1933 Telfair St · Augusta-Richmond County consolidated government (balance), GA 30904

$60,000

3 bd · 1.0 ba · 1,526 sqft · SingleFamily public records

Built 1906 8,712 sqft lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

House is Sold As-Is and won't qualify for FHA or VA. Great Investment opportunity!

Key facts

• 8,712 sq ft lot
• Built 1906

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Cap rate 21.9% 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 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: Lamar - Milledge Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 301 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 rising fast (+4.3%/yr); 227 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 ($47k/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 $415 of loan paydown is wiped out by about $2k 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 + 4.3% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

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

• Watch-outs: property tax is 2.6% of price; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $60,000

Questions for the listing agent

1. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.63% ✓
• Cap rate: 21.87%
• Cash-on-cash: 55.62%
• DSCR: 3.47
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $155,652
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1931 Telfair St	0.01mi	3/2.5	1,472 (-4%)	9mo	$150,000	$102	81
812 Russell St	0.56mi	3/2.0	1,523 (-0%)	2mo	$292,500	$192	68
1991 Fenwick St	0.22mi	3/1.0	1,387 (-9%)	10mo	$75,000	$54	66
1831 Ellis St	0.25mi	3/1.0	1,665 (+9%)	13mo	$67,500	$41	63
1924 Fenwick St	0.26mi	3/1.0	1,320 (-14%)	4mo	$30,000	$23	62
542 Hickman Rd	0.38mi	2/2.0 (-1)	1,617 (+6%)	6mo	$194,900	$121	58
1742 Walker St	0.35mi	3/2.0	1,384 (-9%)	12mo	$95,000	$69	54
924 Beman St	0.62mi	3/1.0	1,395 (-9%)	5mo	$165,000	$118	53
912 Holden St	0.57mi	3/2.0	1,398 (-8%)	7mo	$120,000	$86	49
642 Crawford Ave	0.36mi	2/1.0 (-1)	1,366 (-10%)	14mo	$65,000	$48	49
933 Merry St	0.64mi	2/1.0 (-1)	1,677 (+10%)	6mo	$218,000	$130	44
2091 Heckle St	0.54mi	2/2.0 (-1)	1,328 (-13%)	8mo	$142,800	$108	37

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 55.5%
• Equity multiple: 3.50×
• Total profit: $42,005
• Equity at exit: $8,946

10-year hold

• IRR: 61.0%
• Equity multiple: 7.51×
• Total profit: $109,405
• Equity at exit: $5,188

Cash invested: $16,800 (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 30904

• Rents YoY: 4.3%
• Active inventory: 227
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$315
• Tax from tax record: −$128 /mo · $1,532/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $779

Break-even live

Break-even rent $592

Max offer price $60,000

Occupancy floor 46%

Sensitivity live

Price	-10% $813	-5% $796	+0% $779	+5% $762	+10% $745
Rent	-10% $654	-5% $716	+0% $779	+5% $841	+10% $903
Rate	-1.0pp $809	-0.5pp $794	base $779	+0.5pp $763	+1.0pp $747

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	44d	1	0.18mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	24d	1	0.18mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	44d	1	0.29mi
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	44d	1	0.32mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	45d	1	0.32mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	24d	1	0.38mi
25 Curry St Augusta, GA	2.0	1.5	1306	$950	$0.73	44d	1	0.43mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,756	$2.61	15d	11	0.51mi
2110 Gary St Augusta, GA	2.0	1.5	1173	$1,195	$1.02	44d	1	0.62mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	24d	1	0.68mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	24d	1	0.75mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	44d	1	1.00mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	24d	1	1.00mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	24d	1	1.02mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	44d	1	1.02mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	44d	1	1.02mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	24d	1	1.02mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	24d	1	1.08mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,800	$1.32	44d	1	1.14mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,700	$1.25	24d	1	1.14mi
2404 Hiawassee Rd Augusta, GA	3.0	1.0	1666	$1,550	$0.93	44d	1	1.23mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	44d	1	1.26mi
339 Railroad Ave North Augusta, SC	1.0–2.0	1.0–2.0	956	$1,990	$2.08	15d	27	1.26mi
2279 Overton Rd Augusta, GA	3.0	2.5	2209	$1,895	$0.86	44d	1	1.26mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	22d	13	1.30mi
217 E Vineland Rd Augusta, GA	3.0	2.0	1551	$1,550	$1.00	24d	1	1.33mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	24d	10	1.35mi
1326 Wingfield St Augusta, GA	2.0	1.0	1507	$1,700	$1.13	15d	1	1.38mi
848 Lake Terrace Dr Augusta, GA	2.0	1.0	1200	$1,300	$1.08	44d	1	1.39mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	44d	1	1.42mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	24d	1	1.43mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	44d	1	1.43mi
2224 Queens Way Augusta, GA	2.0	1.0	1239	$995	$0.80	44d	1	1.44mi
164 Railroad Ave North Augusta, SC	1.0–2.0	1.0–2.0	968	$3,119	$3.22	15d	23	1.46mi
111 Railroad Ave Unit 701 North Augusta, SC	2.0	2.0	1188	$2,599	$2.19	24d	1	1.48mi
111 Railroad Ave Unit 406 North Augusta, SC	2.0	2.0	1155	$2,399	$2.08	24d	1	1.48mi
111 Railroad Ave Unit 702 North Augusta, SC	2.0	2.0	1155	$2,195	$1.90	24d	1	1.48mi

Listing history 5 events

1. 2026-03-10
   status Pending
2. 2026-03-10
   historical
3. 2026-03-10
   historical
4. 2026-02-14
   listed $60,000 Active
5. 2026-02-14
   listed $60,000

ⓘ 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: $1,532 · $128/mo
• Projected year-2 tax: $1,532 · $128/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 1/10 Low
• 🌡 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,927
• − Mortgage interest: −$3,361
• − Property taxes: −$1,532
• − Insurance: −$300
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$1,745
• Taxable income: $8,960
• Est. tax owed @ 24.0%: −$2,151
• After-tax cash flow: $7,194/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): 23,400
• Household income: $46,696
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1594.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 47% White 41% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 4% Korean 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: ▼ -211.97%
• Current HPI: 199.0807
• Rent YoY: ▲ 4.29%
• 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

+0.0% since first listed

5 events — show timeline

• 2026-03-10 Pending — Hive MLS
• 2026-03-10 Listing Removed — Hive MLS
• 2026-03-10 Listing Removed — Hive MLS
• 2026-02-14 Listed $60,000 Hive MLS
• 2026-02-14 Listed $60,000 Hive MLS

Property tax history

+5.5%/yr

Latest (2025): $1,532 · -1.0% YoY. Source: county tax records.