2150 Cadden Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$175,000

2 bd · 2.0 ba · 2,075 sqft · SingleFamily public records · 38 Days on market

Built 1953 0.51 ac lot $84/sqft · 6% below area Est $204k · 14% under ↓ 18% since listing

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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).

• ARV discount +13.9/15.0
• Cash flow +13.6/30.0
• DSCR +4.1/10.0
• 1% rule +3.6/10.0
• 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 2150 Cadden Road in Augusta, GA--a charming 3-bedroom, 3-bathroom all-brick home offering 2,275 sq. ft. of living space on a generous half-acre lot! Step inside to find beautiful hardwood floors, stained wood cabinetry, and a spacious kitchen complete with stainless steel appliances, a kitchen island, and ample storage--perfect for meal prep and entertaining. The main-level owner's suite provides comfort and convenience, while the living and dining areas offer plenty of room to gather. Outside, enjoy the covered porch and a large yard with room to roam. Need storage or workspace? This home delivers with outbuildings, a basement workshop, and even an unfinished attic for exp

Key facts

• Covered porch
• Large yard
• Kitchen island

Tags

• HARDWOOD FLOORS
• STAINED WOOD CABINETRY
• KITCHEN ISLAND
• STAINLESS STEEL APPLIANCES
• COVERED PORCH
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $9 ($105/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 $150k (14.4% below list).
• Recommended offer: $150k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $1k of loan paydown is wiped out by about $5k 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 38 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 14 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

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• 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 $149,811 (14.4% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. 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?
5. 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.
6. 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.
7. 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: 0.86% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 9.7

CMA / ARV

• ARV (median comp): $204,132
• List price: $175,000
• Delta: -14.27%
• 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
2112 Balfour St	0.39mi	3/2.0 (+1)	2,090 (+1%)	8mo	$105,000	$50	68
2224 Cadden Rd	0.28mi	3/2.0 (+1)	1,852 (-11%)	10mo	$210,000	$113	56
2206 Silverdale Rd	0.17mi	3/3.0 (+1)	1,912 (-8%)	18mo	$200,000	$105	55
3437 Mount Vernon Dr	0.45mi	3/2.0 (+1)	1,868 (-10%)	5mo	$245,000	$131	53
3033 Richmond Hill Rd	0.58mi	3/2.0 (+1)	2,216 (+7%)	7mo	$116,500	$53	51
2310 Mura Dr	0.56mi	3/2.0 (+1)	1,890 (-9%)	8mo	$210,000	$111	48
2304 Lebaum Ct	0.50mi	3/2.0 (+1)	1,765 (-15%)	4mo	$137,000	$78	44
2208 Buckingham Dr	0.73mi	3/2.0 (+1)	2,240 (+8%)	7mo	$188,000	$84	42
3404 Wentworth Pl	0.64mi	3/3.0 (+1)	1,879 (-9%)	6mo	$261,000	$139	41
3513 Rushing Rd	0.59mi	3/2.0 (+1)	1,910 (-8%)	18mo	$234,900	$123	39
3413 Sutton Pl	0.68mi	3/2.0 (+1)	1,869 (-10%)	12mo	$262,000	$140	37
3524 Mount Vernon Drive Dr	0.64mi	3/2.0 (+1)	1,778 (-14%)	15mo	$212,000	$119	29

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-32,190
• Equity at exit: $26,093

10-year hold

• IRR: -19.6%
• Equity multiple: 0.10×
• Total profit: $-44,276
• Equity at exit: $15,131

Cash invested: $49,000 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,498 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$184 /mo · $2,210/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $9

Break-even live

Break-even rent $1,487

Max offer price $175,000

Occupancy floor 94%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2105 Hobson Ct Augusta, GA	3.0	2.0	1700	$1,375	$0.81	14d	1	0.61mi
1017 Caddenwoods Dr Augusta, GA	3.0	2.0	1496	$1,430	$0.96	44d	1	0.85mi
2115 Oak Leaf Way Augusta, GA	3.0	2.0	1535	$1,850	$1.21	44d	1	1.31mi
2115 Oak Leaf Way Augusta, GA	3.0	2.0	1535	$1,850	$1.21	23d	1	1.31mi

