1936 Warren St · Augusta-Richmond County consolidated government (balance), GA 30904

$165,000

2 bd · 2.0 ba · 1,596 sqft · MultiFamily public records

Built 1916 0.25 ac lot $103/sqft · 12% above area Est $148k · 12% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• 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: 2 units. confirmed

Listing remarks MLS

Investment or owner-occupant opportunity in the growing Harrisburg neighborhood! This duplex is ideally located just minutes from the medical district, downtown, and the university, making it a strong option for both investors and buyers looking to live in one unit while offsetting their mortgage with rental income. The property features two units: a vacant 2 bed/1 bath with estimated rent potential of 950-1,000/month, and a 1 bed/1 bath currently occupied by a long-term tenant at 710/month. Major improvements have already been completed, including a new roof (2022) and a fully renovated 2/1 unit (2022) with new windows, electrical, plumbing, water heater, mini-split systems, and updated finishes throughout. The 1/1 unit received new windows within the past five months, offering a solid foundation for future value-add potential. With current and projected rents, the property meets and exceeds the 1% rule, providing immediate income with room for growth. Harrisburg continues to see ongoing investment and redevelopment, positioning this property well for long-term appreciation and equity growth. The 2/1 unit is vacant and easy to show, making it ideal for an owner-occupant or investor. The occupied unit will not be shown prior to contract, but a 3D walkthrough is available for review. AS-IS sale.

Key facts

• 0.25 acre lot
• Built 1916

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $165k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive. Per door: $483/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Cap rate 13.3% 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 rising fast (+4.3%/yr); 222 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% 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 $2,635/mo this rent would consume 68% 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 $1k of loan paydown is wiped out by about $5k 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 $46k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 8y 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.
• Current owner paid $42k; list at $165k implies a 293% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $165,000

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 1916 — 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. 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.
6. 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.
7. 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: 1.60% ✓
• Cap rate: 13.31%
• Cash-on-cash: 25.08%
• DSCR: 2.12
• GRM: 5.2

CMA / ARV

• ARV (median comp): $147,732
• List price: $165,000
• Delta: 11.69%
• Verdict: OVERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1936 Warren St	0.00mi	3/2.0 (+1)	1,596 (0%)	1mo	$157,000	$98	94
908 Holden St	0.25mi	3/3.0 (+1)	1,462 (-8%)	15mo	$217,300	$149	53
1720 Watkins Street St	0.47mi	3/2.5 (+1)	1,365 (-14%)	15mo	$148,000	$108	35

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: 20.0%
• Equity multiple: 1.83×
• Total profit: $38,245
• Equity at exit: $24,602

10-year hold

• IRR: 29.1%
• Equity multiple: 3.75×
• Total profit: $127,180
• Equity at exit: $14,266

Cash invested: $46,200 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,635 high
• Mortgage (P&I): −$865
• Tax from tax record: −$182 /mo · $2,185/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $966

Break-even live

Break-even rent $1,413

Max offer price $165,000

Occupancy floor 58%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,634
Total (2 units)			$2,635

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	43d	1	0.16mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	23d	1	0.23mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	43d	1	0.23mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	43d	1	0.26mi
2110 Gary St Augusta, GA	2.0	1.5	1173	$1,195	$1.02	43d	1	0.37mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	23d	1	0.40mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	23d	1	0.44mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	44d	1	0.45mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	43d	1	0.62mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	23d	1	0.62mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	43d	1	0.65mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	43d	1	0.66mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	23d	1	0.66mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	23d	1	0.66mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	23d	1	0.72mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,194	$2.08	14d	11	0.79mi
25 Curry St Augusta, GA	2.0	1.5	1306	$950	$0.73	43d	1	0.82mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	43d	1	0.87mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	23d	1	0.90mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	23d	10	0.99mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	43d	1	1.03mi
1326 Wingfield St Augusta, GA	2.0	1.0	1507	$1,700	$1.13	14d	1	1.03mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$1,862	$1.78	21d	13	1.05mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	43d	1	1.06mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	23d	1	1.06mi
2224 Queens Way Augusta, GA	2.0	1.0	1239	$995	$0.80	43d	1	1.12mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	43d	1	1.14mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,800	$1.32	43d	1	1.28mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,700	$1.25	23d	1	1.28mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	43d	1	1.31mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	43d	1	1.31mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	14d	1	1.34mi
2279 Overton Rd Augusta, GA	3.0	2.5	2209	$1,895	$0.86	43d	1	1.35mi
2404 Hiawassee Rd Augusta, GA	3.0	1.0	1666	$1,550	$0.93	43d	1	1.37mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	23d	1	1.38mi
1613 Pendleton Rd Augusta, GA	3.0	2.0	1418	$1,695	$1.20	14d	1	1.43mi

Listing history 14 events

1. 2026-04-23
   historical 1315-char remark

   Show marketing remark (1315 chars)

