3428 Rushing Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$140,000

3 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 41 Days on market

Built 1966 0.38 ac lot $87/sqft · 31% below area Est $202k · 31% 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 +20.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 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

Tired Of Paying Rent?- You can afford to become an owner at this 3-bedroom/2-bath in Augusta GA near Fort Gordon, medical district, Plant Vogtle, & close to Bobby Jones expressway it's convenient to everything. Well built low maintenance all brick home w/ Vinyl fascia & soffit, * * Fresh Paint * * Formal Dining Room, Huge eat in kitchen w/ new counter tops, new dishwasher, breakfast area, pantry for groceries galore , & huge laundry rm w/ tons of built in storage. Great feature a master suite w/ private full bathroom & large closet, living rm w/ new carpet, WOOD floors through the rest of the home, lots of closet space throughout. Nice large private lot and fenced yard, mature plants, double carport, shed w/ power in the back for storage and tools, shaded yard, exterior lighting, covered rocking chair front porch. Down Payment assistance is available on this home! Call Christine Keller, Great price, payments lower than rent. Don't wait, call today, inventory is low! Now is the time!

Key facts

• 0.38 acre lot
• Garage
• Built 1966

Property features AI

Finance

• HOA & community: Street lights in community

Exterior

• Parking: Attached garage; 2-car carport; Concrete parking surfaces
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story
• Construction: Brick construction; Composition roof; Crawl space foundation
• Exterior features: Covered front porch; Fenced yard; Wooded lot; Workshop (outbuilding)

Interior

• Kitchen: Range; Dishwasher
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric, forced air and natural gas heating
• Interior features: Entrance foyer; Pantry; Eat-in kitchen; Covered front porch
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 39% 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 $968 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 ($136k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 23y ago; this cycle's ask has dropped $60k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $140k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (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 1966 — 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: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 7.9

CMA / ARV

• ARV (median comp): $202,104
• List price: $140,000
• Delta: -30.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3505 Rushing Rd	0.17mi	4/2.0 (+1)	1,580 (-2%)	2mo	$197,000	$125	82
3516 Mount Vernon Dr	0.29mi	3/2.0	1,623 (+1%)	6mo	$232,500	$143	80
2239 Windsor Spring Rd	0.33mi	3/2.5	1,500 (-7%)	2mo	$240,000	$160	70
3601 Concord Court Ct	0.58mi	3/2.0	1,512 (-6%)	2mo	$199,500	$132	61
2113 Chadwick Rd	0.52mi	4/2.5 (+1)	1,700 (+5%)	3mo	$210,000	$124	57
3441 Murphy Ct	0.66mi	4/2.0 (+1)	1,591 (-1%)	6mo	$142,000	$89	57
2227 Windsor Spring Rd	0.34mi	3/2.0	1,372 (-15%)	3mo	$125,500	$91	57
2227 Windsor Spring Rd	0.34mi	3/2.0	1,372 (-15%)	3mo	$125,500	$91	57
3708 Lexington Dr	0.60mi	4/2.0 (+1)	1,729 (+7%)	3mo	$175,000	$101	53
3604 Concord Ct	0.55mi	3/2.5	1,804 (+12%)	2mo	$213,500	$118	51
2304 Lebaum Ct	0.73mi	3/2.0	1,765 (+9%)	4mo	$137,000	$78	47
2204 Glynn Arven Ct	0.72mi	3/2.0	1,405 (-13%)	5mo	$169,000	$120	41

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: -11.0%
• Equity multiple: 0.61×
• Total profit: $-15,205
• Equity at exit: $20,874

10-year hold

• IRR: -6.8%
• Equity multiple: 0.62×
• Total profit: $-14,704
• Equity at exit: $12,105

Cash invested: $39,200 (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: 7.9×

Monthly cashflow live

• Estimated rent: $1,481 high
• Mortgage (P&I): −$734
• Tax from tax record: −$193 /mo · $2,313/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $185

Break-even live

Break-even rent $1,247

Max offer price $140,000

Occupancy floor 83%

Sensitivity live

Price	-10% $264	-5% $225	+0% $185	+5% $145	+10% $106
Rent	-10% $68	-5% $127	+0% $185	+5% $244	+10% $302
Rate	-1.0pp $256	-0.5pp $221	base $185	+0.5pp $149	+1.0pp $112

