2218 Bandler Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$74,900

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 57 Days on market

Built 1952 0.25 ac lot $91/sqft · 29% below area Est $105k · 29% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Welcome to your charming oasis in the heart of Augusta, GA! This delightful single-story abode offers 825 square feet of cozy comfort, perfect for those seeking simplicity without compromising on style. Boasting two well-appointed bedrooms and a beautifully updated bathroom, this home is an ideal retreat for singles or couples. Outside, you'll find an expansive yard offering endless possibilities - whether it's gardening enthusiasts dreaming of their next project or those desiring a serene outdoor sitting area for relaxing evenings under Georgia's starlit sky. This generously sized plot ensures privacy while providing plenty of room for entertaining guests or enjoying quiet solitude. Situat

Key facts

• Close to parks
• Close to schools
• Expansive yard

Tags

• EXPANSIVE YARD
• SERENE OUTDOOR SITTING AREA
• CLOSE TO LOCAL AMENITIES
• CLOSE TO PARKS
• CLOSE TO SCHOOLS

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No HOA

Exterior

• Parking: Off-street parking (no garage)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence; House; Resale property
• Construction: Built in 1952; Vinyl siding; Composition roof; Slab foundation
• Exterior features: Level lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms (both on the main level)
• Flooring: Carpet; Hardwood
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; One-level layout
• Laundry & utility: Laundry: Other (details not provided)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $346 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.8% 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: Wheeless Road Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 557 students, 98% FRL); Murphey Middle School (math 0% / reading 6%, grade F, #469 of 470 statewide, top 100%, 635 students, 98% FRL); Butler High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 837 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); 369 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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: 1.50% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.80%
• DSCR: 1.88
• GRM: 5.6

CMA / ARV

• ARV (median comp): $105,420
• List price: $74,900
• Delta: -28.95%
• 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
2225 Martin Rd	0.08mi	2/1.0	816 (-1%)	3mo	$68,198	$84	92
2235 Bandler Rd	0.09mi	2/1.0	825 (0%)	9mo	$105,000	$127	88
2216 Martin Rd	0.10mi	2/1.0	800 (-3%)	9mo	$109,000	$136	83
2229 Bandler Rd	0.06mi	2/1.0	768 (-7%)	15mo	$109,900	$143	73
2807 Anne St	0.45mi	2/1.0	800 (-3%)	1mo	$88,000	$110	73
1924 Virginia Ave	0.71mi	2/1.0	825 (0%)	4mo	$100,000	$121	63
2325 Henry Cir	0.53mi	2/1.0	800 (-3%)	10mo	$109,900	$137	62
2113 Richards Rd	0.32mi	2/1.0	900 (+9%)	12mo	$110,000	$122	60
2521 Hammond Ave	0.44mi	2/1.0	896 (+9%)	7mo	$65,000	$73	59
2524 Rhodes Dr	0.23mi	3/1.0 (+1)	936 (+14%)	14mo	$65,000	$69	50
2527 Rhodes Dr	0.26mi	3/1.0 (+1)	936 (+14%)	16mo	$90,000	$96	47
2480 Miles Ave	0.70mi	2/1.0	720 (-13%)	10mo	$96,000	$133	38

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: 8.4%
• Equity multiple: 1.32×
• Total profit: $6,636
• Equity at exit: $11,168

10-year hold

• IRR: 14.8%
• Equity multiple: 2.03×
• Total profit: $21,550
• Equity at exit: $6,476

Cash invested: $20,972 (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: 369
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,124 high
• Mortgage (P&I): −$393
• Tax from tax record: −$118 /mo · $1,419/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $346

Break-even live

Break-even rent $686

Max offer price $74,900

Occupancy floor 64%

Sensitivity live

Price	-10% $388	-5% $367	+0% $346	+5% $325	+10% $304
Rent	-10% $257	-5% $302	+0% $346	+5% $390	+10% $435
Rate	-1.0pp $384	-0.5pp $365	base $346	+0.5pp $327	+1.0pp $307

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	22d	6	0.40mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	46d	1	0.40mi
526 Richmond Hill Rd W Augusta, GA	1.0	1.0	770	$810	$1.05	15d	1	0.61mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	45d	3	0.68mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	15d	7	0.74mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	15d	1	0.94mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	45d	6	1.02mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	15d	1	1.02mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	25d	1	1.03mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	45d	1	1.03mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	45d	1	1.03mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	45d	1	1.04mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,063	$0.85	25d	3	1.06mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	45d	1	1.10mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	45d	1	1.12mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	25d	1	1.12mi
1940 Haynie Dr Unit 2 Augusta, GA	1.0	1.0	840	$850	$1.01	25d	1	1.12mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	45d	1	1.12mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	25d	1	1.12mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	45d	1	1.17mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	45d	1	1.21mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	25d	1	1.21mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	45d	1	1.24mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	25d	1	1.27mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	45d	1	1.48mi

Listing history 19 events

1. 2026-06-19
   status $74,900 Under Contract 57 DOM
2. 2026-06-18
   days on market $74,900 Active 57 DOM
3. 2026-06-17
   days on market $74,900 Active 56 DOM
4. 2026-06-16
   days on market $74,900 Active 55 DOM
5. 2026-06-15
   days on market $74,900 Active 54 DOM
6. 2026-06-14
   days on market $74,900 Active 52 DOM
7. 2026-06-10
   days on market $74,900 Active 49 DOM
8. 2026-06-09
   statusdays on market $74,900 Active 48 DOM
9. 2026-06-08
   days on market $74,900 Price Change 47 DOM
10. 2026-06-07
    pricestatusdays on market $74,900 Price Change 46 DOM
11. 2026-06-03
    days on market $84,900 Active 42 DOM
12. 2026-06-02
    days on market $84,900 Active 41 DOM
13. 2026-06-01
    days on market $84,900 Active 40 DOM
14. 2026-05-31
    days on market $84,900 Active 39 DOM
15. 2026-05-30
    days on market $84,900 Active 38 DOM
16. 2026-05-14
    price $84,900 909-char remark
17. 2026-04-22
    listed $89,900 New 909-char remark
18. 2021-09-03
    soldstatus $405,510
19. 1998-09-11
    soldstatus $57,000

ⓘ 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: $1,419 · $118/mo
• Projected year-2 tax: $1,419 · $118/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 4/10 Moderate FEMA zone X (unshaded) · 21% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 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: $13,492
• − Mortgage interest: −$4,196
• − Property taxes: −$1,419
• − Insurance: −$374
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$2,179
• Taxable income: $3,165
• Est. tax owed @ 24.0%: −$760
• After-tax cash flow: $3,392/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

+31.4% since first listed

6 events — show timeline

• 2026-06-18 Pending — GAMLS
• 2026-06-07 Price Changed $74,900 GAMLS
• 2026-05-14 Price Changed $84,900 GAMLS
• 2026-04-22 Listed $89,900 GAMLS
• 2021-09-03 Sold (Public Records) $405,510 Public Records
• 1998-09-11 Sold (Public Records) $57,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,419 · +8.0% YoY. Source: county tax records.