2910 Wellington St · Augusta-Richmond County consolidated government (balance), GA 30909

$310,000

4 bd · 3.0 ba · 2,718 sqft · SingleFamily public records · 28 Days on market

Built 2010 5,663 sqft lot $114/sqft · at area comps Est $311k · at est. $27/mo HOA · 1% of rent

---

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 +21.3/30.0
• ARV discount +7.7/15.0
• DSCR +6.8/10.0
• 1% rule +5.4/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Augusta, GA! Welcome to this beautifully updated home located in the highly sought-after Willhaven community near Fort Gordon/Fort Eisenhower in Augusta, Georgia. Conveniently positioned less than one mile from Gate 1, this move-in-ready residence offers the perfect blend of modern upgrades, community amenities, and everyday convenience. Step inside to discover a fresh, modern interior featuring brand-new luxury vinyl plank flooring flowing throughout the main living spaces, including the kitchen, great room, dining area, and foyer. Fresh interior paint throughout the home creates a bright, clean, and inviting atmosphere from the moment you enter. The updated kitchen is truly turnkey and co

Key facts

• New gutters
• Brand-new roof
• Updated home

Tags

• UPDATED HOME
• LUXURY VINYL PLANK FLOORING
• UPDATED KITCHEN
• BRAND-NEW ROOF
• NEW GUTTERS
• MODERN LIGHT FIXTURES

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $325 (approximately $27.08/month); Community pool

Exterior

• Parking: Attached 2-car garage; Additional parking; Concrete parking pad
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two stories; Entry level: 1
• Construction: Brick, brick veneer, stone and vinyl siding exterior; Composition / shingle roof; Slab foundation; Built with features noted in remarks
• Exterior features: Patio; Privacy fencing / fenced yard; Sprinklers in front; View

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Microwave; Disposal; Eat-in kitchen
• Bedrooms: Total rooms: 8
• Flooring: Carpet
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump; Fireplace(s); Central air
• Interior features: Walk-in closets; Pantry; Eat-in kitchen; Window coverings; Smoke detector(s); Accessible kitchen, hallway(s), full bath, common area and kitchen appliances
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $452 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $310k).
• Recommended offer: $305k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Belair K-8 School (math 18% / reading 20%, grade F, #917 of 1,228 statewide, top 75%, 1,032 students, 98% FRL); Westside High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 999 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 flat; 303 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $3,233/mo this rent would consume 54% of the median local household income ($71k/yr) (locally 2113% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k 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 28 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 16y 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 $158k; list at $310k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $305,350 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.04% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 8.0

CMA / ARV

• ARV (median comp): $311,370
• List price: $310,000
• Delta: 1.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2082 Willhaven Dr	0.26mi	4/3.0	2,854 (+5%)	2mo	$308,000	$108	78
997 Hay Meadow Dr	0.35mi	5/3.5 (+1)	2,721 (+0%)	3mo	$340,000	$125	74
2128 Willhaven Dr	0.34mi	4/2.5	2,900 (+7%)	7mo	$299,000	$103	65
1111 Sims Dr	0.24mi	5/3.0 (+1)	2,388 (-12%)	1mo	$324,000	$136	63
4020 Pullman Cir	0.65mi	4/2.5	2,681 (-1%)	4mo	$335,000	$125	62
108 Sims Ct	0.30mi	4/2.0	2,395 (-12%)	7mo	$274,900	$115	56
1001 Hay Meadow Dr	0.33mi	5/3.0 (+1)	2,361 (-13%)	3mo	$312,900	$133	55
965 Hay Meadow Dr	0.43mi	5/3.0 (+1)	2,361 (-13%)	1mo	$315,000	$133	52
1152 Rosland Cir	0.67mi	4/2.5	2,504 (-8%)	3mo	$312,000	$125	52
1152 Rosland Cir	0.67mi	4/2.5	2,504 (-8%)	3mo	$312,000	$125	52
7050 Summerton Dr	0.62mi	4/2.5	2,524 (-7%)	8mo	$334,900	$133	50
7069 Summerton Dr	0.66mi	4/2.5	2,470 (-9%)	4mo	$322,400	$131	48

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 · 0.48% rent growth · sell at horizon

5-year hold

• IRR: -9.5%
• Equity multiple: 0.66×
• Total profit: $-29,427
• Equity at exit: $46,222

10-year hold

• IRR: -3.8%
• Equity multiple: 0.77×
• Total profit: $-19,665
• Equity at exit: $26,803

Cash invested: $86,800 (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 30909

• Home prices YoY: -32.2%
• Rents YoY: 0.5%
• Active inventory: 303
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,233 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$320 /mo · $3,843/yr
• Insurance: −$129
• HOA: −$27
• Vacancy / Maint / Mgmt: −$679
• Net cashflow: $452

