3602 Kinglet Ct · Augusta-Richmond County consolidated government (balance), GA 30906

$132,000

3 bd · 1.5 ba · 1,325 sqft · SingleFamily public records · 20 Days on market

Built 1968 0.26 ac lot $100/sqft · 19% below area Est $163k · 19% under

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Why this score? — see what drove the C+ 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.3/10.0
• 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

GREAT INVESTMENT PROPERTIES! THIS IS 1 OF 8 SOLD AS A GROUP. GOOD RENTAL PROPERTIES. MLS#'S 280150,280147,280149, 280140, 280112, 280117, 280139, 280144.

Key facts

• Flooring repaired
• New roof
• Partially renovated

Tags

• NEW ROOF
• PARTIALLY RENOVATED
• LEAKING PIPE REPAIRED
• FLOORING REPAIRED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $132k.

Deal economics

• At list price, monthly cash flow is $280 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $132k).
• Recommended offer: $130k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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 C — 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: Meadowbrook Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 497 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 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); 367 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 39% 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 $913 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.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($130k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 31y 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 $61k; list at $132k implies a 116% gain — meaningful room to come down on a strong offer.

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 $130,020 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — 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: 1.13% ✓
• Cap rate: 8.84%
• Cash-on-cash: 9.10%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (median comp): $162,776
• List price: $132,000
• Delta: -18.91%
• 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
3426 S Kensington Dr	0.43mi	3/1.5	1,326 (+0%)	2mo	$89,000	$67	78
3531 Spring Glen Ln	0.38mi	3/2.0	1,286 (-3%)	2mo	$165,000	$128	74
3625 Meadowgrove Dr	0.50mi	3/1.5	1,260 (-5%)	3mo	$68,000	$54	66
2940 Dahlia Dr	0.40mi	3/2.0	1,431 (+8%)	2mo	$170,000	$119	64
3526 Spring Glen Ln	0.31mi	4/2.0 (+1)	1,444 (+9%)	3mo	$175,000	$121	61
2942 Dahlia Dr	0.39mi	4/2.0 (+1)	1,392 (+5%)	6mo	$174,000	$125	61
3623 Meadowgrove Dr	0.49mi	4/1.5 (+1)	1,260 (-5%)	6mo	$90,000	$71	58
2816 Leawood Court Ct	0.72mi	3/2.0	1,377 (+4%)	5mo	$195,000	$142	53
3509 Kindling Dr	0.59mi	3/2.0	1,228 (-7%)	8mo	$152,000	$124	51
3614 Brookshire Ct	0.68mi	3/1.5	1,450 (+9%)	2mo	$130,000	$90	51
3412 S Kensington Dr	0.73mi	3/2.0	1,225 (-8%)	8mo	$130,000	$106	44
3014 Libby Drive Dr	0.61mi	3/1.5	1,136 (-14%)	8mo	$152,000	$134	42

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: -5.9%
• Equity multiple: 0.79×
• Total profit: $-7,908
• Equity at exit: $19,682

10-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-790
• Equity at exit: $11,413

Cash invested: $36,960 (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: 367
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,498 high
• Mortgage (P&I): −$692
• Tax from tax record: −$156 /mo · $1,867/yr
• Insurance: −$55
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $280

Break-even live

Break-even rent $1,143

Max offer price $132,000

Occupancy floor 76%

Sensitivity live

Price	-10% $355	-5% $318	+0% $280	+5% $243	+10% $206
Rent	-10% $162	-5% $221	+0% $280	+5% $339	+10% $399
Rate	-1.0pp $347	-0.5pp $314	base $280	+0.5pp $246	+1.0pp $211

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: $33,000
• Closing costs: $3,960
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	45d	1	0.30mi
2914 Cumberland Dr Augusta, GA	4.0	1.5	1650	$1,400	$0.85	22d	1	0.32mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	15d	1	0.37mi
3519 Evangeline Dr Augusta, GA	4.0	1.5	1800	$1,595	$0.89	45d	1	0.38mi
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	25d	1	0.49mi
2707 Gardenbrook Ct Augusta, GA	3.0	2.0	1728	$1,606	$0.93	45d	1	0.50mi
3613 Alene Cir Augusta, GA	3.0	2.0	1260	$1,325	$1.05	15d	1	0.58mi
3001 Alene Ct Augusta, GA	4.0	2.0	1288	$1,631	$1.27	25d	1	0.59mi
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$970	$0.90	25d	6	0.63mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	45d	1	0.69mi
3412 Kensington Dr N Augusta, GA	3.0	2.0	1225	$1,350	$1.10	25d	1	0.72mi
3320 Hillis Rd Augusta, GA	4.0	3.0	1788	$1,850	$1.03	15d	1	0.90mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	45d	1	0.94mi
2727 Barclay St Hephzibah, GA	4.0	2.0	1430	$1,234	$0.86	45d	1	0.96mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	45d	1	0.98mi
2604 Edmonton Ct Hephzibah, GA	3.0	2.0	1343	$1,190	$0.89	15d	1	1.04mi
3528 Woodlake Rd Hephzibah, GA	3.0	2.0	1276	$1,400	$1.10	15d	1	1.08mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	45d	1	1.14mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	25d	1	1.14mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	25d	1	1.25mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	45d	1	1.25mi
2708 Blossom Dr Unit B Augusta, GA	2.0	1.5	896	$950	$1.06	45d	1	1.28mi
2104 Julius Dr Augusta, GA	2.0	2.0	1128	$1,200	$1.06	22d	1	1.29mi
2631 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,430	$1.02	15d	1	1.32mi
2609 Dublin Dr Augusta, GA	3.0	2.0	1400	$1,395	$1.00	15d	1	1.44mi
2834 Brentway Dr Hephzibah, GA	3.0	2.0	1475	$1,600	$1.08	45d	1	1.47mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	25d	1	1.48mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	45d	1	1.48mi
2524 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,700	$1.21	45d	1	1.49mi

