1918 Pine Haven Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$119,900

2 bd · 1.0 ba · 1,086 sqft · SingleFamily public records · 41 Days on market

Built 1951 0.70 ac lot $110/sqft · 24% below area Est $158k · 24% under

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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 +23.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.6/10.0
• 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

Welcome to 1918 Pine Haven Road - a charming 2-bedroom, 1-bath home sitting on a large lot in Augusta. This place has that warm, lived-in feel that's just waiting for your personal touch. Step inside to find beautiful hardwood floors throughout, giving the home a classic and comfortable vibe. The kitchen has been nicely updated with modern appliances, fresh cabinetry, and everything you need to whip up a quick breakfast or host friends for dinner. The layout flows easily from room to room, making the space feel open and inviting. You'll love relaxing on the screened-in back deck, perfect for morning coffee or unwinding in the evening - no bugs included. The gas hot water heater is brand new, and the roof was replaced just 3 years ago, so those big-ticket items are already handled. Outside, the spacious lot gives you room to roam, garden, or even expand. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this home checks all the boxes. Come take a look and see what makes 1918 Pine Haven Road feel just right!

Key facts

• New vents
• New outlet covers
• Fresh interior paint

Tags

• HARDWOOD FLOORS
• FRESH INTERIOR PAINT
• NEWLY TEXTURED CEILINGS
• NEW VENTS
• NEW OUTLET COVERS
• FULLY UPDATED KITCHEN

Property features AI

Finance

• Other: Property type: Residential

Exterior

• Parking: Gravel parking
• Security: Smoke detector(s); Owned security system
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One level
• Construction: Vinyl siding; Composition roof; Crawl space / no basement; Built on one level
• Exterior features: Deck; Front porch; Fenced yard

Interior

• Kitchen: Built-in electric oven; Range; Refrigerator; Dishwasher
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Pantry; Eat-in kitchen; Other interior features; Window coverings; Smoke detector(s); Owned security system
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $226 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% 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: Richmond Hill K-8 (math 4% / reading 10%, grade F, #1,152 of 1,228 statewide, top 94%, 1,174 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); 367 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 91% 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 33% 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 $829 of loan paydown is wiped out by about $4k 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 41 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 6 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

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 76% 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 $116,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1951 — 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: 1.06% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.09%
• DSCR: 1.36
• GRM: 7.8

CMA / ARV

• ARV (median comp): $157,937
• List price: $119,900
• Delta: -24.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2022 Ashley Dr	0.52mi	3/1.5 (+1)	1,125 (+4%)	14mo	$130,000	$116	51
2060 Morning Dr Dr	0.47mi	3/1.5 (+1)	1,200 (+10%)	10mo	$170,000	$142	45
3342 Fashion Dr	0.71mi	3/1.5 (+1)	1,134 (+4%)	10mo	$149,900	$132	44

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: -7.3%
• Equity multiple: 0.74×
• Total profit: $-8,755
• Equity at exit: $17,877

10-year hold

• IRR: -1.8%
• Equity multiple: 0.89×
• Total profit: $-3,525
• Equity at exit: $10,367

Cash invested: $33,572 (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: 367
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,273 high
• Mortgage (P&I): −$629
• Tax from tax record: −$101 /mo · $1,209/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $226

Break-even live

Break-even rent $987

Max offer price $119,900

Occupancy floor 77%

Sensitivity live

Price	-10% $294	-5% $260	+0% $226	+5% $192	+10% $158
Rent	-10% $126	-5% $176	+0% $226	+5% $277	+10% $327
Rate	-1.0pp $287	-0.5pp $257	base $226	+0.5pp $195	+1.0pp $164

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3444 Murphy Ct Augusta, GA	3.0	1.0	1332	$1,349	$1.01	45d	1	0.20mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	45d	1	0.82mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	45d	1	0.82mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	45d	1	0.89mi
3443 Linderwood Dr Augusta, GA	3.0	2.0	1428	$1,435	$1.00	45d	1	0.98mi
1017 Caddenwoods Dr Augusta, GA	3.0	2.0	1496	$1,430	$0.96	45d	1	1.10mi
1916 Preston Dr Augusta, GA	3.0	1.5	1134	$1,055	$0.93	45d	1	1.19mi
1915 Dianne Dr Augusta, GA	3.0	1.0	1196	$1,236	$1.03	45d	1	1.28mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	24d	1	1.36mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	45d	1	1.36mi
3431 Winesap Way Augusta, GA	3.0	1.5	1188	$1,100	$0.93	45d	1	1.46mi

Listing history 28 events

1. 2026-06-21
   days on market $119,900 Active 41 DOM
2. 2026-06-18
   days on market $119,900 Active 38 DOM
3. 2026-06-17
   days on market $119,900 Active 37 DOM
4. 2026-06-16
   days on market $119,900 Active 36 DOM
5. 2026-06-15
   days on market $119,900 Active 35 DOM
6. 2026-06-14
   days on market $119,900 Active 33 DOM
7. 2026-06-10
   days on market $119,900 Active 30 DOM
8. 2026-06-09
   days on market $119,900 Active 29 DOM
9. 2026-06-08
   days on market $119,900 Active 28 DOM
10. 2026-06-07
    days on market $119,900 Active 27 DOM
11. 2026-06-03
    days on market $119,900 Active 23 DOM
12. 2026-06-02
    pricedays on market $119,900 Active 22 DOM
13. 2026-06-01
    days on market $124,900 Active 21 DOM
14. 2026-05-31
    days on market $124,900 Active 20 DOM
15. 2026-05-30
    days on market $124,900 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-04-18
    listed $124,900 Active
18. 2026-04-18
    listed $124,900 Active 1234-char remark
19. 2025-07-22
    soldstatus $110,000
20. 2025-07-18
    soldstatus $110,000

