Augusta, GA	2.0	2.0	950	$1,122	$1.18	44d	3	0.97mi
501 Milledge Rd Augusta, GA	2.0	1.0	1008	$1,098	$1.09	14d	2	1.01mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	23d	1	1.07mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	14d	1	1.08mi
164 Railroad Ave North Augusta, SC	1.0–2.0	1.0–2.0	968	$3,119	$3.22	14d	23	1.13mi
111 Railroad Ave Unit 701 North Augusta, SC	2.0	2.0	1188	$2,599	$2.19	23d	1	1.15mi
111 Railroad Ave Unit 406 North Augusta, SC	2.0	2.0	1155	$2,399	$2.08	23d	1	1.15mi
111 Railroad Ave Unit 702 North Augusta, SC	2.0	2.0	1155	$2,195	$1.90	23d	1	1.15mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	21d	13	1.18mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	44d	1	1.18mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	44d	1	1.19mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	23d	1	1.19mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	44d	1	1.25mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	14d	1	1.27mi
306 W Buena Vista Ave North Augusta, SC	2.0	1.5	1000	$1,300	$1.30	21d	1	1.27mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	44d	1	1.27mi

Listing history 13 events

1. 2025-09-15
   soldstatus $110,000
2. 2025-08-25
   historical
3. 2025-08-21
   historical
4. 2025-08-21
   historical
5. 2025-01-29
   listed $124,999
6. 2025-01-29
   listed $124,999
7. 2022-11-20
   historical
8. 2022-10-28
   soldstatus $185,000
9. 2017-01-05
   soldstatus $9,000 178-char remark

   Show marketing remark (178 chars)

   Investment opportunity in Harrisburg with tons of potential. This property served as a rental for many years. Good sized lot. Walk up attic potential for additional living space.

10. 2017-01-05
    soldstatus $9,000

    Show marketing remark (178 chars)

    Investment opportunity in Harrisburg with tons of potential. This property served as a rental for many years. Good sized lot. Walk up attic potential for additional living space.

11. 2016-06-16
    listed $15,000 178-char remark

    Show marketing remark (178 chars)

    Investment opportunity in Harrisburg with tons of potential. This property served as a rental for many years. Good sized lot. Walk up attic potential for additional living space.

12. 2016-06-16
    listed $15,000

    Show marketing remark (178 chars)

    Investment opportunity in Harrisburg with tons of potential. This property served as a rental for many years. Good sized lot. Walk up attic potential for additional living space.

13. 2002-09-12
    soldstatus $20,000

ⓘ 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: $1,813 · $151/mo
• Projected year-2 tax: $1,813 · $151/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: $17,891
• − Mortgage interest: −$7,002
• − Property taxes: −$1,813
• − Insurance: −$625
• − Repairs & maintenance: −$1,431
• − Management: −$1,431
• − Depreciation: −$3,636
• Taxable income: $1,953
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $3,362/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

+450.0% since first listed

13 events — show timeline

• 2025-09-15 Sold (Public Records) $110,000 Public Records
• 2025-08-25 Listing Removed — Hive MLS
• 2025-08-21 Listing Removed — Hive MLS
• 2025-08-21 Listing Removed — Hive MLS
• 2025-01-29 Listed $124,999 Hive MLS
• 2025-01-29 Listed $124,999 Hive MLS
• 2022-11-20 Rental Removed — RENT.
• 2022-10-28 Sold (Public Records) $185,000 Public Records
• 2017-01-05 Sold (MLS) $9,000 Hive MLS
• 2017-01-05 Sold (MLS) $9,000 Hive MLS
• 2016-06-16 Listed $15,000 Hive MLS
• 2016-06-16 Listed $15,000 Hive MLS
• 2002-09-12 Sold (Public Records) $20,000 Public Records

Property tax history

+10.0%/yr

Latest (2024): $1,813 · +46.9% YoY. Source: county tax records.