Break-even live

Break-even rent $2,661

Max offer price $310,000

Occupancy floor 81%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2017 Willhaven Dr Augusta, GA	4.0	2.5	2990	$5,600	$1.87	43d	1	0.16mi
2017 Willhaven Dr Augusta, GA	4.0	2.5	2990	$5,600	$1.87	23d	1	0.16mi
196 Sims Ct Augusta, GA	5.0	3.0	2536	$2,419	$0.95	14d	1	0.17mi
2308 Trinity Cir Augusta, GA	5.0	3.0	2700	$2,200	$0.81	43d	1	0.17mi
430 Furlough Dr Augusta, GA	4.0	2.5	2890	$2,250	$0.78	23d	1	0.34mi
5412 Copse Dr Augusta, GA	4.0	3.0	2664	$2,200	$0.83	14d	1	0.78mi
5029 Copse Dr Augusta, GA	4.0	2.0	2081	$2,050	$0.99	23d	1	0.83mi
1140 George W Crawford Dr Augusta, GA	4.0	2.0	2062	$2,200	$1.07	43d	1	0.84mi
2323 Belair Spring Rd Augusta, GA	4.0	2.5	2076	$2,235	$1.08	43d	1	0.92mi
2297 Belair Spring Rd Augusta, GA	4.0	2.5	2031	$2,250	$1.11	14d	1	0.98mi
1210 Belgrove Dr Augusta, GA	4.0	2.5	2302	$2,500	$1.09	23d	1	1.00mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 32 events

1. 2026-06-18
   days on market $310,000 Active 28 DOM
2. 2026-06-17
   days on market $310,000 Active 27 DOM
3. 2026-06-16
   days on market $310,000 Active 26 DOM
4. 2026-06-15
   days on market $310,000 Active 25 DOM
5. 2026-06-14
   days on market $310,000 Active 23 DOM
6. 2026-06-10
   days on market $310,000 Active 20 DOM
7. 2026-06-09
   days on market $310,000 Active 19 DOM
8. 2026-06-08
   days on market $310,000 Active 18 DOM
9. 2026-06-07
   days on market $310,000 Active 17 DOM
10. 2026-06-03
    days on market $310,000 Active 13 DOM
11. 2026-06-02
    days on market $310,000 Active 12 DOM
12. 2026-06-01
    days on market $310,000 Active 11 DOM
13. 2026-05-31
    days on market $310,000 Active 10 DOM
14. 2026-05-30
    days on market $310,000 Active 9 DOM
15. 2026-04-30
    status Active
16. 2026-04-25
    status Pending
17. 2026-04-25
    historical
18. 2026-04-25
    historical
19. 2026-04-06
    price $314,900
20. 2026-03-24
    listed $319,900 Active
21. 2026-03-24
    listed $314,900 Active
22. 2026-02-13
    price $158,185
23. 2025-07-21
    soldstatus $158,185
24. 2025-03-29
    listed $410,000
25. 2024-10-30
    historical
26. 2024-10-30
    historical
27. 2024-08-20
    listed $280,000
28. 2024-08-20
    listed $280,000
29. 2010-09-20
    soldstatus $158,185 Closed
30. 2010-09-20
    soldstatus $158,185
31. 2010-08-19
    soldstatus $33,000
32. 2010-07-25
    listed $158,185

ⓘ 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: $3,843 · $320/mo
• Projected year-2 tax: $3,843 · $320/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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $38,794
• − Mortgage interest: −$17,365
• − Property taxes: −$3,843
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,103
• − Management: −$3,103
• − HOA: −$324
• − Depreciation: −$9,018
• Taxable income: $487
• Est. tax owed @ 24.0%: −$117
• After-tax cash flow: $5,305/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): 46,501
• Household income: $71,364
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2113.0

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 0.65)
• Race & ethnicity: Black 44% White 39% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -133.14%
• Current HPI: 280.4587
• Rent YoY: ▲ 0.48%
• 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

+96.0% since first listed

19 events — show timeline

• 2026-05-19 Listed $310,000 Hive MLS
• 2026-04-30 Relisted — Hive MLS
• 2026-04-25 Pending — Hive MLS
• 2026-04-25 Listing Removed — Hive MLS
• 2026-04-25 Listing Removed — Hive MLS
• 2026-04-06 Price Changed $314,900 Hive MLS
• 2026-03-24 Listed $319,900 Hive MLS
• 2026-03-24 Listed $314,900 Hive MLS
• 2026-02-13 Price Changed $158,185 Hive MLS
• 2025-07-21 Sold (MLS) $158,185 Hive MLS
• 2025-03-29 Listed $410,000 Hive MLS
• 2024-10-30 Listing Removed — Hive MLS
• 2024-10-30 Listing Removed — Hive MLS
• 2024-08-20 Listed $280,000 Hive MLS
• 2024-08-20 Listed $280,000 Hive MLS
• 2010-09-20 Sold (MLS) $158,185 Hive MLS
• 2010-09-20 Sold (MLS) $158,185 Hive MLS
• 2010-08-19 Sold (Public Records) $33,000 Public Records
• 2010-07-25 Listed $158,185 Hive MLS

Property tax history

+3.4%/yr

Latest (2025): $3,843 · +7.4% YoY. Source: county tax records.