3113 Theodore St · Augusta-Richmond County consolidated government (balance), GA 30909

$305,900

5 bd · 3.0 ba · 2,556 sqft · SingleFamily public records · 38 Days on market

Built 2012 0.37 ac lot $120/sqft · 9% above area Est $312k · at est. $17/mo HOA · 1% of rent

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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 +19.1/30.0
• ARV discount +8.4/15.0
• DSCR +6.0/10.0
• 1% rule +4.9/10.0
• 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

Seller incentives: 5,000 DOLLAR SELLER CREDIT & 1-Year home warranty included Welcome to 3113 Theodore Street, where comfort and convenience meet in the heart of Augusta. From the moment you arrive, this home feels inviting--a place where natural light fills the living spaces and everyday life flows with ease. You have 5 bedrooms and 3-full baths, formal dining space or flex space, eat in kitchen, and great room. One bedroom and full bath on the main level. Enclosed back porch. You'll find this layout is both functional and warm, perfect for relaxing evenings or gathering with friends and family. The kitchen sits at the center of the home, ready for everything from quick meals to

Key facts

• Enclosed back porch
• Community pool
• Community park

Tags

• ENCLOSED BACK PORCH
• GREAT ROOM
• COMMUNITY POOL
• COMMUNITY PARK
• PRIME LOCATION

Property features AI

Finance

• Other: Subdivision: Willhaven; Zoning: ri1; Directions available
• HOA & community: Homeowners association with annual fee of $200; Community pool; Sidewalks; Street lights; Playground

Exterior

• Parking: Attached 2-car garage with garage door opener; Total 2 parking spaces
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two-story; Entry level: 3
• Construction: Brick, vinyl siding, and frame construction; Composition roof; Slab foundation; Home warranty included; Built year not specified
• Exterior features: Covered, enclosed, screened front and rear porches; Front porch; Rear porch; Fenced yard; Sprinklers in front and rear; Paved road access; View

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Microwave; Disposal; Electric water heater
• Bedrooms: Bedrooms information not specified
• Flooring: Carpet; Vinyl; Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Heat pump; Fireplace(s); Electric heating; Central air; Ceiling fan(s)
• Interior features: Walk-in closets; Pantry; Eat-in kitchen; Window coverings; Insulated windows; Vented exhaust fan
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $306k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/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 $302k (1.3% below list).
• Recommended offer: $297k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% 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 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: 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 $3,020/mo this rent would consume 51% 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 38 days — a 3% lower offer ($297k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 14y 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.

Recommended offer $296,723 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.99% ✗
• Cap rate: 7.56%
• Cash-on-cash: 4.53%
• DSCR: 1.20
• GRM: 8.4

CMA / ARV

• ARV (median comp): $312,058
• List price: $305,900
• Delta: -1.97%
• 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
1111 Sims Dr	0.15mi	5/3.0	2,388 (-7%)	1mo	$324,000	$136	81
1001 Hay Meadow Dr	0.27mi	5/3.0	2,361 (-8%)	3mo	$312,900	$133	72
997 Hay Meadow Dr	0.29mi	5/3.5	2,721 (+6%)	3mo	$340,000	$125	71
965 Hay Meadow Dr	0.37mi	5/3.0	2,361 (-8%)	1mo	$315,000	$133	69
2082 Willhaven Dr	0.30mi	4/3.0 (-1)	2,854 (+12%)	2mo	$308,000	$108	60
108 Sims Ct	0.38mi	4/2.0 (-1)	2,395 (-6%)	7mo	$274,900	$115	57
1152 Rosland Cir	0.65mi	4/2.5 (-1)	2,504 (-2%)	3mo	$312,000	$125	57
1152 Rosland Cir	0.65mi	4/2.5 (-1)	2,504 (-2%)	3mo	$312,000	$125	57
7069 Summerton Dr	0.58mi	4/2.5 (-1)	2,470 (-3%)	4mo	$322,400	$131	57
4020 Pullman Cir	0.61mi	4/2.5 (-1)	2,681 (+5%)	4mo	$335,000	$125	54
321 Conal Dr	0.73mi	4/2.5 (-1)	2,624 (+3%)	4mo	$335,000	$128	51
5435 Copse Dr	0.68mi	4/2.5 (-1)	2,211 (-14%)	3mo	$363,000	$164	36

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: -12.1%
• Equity multiple: 0.57×
• Total profit: $-36,449
• Equity at exit: $45,611

10-year hold

• IRR: -7.1%
• Equity multiple: 0.60×
• Total profit: $-34,329
• Equity at exit: $26,449

Cash invested: $85,652 (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: 8.4×

Monthly cashflow live

• Estimated rent: $3,020 high
• Mortgage (P&I): −$1,604
• Tax from tax record: −$314 /mo · $3,768/yr
• Insurance: −$127
• HOA: −$17
• Vacancy / Maint / Mgmt: −$634
• Net cashflow: $323

