2923 Virginia Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$135,900

3 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 39 Days on market

Built 1954 0.75 ac lot $103/sqft · at area comps Est $160k · 15% under

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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 +17.2/30.0
• ARV discount +14.3/15.0
• DSCR +5.4/10.0
• 1% rule +4.2/10.0
• 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

BEAUTIFUL BRICK RANCH W/ 3 BEDROOMS, LARGE HOMESITE . 75 ACRE. LAMINATE FLOORING ONLY 2 YEARS OLD. WINDOWS 2 YEARS OLD. GREAT PLACE TO ENJOY THE GREAT OUTDOORS IN THE HUGE FRONT AND BACKYARD. COVERED FRONT PORCH.

Key facts

• Covered front porch
• Laminate flooring
• Brick ranch

Tags

• BRICK RANCH
• LAMINATE FLOORING
• COVERED FRONT PORCH
• HUGE FRONT AND BACKYARD

Property features AI

Finance

• HOA & community: Association amenities: Other

Exterior

• Parking: Other parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story; Residential property
• Construction: Brick construction; Composition roof; Crawl space / no basement
• Exterior features: Patio; Front porch; Wooded lot

Interior

• Kitchen: Refrigerator; Range
• Flooring: Laminate; Vinyl; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Refrigerator; Range; Smoke detector(s)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $136k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $125k (8.0% below list).
• Recommended offer: $125k (8.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 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: Terrace Manor Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 254 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; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $940 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 39 days — a 3% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 10y 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.
• Current owner paid $110k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $125,006 (8.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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?
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: 0.92% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (median comp): $160,060
• List price: $135,900
• Delta: -15.09%
• 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
2391 Wheeless Rd	0.26mi	3/1.5	1,271 (-4%)	3mo	$159,990	$126	76
2820 Virginia Rd	0.07mi	3/2.0	1,433 (+8%)	4mo	$189,000	$132	76
3011 Storey Dr	0.47mi	3/1.0	1,370 (+3%)	3mo	$100,000	$73	70
2805 Virginia Rd	0.15mi	4/2.0 (+1)	1,386 (+5%)	9mo	$120,000	$87	69
2444 Ridge Rd	0.64mi	3/1.0	1,380 (+4%)	3mo	$150,000	$109	61
3024 Sprucewood Dr	0.41mi	3/2.0	1,211 (-9%)	2mo	$199,900	$165	61
2917 Deans Bridge Rd	0.55mi	3/2.0	1,283 (-3%)	10mo	$145,000	$113	57
3114 Conner Ct	0.43mi	3/2.0	1,170 (-12%)	4mo	$156,900	$134	53
2408 Golden Camp Rd	0.57mi	3/1.5	1,458 (+10%)	5mo	$95,500	$66	51
2313 Ridge Rd	0.38mi	4/2.0 (+1)	1,500 (+13%)	3mo	$205,000	$137	49
3004 Acorn Rd	0.60mi	3/2.0	1,138 (-14%)	2mo	$155,000	$136	43
2447 Ridge Rd Rd	0.68mi	3/2.0	1,189 (-10%)	6mo	$135,000	$114	42

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: -14.8%
• Equity multiple: 0.49×
• Total profit: $-19,519
• Equity at exit: $20,263

10-year hold

• IRR: -11.8%
• Equity multiple: 0.39×
• Total profit: $-23,246
• Equity at exit: $11,750

Cash invested: $38,052 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,250 high
• Mortgage (P&I): −$713
• Tax from tax record: −$121 /mo · $1,455/yr
• Insurance: −$57
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $97

Break-even live

Break-even rent $1,127

Max offer price $135,900

Occupancy floor 87%

Sensitivity live

Price	-10% $174	-5% $135	+0% $97	+5% $59	+10% $20
Rent	-10% $-2	-5% $48	+0% $97	+5% $146	+10% $196
Rate	-1.0pp $165	-0.5pp $132	base $97	+0.5pp $62	+1.0pp $26

