33 Gregg St · Augusta-Richmond County consolidated government (balance), GA 30901

$205,900

3 bd · 2.0 ba · 1,312 sqft · Other

Built 2025 3,920 sqft lot

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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).

• Cash flow +9.3/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +2.8/10.0
• DSCR +2.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks

Welcome to your downtown Augusta oasis! This newly constructed 3-bedroom, 2-bathroom home offers modern living near the bustling medical district. The spacious open living room and kitchen layout provide a perfect setting for entertaining or unwinding. Sleek appliances and ample storage adorn the contemporary kitchen, while the bedrooms offer comfortable retreats. Outside, enjoy a charming backyard space for outdoor enjoyment. Don't miss the chance to own this urban gem - schedule a viewing today and experience the convenience and luxury of downtown living in Augusta!

Key facts

• 3,920 sq ft lot
• Built 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $206k.

Deal economics

• At list price, monthly cash flow is $-150 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $184k (10.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (21.7% below list).
• Recommended offer: $161k (21.7% below list) — sets the bar for 1% rule.

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.
• Zoned schools: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 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.
• Zoned-school proficiency averages 4% at this address vs 16% district-wide (-12 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 (-1.3%/yr); 131 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $1,611/mo this rent would consume 77% 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 $18k of equity ($1k loan paydown + $17k 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.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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, 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 $161,136 (21.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.78% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.12%
• DSCR: 0.86
• GRM: 10.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.1%
• Equity multiple: 2.27×
• Total profit: $72,950
• Equity at exit: $158,960

10-year hold

• IRR: 15.6%
• Equity multiple: 4.65×
• Total profit: $210,256
• Equity at exit: $317,979

Cash invested: $57,652 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,611 high
• Mortgage (P&I): −$1,080
• Tax est. 1.5%: −$257 /mo · $3,088/yr
• Insurance: −$86
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-150

Break-even live

Break-even rent $1,801

Max offer price $184,201

Occupancy floor —

Sensitivity live

Price	-10% $-8	-5% $-79	+0% $-150	+5% $-221	+10% $-292
Rent	-10% $-277	-5% $-214	+0% $-150	+5% $-86	+10% $-23
Rate	-1.0pp $-46	-0.5pp $-98	base $-150	+0.5pp $-203	+1.0pp $-258

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: $51,475
• Closing costs: $6,177
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Sherman St Augusta, GA	3.0	2.0	1720	$1,900	$1.10	46d	1	0.06mi
1016 Laney Walker Blvd Augusta, GA	2.0	1.0	885	$935	$1.06	46d	5	0.59mi
1016 Laney Walker Blvd Augusta, GA	1.0–2.0	1.0	794	$995	$1.25	25d	4	0.59mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	46d	1	0.82mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	23d	13	0.95mi
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	46d	1	1.00mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	25d	1	1.23mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	25d	1	1.23mi
913 Walker St Augusta, GA	2.0	2.0	1000	$1,200	$1.20	16d	1	1.25mi
505 13th St Augusta, GA	2.0	2.0	950	$1,122	$1.18	46d	3	1.34mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	25d	10	1.37mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	25d	1	1.48mi

Listing history 7 events

1. 2026-01-07
   soldstatus $215,000
2. 2025-10-20
   historical
3. 2025-10-20
   historical
4. 2025-10-20
   historical
5. 2025-01-17
   listed $205,900
6. 2025-01-17
   listed $205,900
7. 2008-02-06
   soldstatus $127,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $19,336
• − Mortgage interest: −$11,534
• − Property taxes: −$3,088
• − Insurance: −$1,030
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − Depreciation: −$5,990
• Taxable loss: −$5,399
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $-504/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

+68.6% since first listed

7 events — show timeline

• 2026-01-07 Sold (Public Records) $215,000 Public Records
• 2025-10-20 Listing Removed — Hive MLS
• 2025-10-20 Listing Removed — Hive MLS
• 2025-10-20 Listing Removed — Hive MLS
• 2025-01-17 Listed $205,900 Hive MLS
• 2025-01-17 Listed $205,900 Hive MLS
• 2008-02-06 Sold (Public Records) $127,500 Public Records

Property tax history

-8.3%/yr

Latest (2025): $35 · -58.3% YoY. Source: county tax records.