1020 13th Ave · Augusta-Richmond County consolidated government (balance), GA 30901

$45,000

2 bd · 1.0 ba · 952 sqft · SingleFamily public records · 37 Days on market

Built 1962 Est $67k · 32% under

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Why this score? — see what drove the A- 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
• Appreciation +9.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks

This home has a good structure, but has minor exterior and interior damage . It was listed at 49,000. However, because of the damage, we will sell it for 45,000. Asking & acirc; & euro; & oelig; As Is. & acirc; & euro; �

Key facts

• Built 1962
• Listed 37 days

Property features AI

Exterior

• Home design: Built in 1962
• Construction: Single-family property with 952 square feet of living area
• Exterior features: Located in the South Turpin Hill subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $45k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.6% 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 A — 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 (-1.3%/yr); 129 active listings in the ZIP; 18 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; lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $1,160/mo this rent would consume 55% 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 $4k of equity ($311 loan paydown + $4k 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 $13k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.58% ✓
• Cap rate: 21.55%
• Cash-on-cash: 54.51%
• DSCR: 3.43
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $66,640
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1442 Essie Mcintyre Blvd	0.46mi	2/1.0	948 (-0%)	5mo	$23,000	$24	74
1112 7th Ave	0.39mi	2/1.0	880 (-8%)	4mo	$62,000	$70	66
2113 Dyer St	0.17mi	3/1.0 (+1)	1,040 (+9%)	8mo	$125,000	$120	65
1426 Essie Mcintyre Blvd	0.42mi	2/1.0	1,015 (+7%)	10mo	$54,000	$53	61
1723 Douglas St	0.48mi	3/1.0 (+1)	1,000 (+5%)	4mo	$100,000	$100	60
1105 11th Ave	0.17mi	3/1.0 (+1)	1,050 (+10%)	18mo	$115,000	$110	54
2004 Roosevelt Dr	0.73mi	3/1.0 (+1)	984 (+3%)	6mo	$51,000	$52	50
1439 Dewitt Street St	0.63mi	3/1.0 (+1)	1,014 (+6%)	8mo	$25,000	$25	48
1635 Carpenter St	0.68mi	3/1.0 (+1)	984 (+3%)	17mo	$40,000	$41	44
1012 7th Ave	0.36mi	3/1.0 (+1)	1,080 (+13%)	18mo	$75,000	$69	40
1926 Kratha Drive Dr	0.65mi	3/1.0 (+1)	1,050 (+10%)	16mo	$120,000	$114	34
2002 Shirley Ave	0.74mi	3/1.0 (+1)	1,032 (+8%)	17mo	$85,000	$82	32

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: 28.4%
• Equity multiple: 3.00×
• Total profit: $25,243
• Equity at exit: $34,741

10-year hold

• IRR: 23.3%
• Equity multiple: 5.82×
• Total profit: $60,743
• Equity at exit: $69,495

Cash invested: $12,600 (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: 129
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,160 high
• Mortgage (P&I): −$236
• Tax from tax record: −$89 /mo · $1,070/yr
• Insurance: −$19
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $146

Break-even live

Break-even rent $975

Max offer price $45,000

Occupancy floor 82%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2230 Hollis Rd Augusta, GA	2.0	1.0	1000	$975	$0.97	43d	1	0.39mi
1750 Essie McIntyre Blvd Augusta, GA	2.0	1.0	720	$950	$1.32	43d	1	0.88mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	43d	1	1.04mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	23d	1	1.04mi
2125 Kennedy Dr Augusta, GA	2.0	1.0	750	$795	$1.06	13d	1	1.10mi
1601 12th St Unit 1601 Augusta, GA	2.0	1.0	550	$875	$1.59	43d	1	1.13mi
1601 12th St Unit 1603 Augusta, GA	1.0	1.0	550	$875	$1.59	21d	1	1.13mi
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	23d	1	1.14mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	43d	1	1.20mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	13d	1	1.21mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$1,862	$1.78	21d	13	1.26mi
1480 Wrightsboro Rd Augusta, GA	1.0	1.0	775	$1,628	$2.10	13d	1	1.26mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	43d	1	1.27mi
2726 Landing Loop Dr Augusta, GA	3.0	2.0	1008	$1,025	$1.02	44d	1	1.42mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	43d	1	1.45mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	43d	1	1.47mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	13d	1	1.48mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	13d	1	1.50mi

Listing history 15 events

1. 2026-06-18
   days on market $45,000 Active 37 DOM
2. 2026-06-17
   days on market $45,000 Active 36 DOM
3. 2026-06-16
   days on market $45,000 Active 35 DOM
4. 2026-06-15
   days on market $45,000 Active 34 DOM
5. 2026-06-14
   days on market $45,000 Active 32 DOM
6. 2026-06-10
   days on market $45,000 Active 29 DOM
7. 2026-06-09
   days on market $45,000 Active 28 DOM
8. 2026-06-08
   days on market $45,000 Active 27 DOM
9. 2026-06-07
   days on market $45,000 Active 26 DOM
10. 2026-06-03
    days on market $45,000 Active 22 DOM
11. 2026-06-02
    days on market $45,000 Active 21 DOM
12. 2026-06-01
    days on market $45,000 Active 20 DOM
13. 2026-05-31
    days on market $45,000 Active 19 DOM
14. 2026-05-30
    days on market $45,000 Active 18 DOM
15. 2026-05-12
    listed $45,000 Active 213-char remark

ⓘ 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: $1,070 · $89/mo
• Projected year-2 tax: $1,070 · $89/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 7/10 Severe FEMA zone AE · 75% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 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 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,917
• − Mortgage interest: −$2,521
• − Property taxes: −$1,070
• − Insurance: −$5,344
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$1,309
• Taxable income: $1,447
• Est. tax owed @ 24.0%: −$347
• After-tax cash flow: $1,402/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

1 event — show timeline

• 2026-05-12 Listed $45,000 FSBO.com

Property tax history

+11.0%/yr

Latest (2025): $1,070 · +19.6% YoY. Source: county tax records.