1086 Horseshoe Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$235,000

4 bd · 1.0 ba · 1,960 sqft · SingleFamily public records · 38 Days on market

Built 1965 2.87 ac lot $120/sqft · 22% below area Est $300k · 22% under ↓ 6% since listing

---

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 +11.6/30.0
• DSCR +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• 1% rule +2.2/10.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy the freedom of country living with this brick ranch home nestled on 2.87 flat acres. Offering 4 bedrooms and multiple living areas, this property provides plenty of space to spread out and make it your own. Features include a new roof, double-hung vinyl windows, a large great room with a wood-burning stove insert, and a separate family room ideal for gatherings, hobbies, or a home office. The kitchen is equipped with a breakfast bar, while the dining room showcases a large picture window overlooking the property. Step outside to the expansive covered back deck, perfect for entertaining, morning coffee, or unwinding at the end of the day. The acreage extends beyond the tree line, provi

Key facts

• Large picture window
• Covered back deck
• New roof

Tags

• NEW ROOF
• DOUBLE-HUNG VINYL WINDOWS
• WOOD-BURNING STOVE INSERT
• BREAKFAST BAR
• LARGE PICTURE WINDOW
• COVERED BACK DECK

Property features AI

Finance

• HOA & community: Association amenities: Other

Exterior

• Parking: Parking pad (no garage)
• Utilities: Public water; Septic tank; Cable available
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Brick, vinyl siding and frame construction; Composition roof; Crawl space / no basement; Built on one level
• Exterior features: Covered patio/porch; Deck; Fenced yard; Has view; Level lot

Interior

• Kitchen: Range; Vented exhaust fan; Electric water heater
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Fireplace(s); Electric heating; Wood stove
• Interior features: Ceiling fans; Insulated windows; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-72 ($-859/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (5.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (28.0% below list).
• Recommended offer: $169k (28.0% 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: Mcbean Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 371 students, 98% FRL); Pine Hill Middle School (math 5% / reading 19%, grade F, #417 of 470 statewide, top 90%, 582 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 (-0.2%/yr); 364 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 44% 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 $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 38 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $15k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $169,117 (28.0% 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 38 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — 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: 0.72% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.31%
• DSCR: 0.94
• GRM: 11.6

CMA / ARV

• ARV (median comp): $300,000
• List price: $235,000
• Delta: -21.67%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.28×
• Total profit: $-47,703
• Equity at exit: $35,039

10-year hold

• IRR: -22.8%
• Equity multiple: -0.02×
• Total profit: $-67,000
• Equity at exit: $20,319

Cash invested: $65,800 (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: 11.6×

Monthly cashflow live

• Estimated rent: $1,691 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$77 /mo · $928/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-72

Break-even live

Break-even rent $1,782

Max offer price $222,354

Occupancy floor 99%

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4676 Mike Padgett Hwy Augusta, GA	4.0	2.0	2016	$1,700	$0.84	14d	1	0.85mi

Listing history 17 events

1. 2026-06-18
   days on market $235,000 Active 38 DOM
2. 2026-06-17
   days on market $235,000 Active 37 DOM
3. 2026-06-16
   days on market $235,000 Active 36 DOM
4. 2026-06-15
   days on market $235,000 Active 35 DOM
5. 2026-06-14
   days on market $235,000 Active 33 DOM
6. 2026-06-10
   days on market $235,000 Active 30 DOM
7. 2026-06-09
   days on market $235,000 Active 29 DOM
8. 2026-06-08
   days on market $235,000 Active 28 DOM
9. 2026-06-07
   days on market $235,000 Active 27 DOM
10. 2026-06-03
    days on market $235,000 Active 23 DOM
11. 2026-06-02
    days on market $235,000 Active 22 DOM
12. 2026-06-01
    days on market $235,000 Active 21 DOM
13. 2026-05-31
    days on market $235,000 Active 20 DOM
14. 2026-05-30
    days on market $235,000 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-04-28
    listed $250,000 Active
17. 2026-04-28
    listed $250,000 Active 821-char remark

ⓘ 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: $928 · $77/mo
• Projected year-2 tax: $2,162 · $180/mo
• Expected delta: +$1,234/yr (+$103/mo · 133.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $20,294
• − Mortgage interest: −$13,164
• − Property taxes: −$928
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$6,836
• Taxable loss: −$5,056
• Est. tax savings @ 24.0%: +$1,213
• After-tax cash flow: $354/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

-6.0% since first listed

4 events — show timeline

• 2026-05-22 Price Changed $235,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-28 Listed $250,000 Hive MLS
• 2026-04-28 Listed $250,000 Hive MLS

Property tax history

+3.1%/yr

Latest (2025): $928 · +38.5% YoY. Source: county tax records.