2351 Travis Pines Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$129,999

3 bd · 2.0 ba · 1,980 sqft · SingleFamily public records · 19 Days on market

Built 1979 0.42 ac lot $66/sqft · 34% below area Est $197k · 34% 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 +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great Investment Opportunity!! Come check out this spacious 4 bedroom, 2 fully bathroom home ready for someone to make it their own or an investor with vision! Large family room added on the back of home. Fenced in backyard. Carport. Outbuilding for storage. Water heater about 4 years old, roof less than 10 years old, HVAC only a few years old. You will not want to miss this great opportunity! Schedule your showings today!

Key facts

• Large family room
• Fenced in backyard
• 0.42 acre lot

Tags

• LARGE FAMILY ROOM
• FENCED IN BACKYARD
• OUTBUILDING FOR STORAGE

Property features AI

Exterior

• Parking: Attached garage; Carport (1 space); Covered concrete parking
• Utilities: Public water; Public sewer; Natural gas available and connected; Sewer connected; Water connected; Cable available
• Home design: Single-family residence; One story; Entry at level 1
• Construction: Concrete and vinyl siding construction; Shingle roof; Slab foundation; Built on a 0.42-acre lot; R-1 zoning
• Exterior features: Patio; Chain link fenced backyard; Outbuilding; Level, cleared lot; Paved road access; City street and state road frontage; Has a view

Interior

• Kitchen: Electric cooktop; Built-in electric oven
• Flooring: Concrete; See remarks
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Fireplace(s); Natural gas heating; Central air; Ceiling fans; Multiple cooling units
• Interior features: Entrance foyer; Ceiling fans; Pantry; Eat-in kitchen; See remarks
• Laundry & utility: Washer hookup; Laundry room; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $621 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.0% 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: Diamond Lakes Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 466 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $1,817/mo this rent would consume 47% of the median local household income ($46k/yr) (locally 3363% 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 $899 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 + 0.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $47k; list at $130k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $128,049 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — 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: 1.40% ✓
• Cap rate: 12.03%
• Cash-on-cash: 20.48%
• DSCR: 1.91
• GRM: 6.0

CMA / ARV

• ARV (median comp): $197,188
• List price: $129,999
• Delta: -34.07%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2337 Travis Pine Dr	0.11mi	3/2.0	1,704 (-14%)	16mo	$290,000	$170	58
2338 Travis Pines Dr	0.08mi	4/2.0 (+1)	1,699 (-14%)	15mo	$156,000	$92	55
2364 Travis Rd	0.34mi	4/3.0 (+1)	1,778 (-10%)	8mo	$215,800	$121	51
4304 Parkwood Dr	0.56mi	4/2.0 (+1)	1,699 (-14%)	3mo	$199,900	$118	43
2303 Basswood Dr	0.53mi	4/2.0 (+1)	2,200 (+11%)	22mo	$215,000	$98	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 9.5%
• Equity multiple: 1.36×
• Total profit: $13,142
• Equity at exit: $19,383

10-year hold

• IRR: 16.1%
• Equity multiple: 2.15×
• Total profit: $41,701
• Equity at exit: $11,240

Cash invested: $36,400 (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 →

ZIP-level market 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 364
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$682
• Tax from tax record: −$79 /mo · $942/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $621

Break-even live

Break-even rent $1,031

Max offer price $129,999

Occupancy floor 61%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Boykin Rd Hephzibah, GA	3.0	2.5	1644	$1,600	$0.97	43d	1	0.53mi
2302 Woodsman Dr Augusta, GA	3.0	2.0	1436	$1,475	$1.03	23d	1	0.67mi
4416 Hatteras Dr Augusta, GA	3.0	2.0	1436	$1,600	$1.11	14d	1	0.80mi
4235 Cap Chat St Hephzibah, GA	3.0	2.0	1300	$1,651	$1.27	43d	1	1.04mi
4312 Windsor Spring Rd Hephzibah, GA	4.0	3.0	2300	$3,200	$1.39	43d	1	1.04mi
3721 Colbert St Augusta, GA	4.0	2.0	1302	$1,400	$1.08	43d	1	1.36mi
3462 Firestone Dr Hephzibah, GA	3.0	2.5	1435	$1,800	$1.25	23d	1	1.48mi
2933 Easton Dr Hephzibah, GA	4.0	2.5	2038	$2,200	$1.08	43d	1	1.49mi

Listing history 3 events

1. 2026-05-30
   statusdays on market $129,999 Pending 19 DOM
2. 2026-05-11
   listed $140,000 Active 428-char remark
3. 1991-04-15
   soldstatus $46,900

ⓘ 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: $942 · $79/mo
• Projected year-2 tax: $1,196 · $100/mo
• Expected delta: +$254/yr (+$21/mo · 26.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $21,805
• − Mortgage interest: −$7,282
• − Property taxes: −$942
• − Insurance: −$650
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$3,782
• Taxable income: $5,660
• Est. tax owed @ 24.0%: −$1,358
• After-tax cash flow: $6,094/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

+177.2% since first listed

4 events — show timeline

• 2026-05-30 Pending — Hive MLS
• 2026-05-27 Price Changed $129,999 Hive MLS
• 2026-05-11 Listed $140,000 Hive MLS
• 1991-04-15 Sold (Public Records) $46,900 Public Records

Property tax history

-2.4%/yr

Latest (2025): $942 · +11.3% YoY. Source: county tax records.