   Investment or owner-occupant opportunity in the growing Harrisburg neighborhood! This duplex is ideally located just minutes from the medical district, downtown, and the university, making it a strong option for both investors and buyers looking to live in one unit while offsetting their mortgage with rental income. The property features two units: a vacant 2 bed/1 bath with estimated rent potential of 950-1,000/month, and a 1 bed/1 bath currently occupied by a long-term tenant at 710/month. Major improvements have already been completed, including a new roof (2022) and a fully renovated 2/1 unit (2022) with new windows, electrical, plumbing, water heater, mini-split systems, and updated finishes throughout. The 1/1 unit received new windows within the past five months, offering a solid foundation for future value-add potential. With current and projected rents, the property meets and exceeds the 1% rule, providing immediate income with room for growth. Harrisburg continues to see ongoing investment and redevelopment, positioning this property well for long-term appreciation and equity growth. The 2/1 unit is vacant and easy to show, making it ideal for an owner-occupant or investor. The occupied unit will not be shown prior to contract, but a 3D walkthrough is available for review. AS-IS sale.

2. 2026-04-01
   status Active
3. 2026-03-19
   status Pending
4. 2026-03-19
   historical
5. 2026-03-12
   status Active
6. 2026-02-22
   status Pending
7. 2026-02-09
   listed $165,000 Active

   Show marketing remark (1315 chars)

   Investment or owner-occupant opportunity in the growing Harrisburg neighborhood! This duplex is ideally located just minutes from the medical district, downtown, and the university, making it a strong option for both investors and buyers looking to live in one unit while offsetting their mortgage with rental income. The property features two units: a vacant 2 bed/1 bath with estimated rent potential of 950-1,000/month, and a 1 bed/1 bath currently occupied by a long-term tenant at 710/month. Major improvements have already been completed, including a new roof (2022) and a fully renovated 2/1 unit (2022) with new windows, electrical, plumbing, water heater, mini-split systems, and updated finishes throughout. The 1/1 unit received new windows within the past five months, offering a solid foundation for future value-add potential. With current and projected rents, the property meets and exceeds the 1% rule, providing immediate income with room for growth. Harrisburg continues to see ongoing investment and redevelopment, positioning this property well for long-term appreciation and equity growth. The 2/1 unit is vacant and easy to show, making it ideal for an owner-occupant or investor. The occupied unit will not be shown prior to contract, but a 3D walkthrough is available for review. AS-IS sale.

8. 2026-02-09
   listed $165,000 1315-char remark

   Show marketing remark (1315 chars)

   Investment or owner-occupant opportunity in the growing Harrisburg neighborhood! This duplex is ideally located just minutes from the medical district, downtown, and the university, making it a strong option for both investors and buyers looking to live in one unit while offsetting their mortgage with rental income. The property features two units: a vacant 2 bed/1 bath with estimated rent potential of 950-1,000/month, and a 1 bed/1 bath currently occupied by a long-term tenant at 710/month. Major improvements have already been completed, including a new roof (2022) and a fully renovated 2/1 unit (2022) with new windows, electrical, plumbing, water heater, mini-split systems, and updated finishes throughout. The 1/1 unit received new windows within the past five months, offering a solid foundation for future value-add potential. With current and projected rents, the property meets and exceeds the 1% rule, providing immediate income with room for growth. Harrisburg continues to see ongoing investment and redevelopment, positioning this property well for long-term appreciation and equity growth. The 2/1 unit is vacant and easy to show, making it ideal for an owner-occupant or investor. The occupied unit will not be shown prior to contract, but a 3D walkthrough is available for review. AS-IS sale.

9. 2021-05-13
   soldstatus $42,000
10. 2018-05-07
    historical
11. 2018-05-07
    listed $63,000
12. 2018-05-07
    historical
13. 2018-05-07
    listed $63,000
14. 1992-09-22
    soldstatus $46,500

ⓘ 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: $2,185 · $182/mo
• Projected year-2 tax: $2,185 · $182/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: $31,620
• − Mortgage interest: −$9,243
• − Property taxes: −$2,185
• − Insurance: −$825
• − Repairs & maintenance: −$2,530
• − Management: −$2,530
• − Depreciation: −$4,800
• Taxable income: $9,508
• Est. tax owed @ 24.0%: −$2,282
• After-tax cash flow: $9,304/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

+254.8% since first listed

14 events — show timeline

• 2026-04-23 Listing Removed — Hive MLS
• 2026-04-01 Relisted — Hive MLS
• 2026-03-19 Pending — Hive MLS
• 2026-03-19 Listing Removed — Hive MLS
• 2026-03-12 Relisted — Hive MLS
• 2026-02-22 Pending — Hive MLS
• 2026-02-09 Listed $165,000 Hive MLS
• 2026-02-09 Listed $165,000 Hive MLS
• 2021-05-13 Sold (Public Records) $42,000 Public Records
• 2018-05-07 Listed $63,000 Hive MLS
• 2018-05-07 Listing Removed — Hive MLS
• 2018-05-07 Listed $63,000 Hive MLS
• 2018-05-07 Listing Removed — Hive MLS
• 1992-09-22 Sold (Public Records) $46,500 Public Records

Property tax history

+4.3%/yr

Latest (2025): $2,185 · +5.2% YoY. Source: county tax records.