    Show marketing remark (1053 chars)

    Welcome to 1918 Pine Haven Road - a charming 2-bedroom, 1-bath home sitting on a large lot in Augusta. This place has that warm, lived-in feel that's just waiting for your personal touch. Step inside to find beautiful hardwood floors throughout, giving the home a classic and comfortable vibe. The kitchen has been nicely updated with modern appliances, fresh cabinetry, and everything you need to whip up a quick breakfast or host friends for dinner. The layout flows easily from room to room, making the space feel open and inviting. You'll love relaxing on the screened-in back deck, perfect for morning coffee or unwinding in the evening - no bugs included. The gas hot water heater is brand new, and the roof was replaced just 3 years ago, so those big-ticket items are already handled. Outside, the spacious lot gives you room to roam, garden, or even expand. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this home checks all the boxes. Come take a look and see what makes 1918 Pine Haven Road feel just right!

21. 2025-07-18
    soldstatus $110,000

    Show marketing remark (1053 chars)

    Welcome to 1918 Pine Haven Road - a charming 2-bedroom, 1-bath home sitting on a large lot in Augusta. This place has that warm, lived-in feel that's just waiting for your personal touch. Step inside to find beautiful hardwood floors throughout, giving the home a classic and comfortable vibe. The kitchen has been nicely updated with modern appliances, fresh cabinetry, and everything you need to whip up a quick breakfast or host friends for dinner. The layout flows easily from room to room, making the space feel open and inviting. You'll love relaxing on the screened-in back deck, perfect for morning coffee or unwinding in the evening - no bugs included. The gas hot water heater is brand new, and the roof was replaced just 3 years ago, so those big-ticket items are already handled. Outside, the spacious lot gives you room to roam, garden, or even expand. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this home checks all the boxes. Come take a look and see what makes 1918 Pine Haven Road feel just right!

22. 2025-04-25
    listed $115,000

    Show marketing remark (1053 chars)

    Welcome to 1918 Pine Haven Road - a charming 2-bedroom, 1-bath home sitting on a large lot in Augusta. This place has that warm, lived-in feel that's just waiting for your personal touch. Step inside to find beautiful hardwood floors throughout, giving the home a classic and comfortable vibe. The kitchen has been nicely updated with modern appliances, fresh cabinetry, and everything you need to whip up a quick breakfast or host friends for dinner. The layout flows easily from room to room, making the space feel open and inviting. You'll love relaxing on the screened-in back deck, perfect for morning coffee or unwinding in the evening - no bugs included. The gas hot water heater is brand new, and the roof was replaced just 3 years ago, so those big-ticket items are already handled. Outside, the spacious lot gives you room to roam, garden, or even expand. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this home checks all the boxes. Come take a look and see what makes 1918 Pine Haven Road feel just right!

23. 2025-04-25
    listed $115,000

    Show marketing remark (1053 chars)

    Welcome to 1918 Pine Haven Road - a charming 2-bedroom, 1-bath home sitting on a large lot in Augusta. This place has that warm, lived-in feel that's just waiting for your personal touch. Step inside to find beautiful hardwood floors throughout, giving the home a classic and comfortable vibe. The kitchen has been nicely updated with modern appliances, fresh cabinetry, and everything you need to whip up a quick breakfast or host friends for dinner. The layout flows easily from room to room, making the space feel open and inviting. You'll love relaxing on the screened-in back deck, perfect for morning coffee or unwinding in the evening - no bugs included. The gas hot water heater is brand new, and the roof was replaced just 3 years ago, so those big-ticket items are already handled. Outside, the spacious lot gives you room to roam, garden, or even expand. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this home checks all the boxes. Come take a look and see what makes 1918 Pine Haven Road feel just right!

24. 2023-03-11
    historical
25. 2023-03-11
    historical
26. 2023-03-09
    listed $124,900
27. 2023-03-09
    listed $124,900
28. 2006-02-23
    soldstatus $45,500

ⓘ 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: $1,209 · $101/mo
• Projected year-2 tax: $1,209 · $101/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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $15,278
• − Mortgage interest: −$6,716
• − Property taxes: −$1,209
• − Insurance: −$600
• − Repairs & maintenance: −$1,222
• − Management: −$1,222
• − Depreciation: −$3,488
• Taxable income: $821
• Est. tax owed @ 24.0%: −$197
• After-tax cash flow: $2,519/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

+163.5% since first listed

14 events — show timeline

• 2026-06-01 Price Changed $119,900 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-18 Listed $124,900 Hive MLS
• 2026-04-18 Listed $124,900 Hive MLS
• 2025-07-22 Sold (Public Records) $110,000 Public Records
• 2025-07-18 Sold (MLS) $110,000 Hive MLS
• 2025-07-18 Sold (MLS) $110,000 Hive MLS
• 2025-04-25 Listed $115,000 Hive MLS
• 2025-04-25 Listed $115,000 Hive MLS
• 2023-03-11 Listing Removed — Hive MLS
• 2023-03-11 Listing Removed — Hive MLS
• 2023-03-09 Listed $124,900 Hive MLS
• 2023-03-09 Listed $124,900 Hive MLS
• 2006-02-23 Sold (Public Records) $45,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $1,209 · -6.8% YoY. Source: county tax records.