3813 Beacon Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$185,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 12 Days on market

Built 1980 0.26 ac lot Est $188k · at est.

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Why this score? — see what drove the D 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 +16.7/30.0
• ARV discount +8.2/15.0
• DSCR +5.2/10.0
• 1% rule +4.3/10.0
• 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 MLS

Extremely upgraded and renovated home! The house has a NEW water heater and HV/AC unit. All new flooring throughout the house and carpet in the bedrooms. Fully renovated kitchen with new countertops, updated cabinets and appliances! Fenced in backyard with plenty of space for children or pets to run around. Shed in the backyard has electricity so it can be used for a workshop or extra storage. Small patio area off the backdoor. Nice front porch for a sitting/arrival area. Attached carport for parking. Beautiful natural gas fireplace.

Key facts

• Spacious yard
• Prime location
• 0.26 acre lot

Tags

• SPACIOUS YARD
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Street lights in the community

Exterior

• Parking: Attached garage; Concrete driveway/parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story, entry level 1
• Construction: Brick construction; See remarks for additional construction details; Composition roof; Slab foundation; Built on one level
• Exterior features: Deck; Fenced yard; Has view

Interior

• Kitchen: Includes appliances (other)
• Bedrooms: 6 total rooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Forced air heating; Electric heating; Natural gas heating; Fireplace(s)
• Interior features: Eat-in kitchen; No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $171k (7.5% below list).
• Recommended offer: $171k (7.5% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 D — 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: Gracewood Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 512 students, 98% FRL); Spirit Creek Middle School (math 4% / reading 12%, grade F, #445 of 470 statewide, top 95%, 532 students, 98% FRL); Cross Creek High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 1,133 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; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 29y 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 $105k; list at $185k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $171,202 (7.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $188,048
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3818 Beacon Dr	0.06mi	3/2.0	1,242 (-4%)	13mo	$160,000	$129	81
3828 Creighton Pl	0.16mi	3/2.0	1,339 (+4%)	15mo	$165,000	$123	73
1822 Covington Pl	0.11mi	3/2.0	1,395 (+8%)	11mo	$159,000	$114	72
3853 Beacon Dr	0.14mi	3/2.0	1,246 (-3%)	21mo	$170,000	$136	70
3803 Creighton Pl	0.25mi	3/2.0	1,226 (-5%)	21mo	$179,000	$146	63
3821 Beacon Dr	0.09mi	3/2.0	1,172 (-9%)	23mo	$189,000	$161	62
3884 Old Waynesboro Rd	0.55mi	3/1.0	1,326 (+3%)	5mo	$194,000	$146	61
1803 Covington Pl	0.29mi	4/2.0 (+1)	1,377 (+7%)	13mo	$195,000	$142	59
1907 Lobelia Lane Ln	0.69mi	4/2.0 (+1)	1,347 (+5%)	12mo	$225,000	$167	45
1723 Tamarind Way	0.73mi	4/2.0 (+1)	1,400 (+9%)	15mo	$227,000	$162	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: -15.4%
• Equity multiple: 0.47×
• Total profit: $-27,633
• Equity at exit: $27,584

10-year hold

• IRR: -12.9%
• Equity multiple: 0.34×
• Total profit: $-33,972
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,712 high
• Mortgage (P&I): −$970
• Tax from tax record: −$190 /mo · $2,276/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $116

Break-even live

Break-even rent $1,566

Max offer price $185,000

Occupancy floor 88%

Sensitivity live

Price	-10% $220	-5% $168	+0% $116	+5% $63	+10% $11
Rent	-10% $-20	-5% $48	+0% $116	+5% $183	+10% $251
Rate	-1.0pp $209	-0.5pp $163	base $116	+0.5pp $68	+1.0pp $19

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1414 Kingsman Dr Augusta, GA	2.0–3.0	2.0	1178	$2,085	$1.77	15d	8	0.37mi
1239 Longpoint Dr Augusta, GA	3.0	2.0	1288	$1,600	$1.24	25d	1	0.39mi
1239 Longpoint Dr Augusta, GA	3.0	2.0	1288	$1,675	$1.30	45d	1	0.39mi
1216 Longpoint Dr Augusta, GA	2.0	2.0	1100	$1,550	$1.41	45d	1	0.43mi
1216 Longpoint Dr Augusta, GA	2.0	2.0	1100	$1,500	$1.36	25d	1	0.43mi
1015 Country Place Dr Augusta, GA	3.0	2.0	1615	$1,650	$1.02	25d	1	1.30mi
1015 Country Place Dr Augusta, GA	3.0	2.0	1615	$1,695	$1.05	45d	1	1.30mi

Listing history 11 events

1. 2026-06-21
   days on market $185,000 Active 12 DOM
2. 2026-06-18
   days on market $185,000 Active 9 DOM
3. 2026-06-17
   days on market $185,000 Active 8 DOM
4. 2026-06-16
   days on market $185,000 Active 7 DOM
5. 2026-06-15
   days on market $185,000 Active 6 DOM
6. 2026-06-14
   status $185,000 Active 4 DOM
7. 2026-06-07
   statusdays on market $185,000 Pending 4 DOM
8. 2026-06-03
   days on market $185,000 Active 3 DOM
9. 2026-06-02
   days on market $185,000 Active 2 DOM
10. 2026-06-01
    remarks 422-char remark
11. 2026-06-01
    listed $185,000 Active 1 DOM

ⓘ 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: $2,276 · $190/mo
• Projected year-2 tax: $2,276 · $190/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 4/10 Moderate
• 🌡 Heat 8/10 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: $20,544
• − Mortgage interest: −$10,363
• − Property taxes: −$2,276
• − Insurance: −$925
• − Repairs & maintenance: −$1,644
• − Management: −$1,644
• − Depreciation: −$5,382
• Taxable loss: −$1,689
• Est. tax savings @ 24.0%: +$405
• After-tax cash flow: $1,792/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

+164.7% since first listed

13 events — show timeline

• 2026-06-01 Listed $185,000 Hive MLS
• 2019-07-03 Listed $104,900 Hive MLS
• 2019-07-03 Listed $104,900 Hive MLS
• 2019-02-20 Sold (Public Records) $60,000 Public Records
• 2019-02-20 Sold (MLS) $104,900 Hive MLS
• 2019-02-20 Sold (MLS) $104,900 Hive MLS
• 2019-01-31 Sold (MLS) $90,000 Hive MLS
• 2019-01-31 Sold (MLS) $90,000 Hive MLS
• 2018-11-08 Listed $62,500 Hive MLS
• 2018-11-08 Listed $62,500 Hive MLS
• 1997-08-29 Sold (Public Records) $69,900 Public Records
• 1997-08-29 Sold (MLS) $69,900 Hive MLS
• 1997-06-26 Listed $69,900 Hive MLS

Property tax history

+18.6%/yr

Latest (2025): $2,276 · +3.6% YoY. Source: county tax records.