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2105 Hobson Ct Augusta, GA	3.0	2.0	1700	$1,375	$0.81	15d	1	0.34mi
1017 Caddenwoods Dr Augusta, GA	3.0	2.0	1496	$1,430	$0.96	44d	1	0.50mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	0.62mi
3444 Murphy Ct Augusta, GA	3.0	1.0	1332	$1,349	$1.01	44d	1	0.71mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	44d	1	0.95mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	24d	1	0.95mi
2104 Julius Dr Augusta, GA	2.0	2.0	1128	$1,200	$1.06	22d	1	0.95mi
2115 Oak Leaf Way Augusta, GA	3.0	2.0	1535	$1,850	$1.21	44d	1	1.06mi
2115 Oak Leaf Way Augusta, GA	3.0	2.0	1535	$1,850	$1.21	24d	1	1.06mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	44d	1	1.15mi
3420 Linderwood Dr Augusta, GA	4.0	2.0	1805	$2,035	$1.13	24d	1	1.30mi
3443 Linderwood Dr Augusta, GA	3.0	2.0	1428	$1,435	$1.00	44d	1	1.38mi
3325 Hamden St Augusta, GA	3.0	2.0	1554	$1,435	$0.92	24d	1	1.40mi

Listing history 34 events

1. 2026-06-21
   days on market $140,000 Active 41 DOM
2. 2026-06-18
   days on market $140,000 Active 38 DOM
3. 2026-06-17
   days on market $140,000 Active 37 DOM
4. 2026-06-16
   days on market $140,000 Active 36 DOM
5. 2026-06-15
   days on market $140,000 Active 35 DOM
6. 2026-06-14
   days on market $140,000 Active 33 DOM
7. 2026-06-10
   days on market $140,000 Active 30 DOM
8. 2026-06-09
   days on market $140,000 Active 29 DOM
9. 2026-06-08
   days on market $140,000 Active 28 DOM
10. 2026-06-07
    days on market $140,000 Active 27 DOM
11. 2026-06-03
    days on market $140,000 Active 23 DOM
12. 2026-06-02
    days on market $140,000 Active 22 DOM
13. 2026-06-01
    days on market $140,000 Active 21 DOM
14. 2026-05-31
    days on market $140,000 Active 20 DOM
15. 2026-05-30
    days on market $140,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-04-23
    price $140,000
18. 2026-03-11
    price $185,000
19. 2026-02-10
    listed $200,000 Active
20. 2026-02-09
    listed $140,000 Active 208-char remark
21. 2016-06-07
    soldstatus $74,900
22. 2016-05-26
    soldstatus $74,900

    Show marketing remark (1025 chars)

    Tired Of Paying Rent?- You can afford to become an owner at this 3-bedroom/2-bath in Augusta GA near Fort Gordon, medical district, Plant Vogtle, & close to Bobby Jones expressway it's convenient to everything. Well built low maintenance all brick home w/ Vinyl fascia & soffit, * * Fresh Paint * * Formal Dining Room, Huge eat in kitchen w/ new counter tops, new dishwasher, breakfast area, pantry for groceries galore , & huge laundry rm w/ tons of built in storage. Great feature a master suite w/ private full bathroom & large closet, living rm w/ new carpet, WOOD floors through the rest of the home, lots of closet space throughout. Nice large private lot and fenced yard, mature plants, double carport, shed w/ power in the back for storage and tools, shaded yard, exterior lighting, covered rocking chair front porch. Down Payment assistance is available on this home! Call Christine Keller, Great price, payments lower than rent. Don't wait, call today, inventory is low! Now is the time!

23. 2016-05-26
    soldstatus $74,900

    Show marketing remark (1025 chars)

    Tired Of Paying Rent?- You can afford to become an owner at this 3-bedroom/2-bath in Augusta GA near Fort Gordon, medical district, Plant Vogtle, & close to Bobby Jones expressway it's convenient to everything. Well built low maintenance all brick home w/ Vinyl fascia & soffit, * * Fresh Paint * * Formal Dining Room, Huge eat in kitchen w/ new counter tops, new dishwasher, breakfast area, pantry for groceries galore , & huge laundry rm w/ tons of built in storage. Great feature a master suite w/ private full bathroom & large closet, living rm w/ new carpet, WOOD floors through the rest of the home, lots of closet space throughout. Nice large private lot and fenced yard, mature plants, double carport, shed w/ power in the back for storage and tools, shaded yard, exterior lighting, covered rocking chair front porch. Down Payment assistance is available on this home! Call Christine Keller, Great price, payments lower than rent. Don't wait, call today, inventory is low! Now is the time!