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: $33,975
• Closing costs: $4,077
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	45d	1	0.28mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	24d	3	0.32mi
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	45d	1	0.33mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	45d	1	0.35mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	45d	1	0.35mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	24d	1	0.35mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	45d	1	0.35mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	15d	1	0.35mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	45d	6	0.36mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	45d	1	0.42mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	24d	1	0.42mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	24d	1	0.63mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	22d	1	0.85mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	45d	1	0.98mi
3309 Tate Rd Augusta, GA	3.0	2.0	1796	$1,500	$0.84	45d	1	1.03mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	24d	1	1.10mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	45d	1	1.10mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	24d	1	1.15mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	15d	7	1.18mi
2461 Damascus Rd Augusta, GA	2.0	1.0–1.5	1000	$900	$0.90	24d	3	1.19mi
2612 Lumpkin Rd Augusta, GA	3.0	1.5	1614	$1,450	$0.90	45d	1	1.20mi
2595 Kelly St Unit A1 Augusta, GA	2.0	1.0	1000	$900	$0.90	24d	1	1.26mi
2595 Kelly St Unit 1E Augusta, GA	2.0	1.5	1000	$900	$0.90	24d	1	1.26mi
2144 Kelly St Augusta, GA	3.0	1.5	1100	$1,425	$1.30	45d	1	1.27mi
2140 Kelly St Augusta, GA	4.0	2.0	1650	$1,500	$0.91	45d	1	1.28mi
2311 Walden Dr Augusta, GA	2.0	1.0	960	$900	$0.94	24d	1	1.29mi
2311 Walden Dr Unit E1 Augusta, GA	2.0	1.0	960	$875	$0.91	24d	1	1.29mi
2311 Walden Dr Unit A2 Augusta, GA	2.0	1.0	960	$950	$0.99	45d	1	1.30mi
2830 Lumpkin Rd Unit A Augusta, GA	3.0	1.5	1000	$900	$0.90	24d	1	1.38mi
19 Trapp Ct Unit 19 Augusta, GA	2.0	1.5	1050	$995	$0.95	45d	1	1.46mi
2240 Walden Dr Augusta, GA	3.0	2.0	1107	$1,495	$1.35	24d	1	1.48mi
2511 Cascade Dr Augusta, GA	2.0	1.0	891	$1,000	$1.12	15d	2	1.48mi

Listing history 33 events

1. 2026-06-21
   days on market $135,900 Active 39 DOM
2. 2026-06-18
   days on market $135,900 Active 36 DOM
3. 2026-06-17
   days on market $135,900 Active 35 DOM
4. 2026-06-16
   days on market $135,900 Active 34 DOM
5. 2026-06-15
   days on market $135,900 Active 33 DOM
6. 2026-06-14
   days on market $135,900 Active 31 DOM
7. 2026-06-10
   days on market $135,900 Active 28 DOM
8. 2026-06-09
   days on market $135,900 Active 27 DOM
9. 2026-06-08
   days on market $135,900 Active 26 DOM
10. 2026-06-07
    days on market $135,900 Active 25 DOM
11. 2026-06-03
    days on market $135,900 Active 21 DOM
12. 2026-06-02
    days on market $135,900 Active 20 DOM
13. 2026-06-01
    days on market $135,900 Active 19 DOM
14. 2026-05-31
    days on market $135,900 Active 18 DOM
15. 2026-05-30
    days on market $135,900 Active 17 DOM
16. 2026-05-13
    historical
17. 2025-12-25
    listed $149,900
18. 2025-12-25
    listed $135,900 Active 212-char remark
19. 2024-01-30
    historical
20. 2024-01-30
    historical
21. 2023-10-19
    listed $175,000
22. 2023-10-19
    listed $175,000
23. 2022-03-25
    price $1,300
24. 2021-10-01
    soldstatus $109,900
25. 2021-10-01
    soldstatus $109,900
26. 2021-10-01
    soldstatus $109,900
27. 2021-08-17
    listed $109,900
28. 2021-08-17
    listed $109,900
29. 2016-10-19
    soldstatus $50,500
30. 2016-10-14
    soldstatus $50,500
31. 2016-10-14
    soldstatus $50,500
32. 2016-07-25
    listed $64,900
33. 2016-07-25
    listed $64,900

ⓘ 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: $1,455 · $121/mo
• Projected year-2 tax: $1,455 · $121/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 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $15,001
• − Mortgage interest: −$7,613
• − Property taxes: −$1,455
• − Insurance: −$680
• − Repairs & maintenance: −$1,200
• − Management: −$1,200
• − Depreciation: −$3,953
• Taxable loss: −$1,100
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $1,428/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

+109.4% since first listed

18 events — show timeline

• 2026-05-13 Listing Removed — Hive MLS
• 2025-12-25 Listed $135,900 Hive MLS
• 2025-12-25 Listed $149,900 Hive MLS
• 2024-01-30 Listing Removed — Hive MLS
• 2024-01-30 Listing Removed — Hive MLS
• 2023-10-19 Listed $175,000 Hive MLS
• 2023-10-19 Listed $175,000 Hive MLS
• 2022-03-25 Price Changed $1,300 RENT.
• 2021-10-01 Sold (Public Records) $109,900 Public Records
• 2021-10-01 Sold (MLS) $109,900 Hive MLS
• 2021-10-01 Sold (MLS) $109,900 Hive MLS
• 2021-08-17 Listed $109,900 Hive MLS
• 2021-08-17 Listed $109,900 Hive MLS
• 2016-10-19 Sold (Public Records) $50,500 Public Records
• 2016-10-14 Sold (MLS) $50,500 Hive MLS
• 2016-10-14 Sold (MLS) $50,500 Hive MLS
• 2016-07-25 Listed $64,900 Hive MLS
• 2016-07-25 Listed $64,900 Hive MLS

Property tax history

+3.1%/yr

Latest (2025): $1,455 · +4.2% YoY. Source: county tax records.