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

$55,000

3 bd · 1.0 ba · 1,020 sqft · SingleFamily public records · 24 Days on market

Built 1966 Fair condition 7,405 sqft lot $54/sqft · 46% below area Est $102k · 46% under ↓ 16% since listing

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Why this score? — see what drove the A- 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• Livability +2.5/5.0
• Rent growth +2.2/5.0
• Condition / age +2.2/5.0
• Schools +0.4/10.0

Listing remarks

3 Bedroom 1 bath four-sided brick home featuring a kitchen with stove, washer/dryer hookups, and a fenced backyard. Great potential for a rental investment or renovation project. Add this property to your investment portfolio today!

Key facts

• Kitchen with stove
• Washer dryer hookups
• Fenced backyard

Tags

• FOUR-SIDED BRICK
• FENCED BACKYARD
• KITCHEN WITH STOVE
• WASHER DRYER HOOKUPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $54k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.3% vs local median 5.2% 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 A — 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); Laney High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 684 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 4% at this address vs 16% district-wide (-12 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); 185 active listings in the ZIP; 38 comparable units currently listed for rent nearby; rentals at typical pace (median 18d 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).

Forward outlook

• In year one you build about $5k of equity ($380 loan paydown + $4k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($54k) is reasonable based on typical stale-listing flexibility.
• 4 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 $54,175 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.30% ✓
• Cap rate: 19.26%
• Cash-on-cash: 46.33%
• DSCR: 3.06
• GRM: 3.6

CMA / ARV

• ARV (median comp): $101,751
• List price: $55,000
• Delta: -45.95%
• 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
395 Azalea Ave	0.09mi	3/1.0	1,040 (+2%)	19mo	$40,000	$38	76
109 E E Walker St	0.34mi	3/1.5	1,100 (+8%)	6mo	$50,000	$45	64
608 Albany Ave	0.11mi	3/1.5	900 (-12%)	13mo	$120,000	$133	62
1319 Solomon Pl	0.33mi	3/1.0	936 (-8%)	18mo	$101,833	$109	56
127 E Hale St	0.42mi	2/1.0 (-1)	900 (-12%)	2mo	$55,000	$61	54
429 Fairhope St	0.53mi	3/2.0	1,115 (+9%)	2mo	$202,000	$181	54
419 Fairhope St	0.48mi	3/2.0	1,155 (+13%)	5mo	$168,000	$145	47
119 Telfair St	0.57mi	2/1.0 (-1)	968 (-5%)	17mo	$45,000	$46	46
257 Watkins St	0.74mi	3/1.0	973 (-5%)	15mo	$69,900	$72	45
526 Laney Walker Blvd	0.42mi	3/2.0	1,160 (+14%)	22mo	$58,900	$51	36
121 Greene St	0.60mi	2/2.0 (-1)	1,164 (+14%)	10mo	$187,500	$161	31
821 1st St	0.70mi	2/1.0 (-1)	909 (-11%)	22mo	$75,500	$83	26

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: 55.9%
• Equity multiple: 4.73×
• Total profit: $57,493
• Equity at exit: $42,461

10-year hold

• IRR: 49.5%
• Equity multiple: 9.57×
• Total profit: $131,989
• Equity at exit: $84,939

Cash invested: $15,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 14 active · 8 under contract
• Months of supply: 10.5 mo (10%/mo absorbed)
• Median asking: $122,000 ($132/sqft)
• Median days on market: 69 d
• This list price: 7% of active listings are priced below it
• ARV vs active asking: -24.5% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 185
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,262 high
• Mortgage (P&I): −$288
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $595

Break-even live

Break-even rent $510

Max offer price $55,000

Occupancy floor 48%

Sensitivity live

Price	-10% $626	-5% $610	+0% $595	+5% $579	+10% $563
Rent	-10% $495	-5% $545	+0% $595	+5% $644	+10% $694
Rate	-1.0pp $622	-0.5pp $609	base $595	+0.5pp $580	+1.0pp $566