24. 2016-02-02
    listed $74,900

    Show marketing remark (1025 chars)

    Tired Of Paying Rent?- You can afford to become an owner at this 3-bedroom/2-bath in Augusta GA near Fort Gordon, medical district, Plant Vogtle, & close to Bobby Jones expressway it's convenient to everything. Well built low maintenance all brick home w/ Vinyl fascia & soffit, * * Fresh Paint * * Formal Dining Room, Huge eat in kitchen w/ new counter tops, new dishwasher, breakfast area, pantry for groceries galore , & huge laundry rm w/ tons of built in storage. Great feature a master suite w/ private full bathroom & large closet, living rm w/ new carpet, WOOD floors through the rest of the home, lots of closet space throughout. Nice large private lot and fenced yard, mature plants, double carport, shed w/ power in the back for storage and tools, shaded yard, exterior lighting, covered rocking chair front porch. Down Payment assistance is available on this home! Call Christine Keller, Great price, payments lower than rent. Don't wait, call today, inventory is low! Now is the time!

25. 2016-02-02
    listed $74,900

    Show marketing remark (1025 chars)

    Tired Of Paying Rent?- You can afford to become an owner at this 3-bedroom/2-bath in Augusta GA near Fort Gordon, medical district, Plant Vogtle, & close to Bobby Jones expressway it's convenient to everything. Well built low maintenance all brick home w/ Vinyl fascia & soffit, * * Fresh Paint * * Formal Dining Room, Huge eat in kitchen w/ new counter tops, new dishwasher, breakfast area, pantry for groceries galore , & huge laundry rm w/ tons of built in storage. Great feature a master suite w/ private full bathroom & large closet, living rm w/ new carpet, WOOD floors through the rest of the home, lots of closet space throughout. Nice large private lot and fenced yard, mature plants, double carport, shed w/ power in the back for storage and tools, shaded yard, exterior lighting, covered rocking chair front porch. Down Payment assistance is available on this home! Call Christine Keller, Great price, payments lower than rent. Don't wait, call today, inventory is low! Now is the time!

26. 2008-08-29
    soldstatus $64,500
27. 2008-08-29
    soldstatus $64,500
28. 2007-11-19
    listed $73,710
29. 2007-11-19
    listed $73,710
30. 2003-09-29
    soldstatus $88,400
31. 2003-09-29
    soldstatus $88,400
32. 2003-09-29
    soldstatus $88,400
33. 2003-07-22
    listed $89,900
34. 2003-07-22
    listed $89,900

ⓘ 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: $2,313 · $193/mo
• Projected year-2 tax: $2,313 · $193/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $17,778
• − Mortgage interest: −$7,842
• − Property taxes: −$2,313
• − Insurance: −$700
• − Repairs & maintenance: −$1,422
• − Management: −$1,422
• − Depreciation: −$4,073
• Taxable income: $5
• Est. tax owed @ 24.0%: −$1
• After-tax cash flow: $2,220/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

+55.7% since first listed

19 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-23 Price Changed $140,000 Hive MLS
• 2026-03-11 Price Changed $185,000 Hive MLS
• 2026-02-10 Listed $200,000 Hive MLS
• 2026-02-09 Listed $140,000 Hive MLS
• 2016-06-07 Sold (Public Records) $74,900 Public Records
• 2016-05-26 Sold (MLS) $74,900 Hive MLS
• 2016-05-26 Sold (MLS) $74,900 Hive MLS
• 2016-02-02 Listed $74,900 Hive MLS
• 2016-02-02 Listed $74,900 Hive MLS
• 2008-08-29 Sold (MLS) $64,500 Hive MLS
• 2008-08-29 Sold (MLS) $64,500 Hive MLS
• 2007-11-19 Listed $73,710 Hive MLS
• 2007-11-19 Listed $73,710 Hive MLS
• 2003-09-29 Sold (Public Records) $88,400 Public Records
• 2003-09-29 Sold (MLS) $88,400 Hive MLS
• 2003-09-29 Sold (MLS) $88,400 Hive MLS
• 2003-07-22 Listed $89,900 Hive MLS
• 2003-07-22 Listed $89,900 Hive MLS

Property tax history

+2.2%/yr

Latest (2025): $2,313 · -2.9% YoY. Source: county tax records.