3026 Brighton St · Augusta-Richmond County consolidated government (balance), GA 30906

$90,000

3 bd · 1.5 ba · 925 sqft · SingleFamily public records · 1 Days on market

Built 1961 0.28 ac lot Est $90k · at est.

---

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
• DSCR +10.0/10.0
• 1% rule +9.4/10.0
• ARV discount +7.4/15.0
• 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

Welcome to this charming small brick home, perfect for those seeking a cozy starter home or an investment opportunity. With three bedrooms, one full bath, and an additional half bath, this property has plenty of space for comfortable living. The home features a welcoming living room, a functional kitchen, and a cozy eating area, offering a great layout for everyday life. An attached carport adds convenience for parking and storage. While this home needs a little TLC to make it move-in ready, its potential is limitless. Located close to Fort Gordon, the medical district, shopping, dining, and easy interstate access, you'll enjoy both comfort and convenience in this prime location. Don't miss

Key facts

• Functional kitchen
• Attached carport
• Brick home

Tags

• BRICK HOME
• ATTACHED CARPORT
• FUNCTIONAL KITCHEN
• COZY EATING AREA
• CLOSE TO FORT GORDON
• EASY INTERSTATE ACCESS

Property features AI

Finance

• HOA & community: No association amenities

Exterior

• Parking: Attached garage; Carport (1 space); Concrete parking surfaces
• Utilities: Public water; Public sewer; Sewer connected; Water connected; Cable available
• Home design: Single-family residence; One story; Entry at level 1
• Construction: Brick and frame construction; Brick/mortar foundation; Shingle roof; Built as a single-story home
• Exterior features: Covered patio/porch; Storm door(s); Landscaped lot; Has a view; Paved road access

Interior

• Bedrooms: 6 total rooms (bedrooms and living areas included)
• Flooring: Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Ceiling fans; Electric forced-air heating
• Interior features: Other interior features (see remarks); Wood flooring; No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 12.3% 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.
• Market conditions: Rents soft (-0.2%/yr); 367 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 34% 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 $622 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $25k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $90,000

Questions for the listing agent

1. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.44% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.29%
• DSCR: 1.95
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $89,725
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2023 Dunham Ct	0.17mi	3/1.0	925 (0%)	11mo	$80,000	$86	81
3326 Sylvester Dr	0.54mi	3/1.0	960 (+4%)	5mo	$149,900	$156	63
1825 Medlar St	0.49mi	3/1.5	1,000 (+8%)	2mo	$97,000	$97	62
2517 Argonne Dr	0.60mi	3/1.0	888 (-4%)	2mo	$46,000	$52	61
1811 Alder Dr	0.65mi	3/1.0	888 (-4%)	7mo	$62,000	$70	56
2113 Richards Rd	0.66mi	2/1.0 (-1)	900 (-3%)	12mo	$110,000	$122	48
2810 Jordan St	0.73mi	2/1.5 (-1)	960 (+4%)	9mo	$110,000	$115	47
2921 Abelia Dr	0.66mi	3/1.0	888 (-4%)	17mo	$77,500	$87	46
2920 Abelia Dr	0.70mi	3/1.0	888 (-4%)	16mo	$89,900	$101	45
2307 Harding Rd	0.69mi	2/1.0 (-1)	864 (-7%)	7mo	$50,000	$58	44
3204 Kevin Dr	0.38mi	3/1.0	1,060 (+15%)	15mo	$130,000	$123	43
3110 Ashmore Dr	0.74mi	2/1.0 (-1)	826 (-11%)	9mo	$72,000	$87	33

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: 10.5%
• Equity multiple: 1.40×
• Total profit: $10,091
• Equity at exit: $13,419

10-year hold

• IRR: 17.1%
• Equity multiple: 2.22×
• Total profit: $30,764
• Equity at exit: $7,782

Cash invested: $25,200 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,294 high
• Mortgage (P&I): −$472
• Tax from tax record: −$65 /mo · $786/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $447

Break-even live

Break-even rent $728

Max offer price $90,000

Occupancy floor 60%

Sensitivity live

Price	-10% $498	-5% $473	+0% $447	+5% $422	+10% $396
Rent	-10% $345	-5% $396	+0% $447	+5% $498	+10% $549
Rate	-1.0pp $492	-0.5pp $470	base $447	+0.5pp $424	+1.0pp $400

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	44d	1	0.35mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	24d	1	0.35mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	44d	1	0.55mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	24d	1	0.55mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	0.59mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	45d	1	0.59mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	22d	6	0.61mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	0.64mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	44d	1	0.67mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	44d	3	0.77mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	45d	1	1.17mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	24d	1	1.38mi

Listing history 2 events

1. 2026-06-10
   remarks 699-char remark
2. 2026-06-10
   listed $90,000 Pending 1 DOM

ⓘ 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: $786 · $65/mo
• Projected year-2 tax: $828 · $69/mo
• Expected delta: +$42/yr (+$4/mo · 5.4%)

ⓘ 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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $15,525
• − Mortgage interest: −$5,041
• − Property taxes: −$786
• − Insurance: −$450
• − Repairs & maintenance: −$1,242
• − Management: −$1,242
• − Depreciation: −$2,618
• Taxable income: $4,145
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $4,370/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

2 events — show timeline

• 2026-06-09 Pending — Hive MLS
• 2026-06-09 Listed $90,000 Hive MLS

Property tax history

+3.2%/yr

Latest (2025): $786 · +10.8% YoY. Source: county tax records.