Listing history 19 events

1. 2026-05-31
   status $132,000 Pending 20 DOM
2. 2026-05-31
   days on market $132,000 Active 20 DOM
3. 2026-05-30
   days on market $132,000 Active 19 DOM
4. 2026-04-17
   price $132,000
5. 2026-04-09
   status Active
6. 2026-04-03
   status Pending
7. 2026-04-03
   historical
8. 2026-02-13
   price $60,900 153-char remark

   Show marketing remark (153 chars)

   GREAT INVESTMENT PROPERTIES! THIS IS 1 OF 8 SOLD AS A GROUP. GOOD RENTAL PROPERTIES. MLS#'S 280150,280147,280149, 280140, 280112, 280117, 280139, 280144.

9. 2025-04-16
   listed $135,000 Active
10. 2025-04-16
    listed $132,000 Active
11. 2022-12-16
    historical 153-char remark

    Show marketing remark (153 chars)

    GREAT INVESTMENT PROPERTIES! THIS IS 1 OF 8 SOLD AS A GROUP. GOOD RENTAL PROPERTIES. MLS#'S 280150,280147,280149, 280140, 280112, 280117, 280139, 280144.

12. 2022-11-08
    listed $389,000 153-char remark

    Show marketing remark (153 chars)

    GREAT INVESTMENT PROPERTIES! THIS IS 1 OF 8 SOLD AS A GROUP. GOOD RENTAL PROPERTIES. MLS#'S 280150,280147,280149, 280140, 280112, 280117, 280139, 280144.

13. 2007-05-17
    soldstatus $61,000
14. 2007-05-14
    soldstatus $60,900 Closed 153-char remark

    Show marketing remark (153 chars)

    GREAT INVESTMENT PROPERTIES! THIS IS 1 OF 8 SOLD AS A GROUP. GOOD RENTAL PROPERTIES. MLS#'S 280150,280147,280149, 280140, 280112, 280117, 280139, 280144.

15. 2007-05-14
    soldstatus $60,900

    Show marketing remark (153 chars)

    GREAT INVESTMENT PROPERTIES! THIS IS 1 OF 8 SOLD AS A GROUP. GOOD RENTAL PROPERTIES. MLS#'S 280150,280147,280149, 280140, 280112, 280117, 280139, 280144.

16. 2007-02-06
    listed $60,900
17. 1999-05-12
    soldstatus $47,900
18. 1995-12-13
    soldstatus $47,900
19. 1995-11-06
    listed $49,900

ⓘ 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: $1,867 · $156/mo
• Projected year-2 tax: $1,867 · $156/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 7/10 Severe 7 d/yr ≥106°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,972
• − Mortgage interest: −$7,394
• − Property taxes: −$1,867
• − Insurance: −$660
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$3,840
• Taxable income: $1,335
• Est. tax owed @ 24.0%: −$320
• After-tax cash flow: $3,043/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

+164.5% since first listed

17 events — show timeline

• 2026-05-31 Pending — Hive MLS
• 2026-04-17 Price Changed $132,000 Hive MLS
• 2026-04-09 Relisted — Hive MLS
• 2026-04-03 Pending — Hive MLS
• 2026-04-03 Listing Removed — Hive MLS
• 2026-02-13 Price Changed $60,900 Hive MLS
• 2025-04-16 Listed $135,000 Hive MLS
• 2025-04-16 Listed $132,000 Hive MLS
• 2022-12-16 Listing Removed — Hive MLS
• 2022-11-08 Listed $389,000 Hive MLS
• 2007-05-17 Sold (Public Records) $61,000 Public Records
• 2007-05-14 Sold (MLS) $60,900 Hive MLS
• 2007-05-14 Sold (MLS) $60,900 Hive MLS
• 2007-02-06 Listed $60,900 Hive MLS
• 1999-05-12 Sold (Public Records) $47,900 Public Records
• 1995-12-13 Sold (MLS) $47,900 Hive MLS
• 1995-11-06 Listed $49,900 Hive MLS

Property tax history

+4.6%/yr

Latest (2025): $1,867 · +18.3% YoY. Source: county tax records.