264 Japonica Ave · Augusta-Richmond County consolidated government (balance), GA 30901

$65,500

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records

Built 1966 7,405 sqft lot Est $73k · 11% 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 +30.0/30.0
• ARV discount +12.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks

All brick 3 bedroom 1 bath home with large pecan tree in the front yard. Bring this beauty back to life. This home will need some repairs to bring it up to date. Please schedule showing through ShowingTime.

Key facts

• 7,405 sq ft lot
• 2 parking spots
• Built 1966

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $66k.

Deal economics

• At list price, monthly cash flow is $536 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $66k).
• Cap rate 16.1% 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: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 2% at this address vs 16% district-wide (-14 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.3%/yr); 129 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $1,264/mo this rent would consume 60% of the median local household income ($25k/yr) (locally 2063% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($453 loan paydown + $5k appreciation (8.2% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 0.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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

• Climate carrying-cost: major wind risk, 67% 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 $65,500

Questions for the listing agent

1. Built in 1966 — 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: 1.93% ✓
• Cap rate: 16.12%
• Cash-on-cash: 35.09%
• DSCR: 2.56
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $73,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
395 Azalea Ave	0.09mi	3/1.0	1,040 (+2%)	15mo	$40,000	$38	80
109 E E Walker St	0.34mi	3/1.5	1,100 (+8%)	1mo	$50,000	$45	68
608 Albany Ave	0.11mi	3/1.5	900 (-12%)	9mo	$120,000	$133	66
1319 Solomon Pl	0.33mi	3/1.0	936 (-8%)	13mo	$101,833	$109	60
1312 Wallace St	0.34mi	3/1.5	1,092 (+7%)	21mo	$70,000	$64	53
419 Fairhope St	0.48mi	3/2.0	1,155 (+13%)	1mo	$168,000	$145	51
119 Telfair St	0.57mi	2/1.0 (-1)	968 (-5%)	13mo	$45,000	$46	50
257 Watkins St	0.74mi	3/1.0	973 (-5%)	11mo	$69,900	$72	49
526 Laney Walker Blvd	0.42mi	3/2.0	1,160 (+14%)	17mo	$58,900	$51	39
104 E Taylor St	0.49mi	2/1.0 (-1)	1,152 (+13%)	18mo	$21,500	$19	36
121 Greene St	0.60mi	2/2.0 (-1)	1,164 (+14%)	6mo	$187,500	$161	35
821 1st St	0.69mi	2/1.0 (-1)	909 (-11%)	17mo	$75,500	$83	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 46.5%
• Equity multiple: 4.17×
• Total profit: $58,215
• Equity at exit: $50,568

10-year hold

• IRR: 40.4%
• Equity multiple: 8.46×
• Total profit: $136,825
• Equity at exit: $101,154

Cash invested: $18,340 (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 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 129
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,264 high
• Mortgage (P&I): −$343
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $536

Break-even live

Break-even rent $585

Max offer price $65,500

Occupancy floor 53%

Sensitivity live

Price	-10% $573	-5% $555	+0% $536	+5% $518	+10% $499
Rent	-10% $436	-5% $486	+0% $536	+5% $586	+10% $636
Rate	-1.0pp $569	-0.5pp $553	base $536	+0.5pp $519	+1.0pp $502

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: $16,375
• Closing costs: $1,965
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 E Boundary Augusta, GA	2.0	1.0	950	$850	$0.89	44d	1	0.36mi
329 E View Dr Augusta, GA	3.0	1.5	1260	$1,300	$1.03	24d	1	0.48mi
112 Telfair St Unit A Augusta, GA	4.0	3.0	1400	$2,300	$1.64	15d	1	0.54mi
112 Telfair St Unit B Augusta, GA	4.0	3.5	1400	$2,000	$1.43	15d	1	0.54mi
134 Broad St Augusta, GA	2.0	1.0	1100	$1,150	$1.05	44d	1	0.69mi
204 Ellis St Augusta, GA	2.0	1.0	1029	$1,350	$1.31	15d	1	0.69mi
136 Broad St Augusta, GA	2.0	1.0	1200	$1,100	$0.92	44d	1	0.69mi
821 Forsythe St Augusta, GA	2.0	1.0	754	$895	$1.19	15d	1	0.70mi
106 Tybee Ct Augusta, GA	3.0–4.0	2.0	1336	$1,071	$0.80	44d	4	0.70mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	24d	1	0.71mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	44d	1	0.71mi
211 Broad St Augusta, GA	3.0	2.0	1200	$1,350	$1.12	44d	1	0.76mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	24d	1	0.81mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	44d	1	0.81mi
320 3rd St Augusta, GA	2.0	1.0	1117	$1,200	$1.07	44d	1	0.81mi
112 3rd St Apt F Augusta, GA	2.0	1.0	754	$990	$1.31	15d	1	0.86mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	44d	1	0.87mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	24d	1	0.87mi
410 4th St Unit A Augusta, GA	2.0	1.5	925	$985	$1.06	24d	1	0.92mi

Listing history 7 events

1. 2025-11-10
   historical
2. 2025-11-10
   historical
3. 2025-11-10
   historical
4. 2025-09-18
   listed $65,500
5. 2025-09-18
   listed $65,500
6. 2023-11-05
   historical $900
7. 2023-10-11
   listed $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: $1,096 · $91/mo
• Projected year-2 tax: $1,096 · $91/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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,165
• − Mortgage interest: −$3,669
• − Property taxes: −$1,096
• − Insurance: −$328
• − Repairs & maintenance: −$1,213
• − Management: −$1,213
• − Depreciation: −$1,905
• Taxable income: $5,741
• Est. tax owed @ 24.0%: −$1,378
• After-tax cash flow: $5,057/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): 16,484
• Household income: $25,163
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 2063.0

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: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 8.18%
• Current HPI: 206.3145
• Rent YoY: ▼ -1.31%
• 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

+0.0% since first listed

7 events — show timeline

• 2025-11-10 Listing Removed — Hive MLS
• 2025-11-10 Listing Removed — Hive MLS
• 2025-11-10 Listing Removed — Hive MLS
• 2025-09-18 Listed $65,500 Hive MLS
• 2025-09-18 Listed $65,500 Hive MLS
• 2023-11-05 Rental Removed $900 APPFOLIO
• 2023-10-11 Listed for Rent $900 APPFOLIO

Property tax history

+4.3%/yr

Latest (2025): $1,096 · -10.5% YoY. Source: county tax records.