132 Walker St · Augusta-Richmond County consolidated government (balance), GA 30901

$25,000

3 bd · 1.0 ba · 1,413 sqft · SingleFamily public records · 1 Days on market

Built 1911

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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 +15.0/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks

132 Walker St is a 1,413 square foot house on a 5,663 square foot lot with 3 bedrooms and 1 bathroom. The house have been badly burned and badly damaged. It is in historic old town Augusta Ga. It was a beautiful home once and it can be made into a beautiful home again! Contact Elora Bauknight Herrington 980-298-9962 call or text or email [email protected] . 25K or Best Offer. Thanx

Key facts

• Built 1911

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $966 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Cap rate 52.6% 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: W.S. Hornsby Middle School (math 2% / reading 5%, grade F, #468 of 470 statewide, top 100%, 399 students, 98% FRL); Laney High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 684 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 (-1.3%/yr); 131 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $1,531/mo this rent would consume 73% of the median local household income ($25k/yr) (locally 2063% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $2k of equity ($173 loan paydown + $2k appreciation (8.2% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 0.0% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: property tax is 4.9% of price; built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $25,000

Questions for the listing agent

1. Built in 1911 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 6.12% ✓
• Cap rate: 52.64%
• Cash-on-cash: 165.52%
• DSCR: 8.36
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $149,778
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 E Hale St	0.47mi	3/2.0	1,413 (0%)	10mo	$139,900	$99	66
716 5th St	0.53mi	3/2.0	1,496 (+6%)	1mo	$155,000	$104	61
522 2nd St	0.05mi	4/2.0 (+1)	1,521 (+8%)	19mo	$235,000	$155	60
218 Broad St	0.32mi	3/2.0	1,586 (+12%)	5mo	$237,750	$150	57
512 2nd St	0.07mi	4/2.0 (+1)	1,623 (+15%)	15mo	$255,000	$157	50
105 Broad St	0.36mi	4/2.0 (+1)	1,512 (+7%)	15mo	$160,000	$106	50
107 E Hall St	0.46mi	3/2.0	1,548 (+10%)	15mo	$54,000	$35	46
415 Aiken St	0.64mi	3/1.5	1,260 (-11%)	10mo	$150,400	$119	42
6 Hall St	0.48mi	3/2.0	1,570 (+11%)	21mo	$150,000	$96	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.67×
• Total profit: $67,665
• Equity at exit: $19,301

10-year hold

• IRR: —
• Equity multiple: 21.37×
• Total profit: $142,556
• Equity at exit: $38,608

Cash invested: $7,000 (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 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 131
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$131
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $966

Break-even live

Break-even rent $309

Max offer price $25,000

Occupancy floor 32%

Sensitivity live

Price	-10% $1,054	-5% $1,045	+0% $966	+5% $958	+10% $951
Rent	-10% $845	-5% $905	+0% $966	+5% $1,026	+10% $1,086
Rate	-1.0pp $978	-0.5pp $972	base $966	+0.5pp $959	+1.0pp $952

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Telfair St Unit B Augusta, GA	4.0	3.5	1400	$2,000	$1.43	16d	1	0.09mi
112 Telfair St Unit A Augusta, GA	4.0	3.0	1400	$2,300	$1.64	16d	1	0.09mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	46d	1	0.22mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	25d	1	0.22mi
204 Ellis St Augusta, GA	2.0	1.0	1029	$1,350	$1.31	16d	1	0.24mi
320 3rd St Augusta, GA	2.0	1.0	1117	$1,200	$1.07	46d	1	0.27mi
136 Broad St Augusta, GA	2.0	1.0	1200	$1,100	$0.92	46d	1	0.29mi
134 Broad St Augusta, GA	2.0	1.0	1100	$1,150	$1.05	46d	1	0.29mi
420 E Boundary Augusta, GA	2.0	1.0	950	$850	$0.89	46d	1	0.32mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	46d	1	0.34mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	25d	1	0.34mi
410 4th St Unit A Augusta, GA	2.0	1.5	925	$985	$1.06	25d	1	0.34mi
211 Broad St Augusta, GA	3.0	2.0	1200	$1,350	$1.12	46d	1	0.34mi
329 E View Dr Augusta, GA	3.0	1.5	1260	$1,300	$1.03	25d	1	1.06mi
913 Walker St Augusta, GA	2.0	2.0	1000	$1,200	$1.20	16d	1	1.07mi
936 Broad St #317 Augusta, GA	2.0	2.0	1184	$1,600	$1.35	25d	1	1.14mi
936 Broad St #306 Augusta, GA	3.0	2.0	1510	$2,075	$1.37	25d	1	1.14mi
1030 Broad St Augusta, GA	2.0	1.0	880	$1,225	$1.39	46d	1	1.25mi
1030 Broad St Unit D Augusta, GA	2.0	1.0	880	$1,015	$1.15	46d	1	1.25mi
1030 Broad St Unit D Augusta, GA	2.0	1.0	880	$1,015	$1.15	25d	1	1.25mi
1030 Broad St Unit C Augusta, GA	2.0	1.0	900	$1,225	$1.36	25d	1	1.25mi
106 Tybee Ct Augusta, GA	3.0–4.0	2.0	1336	$1,071	$0.80	46d	4	1.29mi
1016 Laney Walker Blvd Augusta, GA	2.0	1.0	885	$935	$1.06	46d	5	1.39mi
1016 Laney Walker Blvd Augusta, GA	1.0–2.0	1.0	794	$995	$1.25	25d	4	1.39mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	25d	1	1.40mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	46d	1	1.40mi

Listing history 4 events

1. 2025-07-25
   historical
2. 2025-07-25
   historical
3. 2025-05-21
   listed $20,000
4. 2025-05-21
   listed $20,000

ⓘ 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: $1,227 · $102/mo
• Projected year-2 tax: $1,227 · $102/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,369
• − Mortgage interest: −$1,400
• − Property taxes: −$1,227
• − Insurance: −$125
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$727
• Taxable income: $11,951
• Est. tax owed @ 24.0%: −$2,868
• After-tax cash flow: $8,719/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): 16,484
• Household income: $25,163
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 2063.0

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: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 8.18%
• Current HPI: 206.3145
• Rent YoY: ▼ -1.31%
• 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

+0.0% since first listed

4 events — show timeline

• 2025-07-25 Listing Removed — Hive MLS
• 2025-07-25 Listing Removed — Hive MLS
• 2025-05-21 Listed $20,000 Hive MLS
• 2025-05-21 Listed $20,000 Hive MLS

Property tax history

+12.2%/yr

Latest (2025): $1,227 · +66.9% YoY. Source: county tax records.