Break-even live

Break-even rent $2,611

Max offer price $305,900

Occupancy floor 84%

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: $76,475
• Closing costs: $9,177
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
196 Sims Ct Augusta, GA	5.0	3.0	2536	$2,419	$0.95	14d	1	0.30mi
2017 Willhaven Dr Augusta, GA	4.0	2.5	2990	$5,600	$1.87	44d	1	0.31mi
2017 Willhaven Dr Augusta, GA	4.0	2.5	2990	$5,600	$1.87	23d	1	0.31mi
2308 Trinity Cir Augusta, GA	5.0	3.0	2700	$2,200	$0.81	44d	1	0.32mi
430 Furlough Dr Augusta, GA	4.0	2.5	2890	$2,250	$0.78	23d	1	0.38mi
5412 Copse Dr Augusta, GA	4.0	3.0	2664	$2,200	$0.83	14d	1	0.71mi
5029 Copse Dr Augusta, GA	4.0	2.0	2081	$2,050	$0.99	23d	1	0.78mi
1140 George W Crawford Dr Augusta, GA	4.0	2.0	2062	$2,200	$1.07	44d	1	0.88mi
1210 Belgrove Dr Augusta, GA	4.0	2.5	2302	$2,500	$1.09	23d	1	0.96mi
2323 Belair Spring Rd Augusta, GA	4.0	2.5	2076	$2,235	$1.08	44d	1	0.98mi
2297 Belair Spring Rd Augusta, GA	4.0	2.5	2031	$2,250	$1.11	14d	1	1.03mi

HOA detail

• Monthly dues: $17 · $204/yr

Listing history 33 events

1. 2026-06-18
   days on market $305,900 Active 38 DOM
2. 2026-06-17
   price $305,900 Active 37 DOM
3. 2026-06-17
   days on market $315,000 Active 37 DOM
4. 2026-06-16
   days on market $315,000 Active 36 DOM
5. 2026-06-15
   days on market $315,000 Active 35 DOM
6. 2026-06-14
   pricedays on market $315,000 Active 33 DOM
7. 2026-06-10
   days on market $315,900 Active 30 DOM
8. 2026-06-09
   days on market $315,900 Active 29 DOM
9. 2026-06-08
   days on market $315,900 Active 28 DOM
10. 2026-06-07
    days on market $315,900 Active 27 DOM
11. 2026-06-03
    days on market $315,900 Active 23 DOM
12. 2026-06-02
    days on market $315,900 Active 22 DOM
13. 2026-06-01
    days on market $315,900 Active 21 DOM
14. 2026-05-31
    days on market $315,900 Active 20 DOM
15. 2026-05-30
    days on market $315,900 Active 19 DOM
16. 2026-05-16
    price $318,500 1177-char remark
17. 2026-05-11
    historical
18. 2026-05-03
    price $319,500
19. 2026-04-06
    listed $320,000 Active
20. 2026-04-06
    listed $319,500 Active 1177-char remark
21. 2025-07-26
    historical
22. 2025-07-26
    historical
23. 2025-06-25
    listed $300,000
24. 2025-06-25
    listed $300,000
25. 2021-09-07
    soldstatus $280,000
26. 2021-08-30
    soldstatus $280,000
27. 2021-08-30
    soldstatus $280,000
28. 2021-06-29
    listed $255,000
29. 2021-06-29
    listed $255,000
30. 2013-04-16
    soldstatus $172,500
31. 2013-04-16
    soldstatus $172,500
32. 2012-06-25
    listed $176,165
33. 2012-06-25
    listed $176,165

ⓘ 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: $3,768 · $314/mo
• Projected year-2 tax: $3,768 · $314/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $36,238
• − Mortgage interest: −$17,135
• − Property taxes: −$3,768
• − Insurance: −$1,530
• − Repairs & maintenance: −$2,899
• − Management: −$2,899
• − HOA: −$204
• − Depreciation: −$8,899
• Taxable loss: −$1,095
• Est. tax savings @ 24.0%: +$263
• After-tax cash flow: $4,140/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

+73.6% since first listed

21 events — show timeline

• 2026-06-17 Price Changed $305,900 Hive MLS
• 2026-06-12 Price Changed $315,000 Hive MLS
• 2026-05-25 Price Changed $315,900 Hive MLS
• 2026-05-16 Price Changed $318,500 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-03 Price Changed $319,500 Hive MLS
• 2026-04-06 Listed $320,000 Hive MLS
• 2026-04-06 Listed $319,500 Hive MLS
• 2025-07-26 Listing Removed — Hive MLS
• 2025-07-26 Listing Removed — Hive MLS
• 2025-06-25 Listed $300,000 Hive MLS
• 2025-06-25 Listed $300,000 Hive MLS
• 2021-09-07 Sold (Public Records) $280,000 Public Records
• 2021-08-30 Sold (MLS) $280,000 Hive MLS
• 2021-08-30 Sold (MLS) $280,000 Hive MLS
• 2021-06-29 Listed $255,000 Hive MLS
• 2021-06-29 Listed $255,000 Hive MLS
• 2013-04-16 Sold (MLS) $172,500 Hive MLS
• 2013-04-16 Sold (MLS) $172,500 Hive MLS
• 2012-06-25 Listed $176,165 Hive MLS
• 2012-06-25 Listed $176,165 Hive MLS

Property tax history

+3.0%/yr

Latest (2025): $3,768 · +10.0% YoY. Source: county tax records.