2019 Dunham Ct · Augusta-Richmond County consolidated government (balance), GA 30906

$104,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 33 Days on market

Built 1955 9,147 sqft lot Est $148k · 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 +27.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.4/10.0
• 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

This would be a Great Investment property. Home needsTLC. Seller is ready to sell and will be looking at all offers. SOLD AS IS.

Key facts

• 9,147 sq ft lot
• Built 1955
• Listed 33 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.9% 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: Dorothy Hains Elementary School (math 2% / reading 17%, grade F, #1,092 of 1,228 statewide, top 91%, 445 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); 364 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 34% 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 $725 of loan paydown is wiped out by about $3k 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 33 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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 $75k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $101,753 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 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 1955 — 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: 1.24% ✓
• Cap rate: 9.91%
• Cash-on-cash: 12.91%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $147,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2019 Dunham Ct	0.00mi	3/1.0	1,200 (0%)	1mo	$104,900	$87	99
3209 E Gerald Dr	0.37mi	3/2.0	1,221 (+2%)	4mo	$138,700	$114	73
3207 E Gerald Dr	0.37mi	3/2.0	1,152 (-4%)	3mo	$179,000	$155	70
2126 Harding Rd	0.36mi	3/2.0	1,260 (+5%)	3mo	$155,000	$123	68
2147 Alfred Ln	0.65mi	3/2.0	1,228 (+2%)	2mo	$165,000	$134	60
2144 Alfred Ln	0.65mi	3/2.0	1,220 (+2%)	4mo	$167,000	$137	60
2815 Anne St	0.67mi	3/1.0	1,273 (+6%)	4mo	$114,900	$90	55
3231 Kevin Dr	0.52mi	3/2.0	1,300 (+8%)	6mo	$165,000	$127	53
2140 Richards Rd	0.62mi	3/2.0	1,260 (+5%)	6mo	$158,000	$125	53
3224 Kevin Dr	0.52mi	3/1.5	1,301 (+8%)	9mo	$140,000	$108	53
3219 Young Forest Dr	0.57mi	3/2.0	1,340 (+12%)	5mo	$105,000	$78	46
2813 King St	0.74mi	3/1.0	1,025 (-15%)	6mo	$107,500	$105	36

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: -0.6%
• Equity multiple: 0.98×
• Total profit: $-667
• Equity at exit: $15,641

10-year hold

• IRR: 5.7%
• Equity multiple: 1.36×
• Total profit: $10,659
• Equity at exit: $9,070

Cash invested: $29,372 (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: 6.7×

Monthly cashflow live

• Estimated rent: $1,300 high
• Mortgage (P&I): −$550
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $316

Break-even live

Break-even rent $900

Max offer price $104,900

Occupancy floor 71%

Sensitivity live

Price	-10% $375	-5% $346	+0% $316	+5% $286	+10% $257
Rent	-10% $213	-5% $265	+0% $316	+5% $367	+10% $419
Rate	-1.0pp $369	-0.5pp $343	base $316	+0.5pp $289	+1.0pp $261

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: $26,225
• Closing costs: $3,147
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	44d	1	0.42mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	24d	1	0.42mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	0.48mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	44d	1	0.52mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	24d	1	0.52mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	44d	1	0.65mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	44d	3	0.70mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	45d	1	0.72mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	0.72mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	0.75mi
1915 Dianne Dr Augusta, GA	3.0	1.0	1196	$1,236	$1.03	44d	1	1.01mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	45d	1	1.03mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	24d	1	1.09mi
1916 Preston Dr Augusta, GA	3.0	1.5	1134	$1,055	$0.93	44d	1	1.09mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	21d	1	1.28mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	24d	1	1.32mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	44d	1	1.43mi

Listing history 21 events

1. 2026-04-10
   status Under Contract
2. 2026-03-20
   status Back On Market
3. 2026-03-15
   status Under Contract
4. 2026-03-03
   listed $104,900 New
5. 2021-12-28
   soldstatus $74,510
6. 2021-12-16
   soldstatus $74,510 128-char remark

   Show marketing remark (128 chars)

   This would be a Great Investment property. Home needsTLC. Seller is ready to sell and will be looking at all offers. SOLD AS IS.

7. 2021-12-16
   soldstatus $74,510 128-char remark

   Show marketing remark (128 chars)

   This would be a Great Investment property. Home needsTLC. Seller is ready to sell and will be looking at all offers. SOLD AS IS.

8. 2021-10-21
   listed $78,900 128-char remark

   Show marketing remark (128 chars)

   This would be a Great Investment property. Home needsTLC. Seller is ready to sell and will be looking at all offers. SOLD AS IS.

9. 2021-10-21
   listed $78,900 128-char remark

   Show marketing remark (128 chars)

   This would be a Great Investment property. Home needsTLC. Seller is ready to sell and will be looking at all offers. SOLD AS IS.

10. 2010-12-02
    soldstatus $58,500
11. 2010-11-23
    soldstatus $58,500
12. 2010-11-23
    soldstatus $58,500
13. 2010-05-12
    listed $59,900
14. 2010-05-12
    listed $59,900
15. 2009-09-11
    soldstatus $10,500
16. 2009-09-11
    soldstatus $10,500
17. 2009-08-06
    listed $15,900
18. 2009-08-06
    listed $15,900
19. 2009-06-16
    soldstatus $47,710
20. 2006-12-27
    soldstatus $20,000
21. 1973-12-01
    soldstatus $17,050

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $1,409 · $117/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $15,605
• − Mortgage interest: −$5,876
• − Property taxes: −$1,409
• − Insurance: −$524
• − Repairs & maintenance: −$1,248
• − Management: −$1,248
• − Depreciation: −$3,052
• Taxable income: $2,247
• Est. tax owed @ 24.0%: −$539
• After-tax cash flow: $3,254/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

+515.2% since first listed

21 events — show timeline

• 2026-04-10 Pending — GAMLS
• 2026-03-20 Relisted — GAMLS
• 2026-03-15 Pending — GAMLS
• 2026-03-03 Listed $104,900 GAMLS
• 2021-12-28 Sold (Public Records) $74,510 Public Records
• 2021-12-16 Sold (MLS) $74,510 Hive MLS
• 2021-12-16 Sold (MLS) $74,510 Hive MLS
• 2021-10-21 Listed $78,900 Hive MLS
• 2021-10-21 Listed $78,900 Hive MLS
• 2010-12-02 Sold (Public Records) $58,500 Public Records
• 2010-11-23 Sold (MLS) $58,500 Hive MLS
• 2010-11-23 Sold (MLS) $58,500 Hive MLS
• 2010-05-12 Listed $59,900 Hive MLS
• 2010-05-12 Listed $59,900 Hive MLS
• 2009-09-11 Sold (MLS) $10,500 Hive MLS
• 2009-09-11 Sold (MLS) $10,500 Hive MLS
• 2009-08-06 Listed $15,900 Hive MLS
• 2009-08-06 Listed $15,900 Hive MLS
• 2009-06-16 Sold (Public Records) $47,710 Public Records
• 2006-12-27 Sold (Public Records) $20,000 Public Records
• 1973-12-01 Sold (Public Records) $17,050 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,409 · +20.7% YoY. Source: county tax records.