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: $13,750
• Closing costs: $1,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
710 Wallace St Augusta, GA	3.0	2.0	1350	$1,350	$1.00	1d	1	0.17mi
411 Artmus St Augusta, GA	4.0	2.0	1404	$1,275	$0.91	7d	1	0.33mi
510 Laney Walker Pl Augusta, GA	4.0	1.5	1174	$1,250	$1.06	10d	1	0.34mi
420 E Boundary Augusta, GA	2.0	1.0	950	$800	$0.84	10d	1	0.36mi
329 E View Dr Augusta, GA	3.0	1.5	1260	$1,300	$1.03	164d	1	0.48mi
112 Telfair St Unit A Augusta, GA	4.0	3.0	1400	$2,300	$1.64	155d	1	0.54mi
112 Telfair St Unit B Augusta, GA	4.0	3.5	1400	$1,625	$1.16	31d	1	0.54mi
517 Dupont St Unit B Augusta, GA	2.0	2.0	1240	$1,150	$0.93	10d	1	0.66mi
517 Dupont St Unit B Augusta, GA	2.0	2.0	1232	$1,150	$0.93	16d	1	0.66mi
517 Dupont St Unit A Augusta, GA	2.0	2.0	1240	$1,100	$0.89	16d	1	0.66mi
517 Dupont St Unit A Augusta, GA	2.0	2.0	1240	$1,100	$0.89	10d	1	0.66mi
222 Telfair St Augusta, GA	3.0	2.0	1500	$1,050	$0.70	10d	1	0.67mi
222 Telfair St Augusta, GA	3.0	2.0	1400	$1,195	$0.85	41d	1	0.67mi
134 Broad St Augusta, GA	2.0	1.0	1100	$1,150	$1.05	184d	1	0.69mi
204 Ellis St Augusta, GA	2.0	1.0	1029	$1,350	$1.31	155d	1	0.69mi
136 Broad St Augusta, GA	2.0	1.0	1200	$1,100	$0.92	184d	1	0.69mi
821 Forsythe St Augusta, GA	2.0	1.0	754	$895	$1.19	155d	1	0.70mi
828 Forsythe St Augusta, GA	2.0	1.0	808	$950	$1.18	50d	1	0.70mi
106 Tybee Ct Augusta, GA	3.0–4.0	2.0	1336	$1,071	$0.80	10d	4	0.70mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	184d	1	0.71mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	164d	1	0.71mi
250 Telfair St Apt A Augusta, GA	2.0	2.0	1056	$1,250	$1.18	17d	1	0.75mi
250 Telfair St Apt A Augusta, GA	2.0	2.0	1056	$1,250	$1.18	10d	1	0.75mi
211 Broad St Augusta, GA	3.0	2.0	1200	$1,300	$1.08	43d	1	0.76mi
515 3rd St Augusta, GA	2.0	1.0	750	$950	$1.27	7d	1	0.80mi
515 3rd St Apt B Augusta, GA	2.0	1.0	750	$895	$1.19	7d	1	0.80mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	164d	1	0.81mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	184d	1	0.81mi
320 3rd St Augusta, GA	2.0	1.0	1117	$1,200	$1.07	184d	1	0.81mi
248 Broad St Unit B Augusta, GA	2.0	2.0	1104	$1,195	$1.08	10d	1	0.81mi
309 3rd St Unit A Augusta, GA	2.0	1.0	1200	$1,095	$0.91	10d	1	0.83mi
112 3rd St Apt F Augusta, GA	2.0	1.0	754	$900	$1.19	1d	1	0.86mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	1d	1	0.87mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	164d	1	0.87mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	184d	1	0.87mi
410 4th St Unit A Augusta, GA	2.0	1.5	925	$985	$1.06	164d	1	0.92mi
338 Bay St Augusta, GA	2.0	2.5	1476	$1,400	$0.95	0d	1	0.94mi
619 Broad St Augusta, GA	1.0–2.0	1.0–2.0	946	$1,950	$2.06	0d	30	1.37mi

