3649 Madrid Dr N · Augusta-Richmond County consolidated government (balance), GA 30906

$91,000

4 bd · 2.0 ba · 1,260 sqft · SingleFamily public records · 7 Days on market

Built 1978 0.28 ac lot Est $147k · 38% under ↓ 41% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Completely updated 4 bedroom/2 bath single level home that is in a family-oriented neighborhood, minutes from Fort Gordon. Bedrooms are very spacious. Master bedroom has 2 separate walk in closets. This home comes with a very nice sunroom that is attached to the house, an oversized carport, big storage building out back that stays, and a completely fenced yard. This beautiful home also has all new laminate flooring in the living room, and carpet in the bedrooms. There are ceiling fans in every room, and all new light fixtures throughout the house. This house has also been completely painted inside and outside and the landscaping has been refreshed. This one would not last long at this price. Show and bring us offers.

Key facts

• 0.28 acre lot
• Built 1978
• Listed 7 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $91k.

Deal economics

• At list price, monthly cash flow is $526 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $91k).
• Cap rate 13.2% 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: Barton Chapel Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 390 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.
• Zoned-school proficiency averages 3% at this address vs 16% district-wide (-13 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 41% 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 $629 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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

• Climate carrying-cost: major wind risk, 65% 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 $91,000

Questions for the listing agent

1. Built in 1978 — 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: 1.71% ✓
• Cap rate: 13.23%
• Cash-on-cash: 24.77%
• DSCR: 2.10
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $147,420
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3649 Madrid Dr N	0.00mi	4/2.0	1,260 (0%)	1mo	$95,560	$76	99
3647 N Madrid Drive Dr	0.02mi	3/1.5 (-1)	1,191 (-6%)	10mo	$150,000	$126	75
2362 Berlin Dr	0.37mi	3/2.0 (-1)	1,275 (+1%)	6mo	$155,000	$122	71
2352 Helsinki Dr	0.18mi	3/2.0 (-1)	1,144 (-9%)	12mo	$160,000	$140	61
3607 London Blvd	0.54mi	3/1.5 (-1)	1,276 (+1%)	8mo	$71,470	$56	59
3650 London Blvd	0.48mi	3/1.5 (-1)	1,327 (+5%)	4mo	$108,000	$81	58
3646 London Blvd	0.47mi	4/1.5	1,335 (+6%)	15mo	$132,700	$99	53
2402 Budapest Ct	0.69mi	3/2.0 (-1)	1,272 (+1%)	15mo	$194,500	$153	49
3642 London Blvd	0.46mi	3/2.0 (-1)	1,136 (-10%)	12mo	$170,000	$150	47
2417 Luxembourg Dr	0.73mi	3/1.5 (-1)	1,140 (-10%)	10mo	$111,500	$98	35
3524 Melody Dr	0.67mi	3/1.5 (-1)	1,147 (-9%)	15mo	$118,000	$103	35
2425 Amsterdam Drive Dr	0.64mi	3/1.5 (-1)	1,112 (-12%)	14mo	$129,900	$117	32

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: 14.5%
• Equity multiple: 1.56×
• Total profit: $14,256
• Equity at exit: $13,568

10-year hold

• IRR: 20.8%
• Equity multiple: 2.50×
• Total profit: $38,191
• Equity at exit: $7,868

Cash invested: $25,480 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,557 high
• Mortgage (P&I): −$477
• Tax from tax record: −$189 /mo · $2,272/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $526

Break-even live

Break-even rent $892

Max offer price $91,000

Occupancy floor 61%

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: $22,750
• Closing costs: $2,730
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2338 Helsinki Dr Augusta, GA	3.0	1.5	1025	$1,245	$1.21	23d	1	0.12mi
2524 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,700	$1.21	44d	1	1.32mi
2609 Dublin Dr Augusta, GA	3.0	2.0	1400	$1,395	$1.00	14d	1	1.45mi
2514 Winterville Dr Augusta, GA	3.0	2.0	1612	$1,795	$1.11	14d	1	1.48mi
3625 Belair Rd Augusta, GA	4.0	2.0	1271	$1,395	$1.10	44d	1	1.48mi