Listing history 50 events

1. 2026-06-18
   days on market $175,000 Active 38 DOM
2. 2026-06-17
   days on market $175,000 Active 37 DOM
3. 2026-06-16
   days on market $175,000 Active 36 DOM
4. 2026-06-15
   days on market $175,000 Active 35 DOM
5. 2026-06-14
   days on market $175,000 Active 33 DOM
6. 2026-06-10
   days on market $175,000 Active 30 DOM
7. 2026-06-09
   days on market $175,000 Active 29 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   days on marketlisting id $175,000 Active 28 DOM
10. 2026-06-08
    days on market $175,000 Active 455 DOM
11. 2026-06-07
    days on market $175,000 Active 454 DOM
12. 2026-06-03
    days on market $175,000 Active 450 DOM
13. 2026-06-02
    days on market $175,000 Active 449 DOM
14. 2026-06-01
    days on market $175,000 Active 448 DOM
15. 2026-05-31
    days on market $175,000 Active 447 DOM
16. 2026-05-30
    days on market $175,000 Active 446 DOM
17. 2026-05-11
    historical
18. 2026-05-02
    status Active
19. 2026-04-23
    status Pending
20. 2026-04-23
    historical
21. 2026-03-26
    status Active
22. 2026-03-26
    historical
23. 2026-03-11
    status Active
24. 2026-03-11
    price $175,000
25. 2026-03-11
    status Active
26. 2026-03-11
    price $175,000
27. 2026-02-21
    status Pending
28. 2026-02-20
    historical
29. 2026-02-11
    historical Active Under Contract
30. 2026-01-29
    status Pending
31. 2026-01-12
    price $199,900
32. 2026-01-09
    price $199,900
33. 2025-12-09
    price $205,000
34. 2025-12-08
    status Active
35. 2025-12-05
    historical
36. 2025-11-24
    price $217,700
37. 2025-04-04
    price $222,700
38. 2025-03-06
    listed $205,000 Active
39. 2025-03-06
    listed $222,900 Active
40. 2025-03-06
    listed $175,000 Active
41. 2024-10-11
    historical
42. 2024-10-11
    historical
43. 2024-10-07
    price $204,900
44. 2024-06-07
    listed $204,000
45. 2024-06-07
    listed $204,000
46. 2023-11-22
    historical
47. 2023-11-22
    historical
48. 2023-11-16
    listed $229,500
49. 2023-11-16
    listed $229,500
50. 2023-11-05
    historical

ⓘ 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: $2,210 · $184/mo
• Projected year-2 tax: $2,210 · $184/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 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: $17,977
• − Mortgage interest: −$9,803
• − Property taxes: −$2,210
• − Insurance: −$875
• − Repairs & maintenance: −$1,438
• − Management: −$1,438
• − Depreciation: −$5,091
• Taxable loss: −$2,877
• Est. tax savings @ 24.0%: +$691
• After-tax cash flow: $795/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

-17.6% since first listed

36 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-02 Relisted — Hive MLS
• 2026-04-23 Pending — Hive MLS
• 2026-04-23 Listing Removed — Hive MLS
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-11 Relisted — AMLS
• 2026-03-11 Price Changed $175,000 AMLS
• 2026-03-11 Relisted — Hive MLS
• 2026-03-11 Price Changed $175,000 Hive MLS
• 2026-02-21 Pending — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2026-02-11 Contingent — AMLS
• 2026-01-29 Pending — Hive MLS
• 2026-01-12 Price Changed $199,900 AMLS
• 2026-01-09 Price Changed $199,900 Hive MLS
• 2025-12-09 Price Changed $205,000 AMLS
• 2025-12-08 Relisted — AMLS
• 2025-12-05 Delisted — AMLS
• 2025-11-24 Price Changed $217,700 AMLS
• 2025-04-04 Price Changed $222,700 AMLS
• 2025-03-06 Listed $175,000 Hive MLS
• 2025-03-06 Listed $222,900 AMLS
• 2025-03-06 Listed $205,000 Hive MLS
• 2024-10-11 Listing Removed — Hive MLS
• 2024-10-11 Listing Removed — Hive MLS
• 2024-10-07 Price Changed $204,900 AMLS
• 2024-06-07 Listed $204,000 Hive MLS
• 2024-06-07 Listed $204,000 Hive MLS
• 2023-11-22 Listing Removed — Hive MLS
• 2023-11-22 Listing Removed — Hive MLS
• 2023-11-16 Listed $229,500 Hive MLS
• 2023-11-16 Listed $229,500 Hive MLS
• 2023-11-05 Listing Removed — Hive MLS
• 2023-05-05 Listed $212,500 Hive MLS
• 2023-05-05 Listed $212,500 Hive MLS

Property tax history

+9.1%/yr

Latest (2025): $2,210 · -7.1% YoY. Source: county tax records.