Listing history 33 events

1. 2026-11-08
   days on market $55,000 Active 24 DOM
2. 2026-11-07
   days on market $55,000 Active 23 DOM
3. 2026-11-06
   days on market $55,000 Active 22 DOM
4. 2026-11-05
   days on market $55,000 Active 21 DOM
5. 2026-11-04
   days on market $55,000 Active 20 DOM
6. 2026-11-02
   days on market $55,000 Active 18 DOM
7. 2026-11-01
   days on market $55,000 Active 17 DOM
8. 2026-10-31
   days on market $55,000 Active 16 DOM
9. 2026-10-30
   days on market $55,000 Active 15 DOM
10. 2026-10-30
    price $55,000 Active 14 DOM
11. 2026-10-29
    days on market $60,000 Active 14 DOM
12. 2026-10-28
    statusdays on market $60,000 Active 13 DOM
13. 2026-10-27
    status $60,000 Pending 12 DOM
14. 2026-10-26
    days on market $60,000 Active 12 DOM
15. 2026-10-26
    days on market $60,000 Active 11 DOM
16. 2026-10-24
    days on market $60,000 Active 10 DOM
17. 2026-10-23
    days on market $60,000 Active 9 DOM
18. 2026-10-22
    days on market $60,000 Active 8 DOM
19. 2026-10-21
    days on market $60,000 Active 7 DOM
20. 2026-10-20
    days on market $60,000 Active 6 DOM
21. 2026-10-19
    days on market $60,000 Active 5 DOM
22. 2026-10-18
    pricedays on market $60,000 Active 4 DOM
23. 2026-10-17
    days on market $55,000 Active 3 DOM
24. 2026-10-16
    days on market $55,000 Active 2 DOM
25. 2026-10-15
    remarks 232-char remark
26. 2026-10-15
    pricestatusdays on marketlisting id $55,000 Active 1 DOM
27. 2025-11-10
    historical
28. 2025-11-10
    historical
29. 2025-11-10
    historical
30. 2025-09-18
    listed $65,500
31. 2025-09-18
    listed $65,500
32. 2023-11-05
    historical $900
33. 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 1/10 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: $15,147
• − Mortgage interest: −$3,081
• − Property taxes: −$1,096
• − Insurance: −$275
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$1,600
• Taxable income: $6,672
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $5,533/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $25,500–$45,900 screening

This 3-bedroom, 1-bath home requires moderate renovations to bring it up to date. Key areas for improvement include the kitchen, bathroom, and HVAC system. Upgrades in these areas will significantly enhance its value for both resale and rental.

Deferred maintenance Est. $60,000–$180,000 screening

• Major Roof (roof) — No roof visible in photos
• Major Hvac (hvac) — No HVAC unit visible in photos
• Major Windows (windows) — No windows visible in photos
• Major Electrical (electrical) — No electrical panel visible in photos
• Major Plumbing (plumbing) — No plumbing fixtures visible in photos
• Major Exterior (exterior) — No exterior walls or siding visible in photos

Repairs flagged

• Major Kitchen cabinets — Worn and outdated
• Major Bathroom fixtures — Worn and outdated
• Major HVAC unit — Appears old and possibly inefficient

Value-add opportunities

• Both Painting and updating kitchen cabinets — Improves both resale and rental value ↑
• Both Upgrading bathroom fixtures — Improves both resale and rental value ↑
• Both Upgrading HVAC system — Improves both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 4/100

Zoned Schools

Elementary W.s. Hornsby Elementary School F GA #1,204/1,228 Nat'l #41,309/41,679 Middle W.s. Hornsby Middle School F GA #468/470 Nat'l #13,937/14,009 High Laney High School F GA #394/424 Nat'l #16,861/17,239

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 · 200,753 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: 18% of renters

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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%

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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%
• Languages at home: 97% English-only · Spanish 1%

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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

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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

-16.0% since first listed

9 events — show timeline

• 2026-10-14 Listed $55,000 Hive MLS
• 2025-11-10 Listing Removed — Hive MLS
• 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.