Listing history 9 events

1. 2026-04-09
   status Under Contract
2. 2026-04-02
   status Price Change
3. 2026-04-02
   price $91,000
4. 2026-03-31
   listed $95,550
5. 2026-03-31
   historical
6. 2023-02-16
   soldstatus $155,000 726-char remark

   Show marketing remark (726 chars)

   Completely updated 4 bedroom/2 bath single level home that is in a family-oriented neighborhood, minutes from Fort Gordon. Bedrooms are very spacious. Master bedroom has 2 separate walk in closets. This home comes with a very nice sunroom that is attached to the house, an oversized carport, big storage building out back that stays, and a completely fenced yard. This beautiful home also has all new laminate flooring in the living room, and carpet in the bedrooms. There are ceiling fans in every room, and all new light fixtures throughout the house. This house has also been completely painted inside and outside and the landscaping has been refreshed. This one would not last long at this price. Show and bring us offers.

7. 2023-02-16
   soldstatus $155,000 726-char remark

   Show marketing remark (726 chars)

   Completely updated 4 bedroom/2 bath single level home that is in a family-oriented neighborhood, minutes from Fort Gordon. Bedrooms are very spacious. Master bedroom has 2 separate walk in closets. This home comes with a very nice sunroom that is attached to the house, an oversized carport, big storage building out back that stays, and a completely fenced yard. This beautiful home also has all new laminate flooring in the living room, and carpet in the bedrooms. There are ceiling fans in every room, and all new light fixtures throughout the house. This house has also been completely painted inside and outside and the landscaping has been refreshed. This one would not last long at this price. Show and bring us offers.

8. 2023-01-12
   listed $155,000 726-char remark

   Show marketing remark (726 chars)

   Completely updated 4 bedroom/2 bath single level home that is in a family-oriented neighborhood, minutes from Fort Gordon. Bedrooms are very spacious. Master bedroom has 2 separate walk in closets. This home comes with a very nice sunroom that is attached to the house, an oversized carport, big storage building out back that stays, and a completely fenced yard. This beautiful home also has all new laminate flooring in the living room, and carpet in the bedrooms. There are ceiling fans in every room, and all new light fixtures throughout the house. This house has also been completely painted inside and outside and the landscaping has been refreshed. This one would not last long at this price. Show and bring us offers.

9. 2023-01-12
   listed $155,000 726-char remark

   Show marketing remark (726 chars)

   Completely updated 4 bedroom/2 bath single level home that is in a family-oriented neighborhood, minutes from Fort Gordon. Bedrooms are very spacious. Master bedroom has 2 separate walk in closets. This home comes with a very nice sunroom that is attached to the house, an oversized carport, big storage building out back that stays, and a completely fenced yard. This beautiful home also has all new laminate flooring in the living room, and carpet in the bedrooms. There are ceiling fans in every room, and all new light fixtures throughout the house. This house has also been completely painted inside and outside and the landscaping has been refreshed. This one would not last long at this price. Show and bring us offers.

ⓘ 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: $2,272 · $189/mo
• Projected year-2 tax: $2,272 · $189/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 65% 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: $18,689
• − Mortgage interest: −$5,097
• − Property taxes: −$2,272
• − Insurance: −$455
• − Repairs & maintenance: −$1,495
• − Management: −$1,495
• − Depreciation: −$2,647
• Taxable income: $5,227
• Est. tax owed @ 24.0%: −$1,255
• After-tax cash flow: $5,056/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

-41.3% since first listed

9 events — show timeline

• 2026-04-09 Pending — GAMLS
• 2026-04-02 Relisted — GAMLS
• 2026-04-02 Price Changed $91,000 GAMLS
• 2026-03-31 Listing Removed — GAMLS
• 2026-03-31 Listed $95,550 GAMLS
• 2023-02-16 Sold (MLS) $155,000 Hive MLS
• 2023-02-16 Sold (MLS) $155,000 Hive MLS
• 2023-01-12 Listed $155,000 Hive MLS
• 2023-01-12 Listed $155,000 Hive MLS

Property tax history

+12.0%/yr

Latest (2025): $2,272 · +10.2% YoY. Source: county tax records.