305 Walker St · Augusta-Richmond County consolidated government (balance), GA 30901

$290,000

4 bd · 3.0 ba · 2,114 sqft · MultiFamily public records · 38 Days on market

Built 1906 10,019 sqft lot $137/sqft · 12% above area Est $259k · 12% over

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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 +20.2/30.0
• Appreciation +9.1/10.0
• DSCR +6.4/10.0
• 1% rule +5.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• ARV discount +2.1/15.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

BACK ON MARKET! NO FAULT TO SELLER!!! Recently updated, check out this historic triplex! There are two occupied units & a vacant unit. The vacant unit is a 1 bed and 1 bath unit that presents a great opportunity for an owner occupied opportunity. The vacant unit has recently been updated w/ fresh paint, flooring, granite in the kitchen & appliances. In addition to the updates there are high ceilings, large molding, historic fireplaces & more, all the charm everyone loves in historic homes. From the front door on Walker, there are 2 units. One is vacant & the other is a 2 bed/ 1 bath unit w/ w/ d connection that rents for $1025/mnth. The 3rd unit in the back is a 1 bed/ 1 bath that rents for $710. There is split meter for gas & electric, tenants pay set water fee every month so all utilities are covered by tenants. The exterior has been cleaned up & a perfect investor opportunity. Check out the 3D tours as units will not be shown until under contract. Don't wait on this multifamily.

Key facts

• Historic charm
• High ceilings
• Crown molding

Tags

• HIGH CEILINGS
• CROWN MOLDING
• HISTORIC CHARM

Property features AI

Finance

• Other: Lot dimensions approximately 59 x 167 (0.23 acres)
• Financial info: One 2-bedroom unit currently rented for $1,125
• HOA & community: Homeowners association present; Association includes park

Exterior

• Parking: See remarks for parking details
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential income property — Triplex; Total building area 2,114; Located in Old Towne subdivision
• Construction: Vinyl siding
• Exterior features: Public water; Public sewer; Sidewalks; Street lights; Park nearby (association amenity)

Interior

• Bedrooms: One 1-bedroom unit (500 total area); One 1-bedroom unit (714 total area); One 2-bedroom unit (900 total area)
• Heating & cooling: Cooling present with multiple units
• Interior features: Cable available

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 2×1bd/1ba units multifamily listed at $290k.

Deal economics

• At list price, monthly cash flow is $368 ($4k/yr) — positive. Per door: $123/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $290k).
• Recommended offer: $281k (3.0% below list) — sets the bar for market timing.

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: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 2% at this address vs 16% district-wide (-14 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.3%/yr); 129 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $26k of equity ($2k loan paydown + $24k appreciation (8.2% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 0.0% rent growth), your $81k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask is 27519% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $281,300 (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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.82%
• Cash-on-cash: 5.44%
• DSCR: 1.24
• GRM: 8.2

CMA / ARV

• ARV (median comp): $258,882
• List price: $290,000
• Delta: 12.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 3rd St	0.37mi	4/2.0	2,032 (-4%)	17mo	$270,000	$133	58
102 3rd St	0.37mi	4/2.0	2,032 (-4%)	17mo	$270,000	$133	58

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.69×
• Total profit: $137,624
• Equity at exit: $223,887

10-year hold

• IRR: 20.3%
• Equity multiple: 5.51×
• Total profit: $366,159
• Equity at exit: $447,858

Cash invested: $81,200 (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 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 129
• Price-to-rent: 23.7×

Monthly cashflow live

• Estimated rent: $2,962 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$330 /mo · $3,959/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$622
• Net cashflow: $368

Break-even live

Break-even rent $2,496

Max offer price $290,000

Occupancy floor 83%

Sensitivity live

Price	-10% $533	-5% $450	+0% $368	+5% $286	+10% $204
Rent	-10% $134	-5% $251	+0% $368	+5% $485	+10% $602
Rate	-1.0pp $514	-0.5pp $442	base $368	+0.5pp $293	+1.0pp $217

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,021
▸ 2× units	1	1	$1,942
Total (3 units)			$2,962

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Telfair St Unit A Augusta, GA	4.0	3.0	1400	$2,300	$1.64	14d	1	0.26mi
112 Telfair St Unit B Augusta, GA	4.0	3.5	1400	$2,000	$1.43	14d	1	0.26mi
936 Broad St #306 Augusta, GA	3.0	2.0	1510	$2,075	$1.37	24d	1	0.96mi

Listing history 31 events

1. 2026-06-18
   days on market $290,000 Active 38 DOM
2. 2026-06-17
   days on market $290,000 Active 37 DOM
3. 2026-06-16
   days on market $290,000 Active 36 DOM
4. 2026-06-15
   days on market $290,000 Active 35 DOM
5. 2026-06-14
   days on market $290,000 Active 33 DOM
6. 2026-06-10
   days on market $290,000 Active 30 DOM
7. 2026-06-09
   days on market $290,000 Active 29 DOM
8. 2026-06-08
   days on market $290,000 Active 28 DOM
9. 2026-06-07
   days on market $290,000 Active 27 DOM
10. 2026-06-03
    days on market $290,000 Active 23 DOM
11. 2026-06-02
    days on market $290,000 Active 22 DOM
12. 2026-06-01
    days on market $290,000 Active 21 DOM
13. 2026-05-31
    days on market $290,000 Active 20 DOM
14. 2026-05-30
    days on market $290,000 Active 19 DOM
15. 2026-03-26
    status Active
16. 2026-03-26
    historical
17. 2026-02-21
    status Active
18. 2026-02-20
    historical
19. 2026-01-21
    status Active
20. 2025-07-16
    historical $1,050
21. 2025-06-19
    listed $1,050
22. 2024-04-08
    listed $290,000 Active
23. 2024-04-08
    historical
24. 2024-04-08
    historical
25. 2024-04-08
    listed $290,000 Active 431-char remark
26. 2022-05-03
    soldstatus $319,000

    Show marketing remark (1032 chars)

    BACK ON MARKET! NO FAULT TO SELLER!!! Recently updated, check out this historic triplex! There are two occupied units & a vacant unit. The vacant unit is a 1 bed and 1 bath unit that presents a great opportunity for an owner occupied opportunity. The vacant unit has recently been updated w/ fresh paint, flooring, granite in the kitchen & appliances. In addition to the updates there are high ceilings, large molding, historic fireplaces & more, all the charm everyone loves in historic homes. From the front door on Walker, there are 2 units. One is vacant & the other is a 2 bed/ 1 bath unit w/ w/ d connection that rents for $1025/mnth. The 3rd unit in the back is a 1 bed/ 1 bath that rents for $710. There is split meter for gas & electric, tenants pay set water fee every month so all utilities are covered by tenants. The exterior has been cleaned up & a perfect investor opportunity. Check out the 3D tours as units will not be shown until under contract. Don't wait on this multifamily.

27. 2022-05-03
    soldstatus $319,000

    Show marketing remark (1032 chars)

    BACK ON MARKET! NO FAULT TO SELLER!!! Recently updated, check out this historic triplex! There are two occupied units & a vacant unit. The vacant unit is a 1 bed and 1 bath unit that presents a great opportunity for an owner occupied opportunity. The vacant unit has recently been updated w/ fresh paint, flooring, granite in the kitchen & appliances. In addition to the updates there are high ceilings, large molding, historic fireplaces & more, all the charm everyone loves in historic homes. From the front door on Walker, there are 2 units. One is vacant & the other is a 2 bed/ 1 bath unit w/ w/ d connection that rents for $1025/mnth. The 3rd unit in the back is a 1 bed/ 1 bath that rents for $710. There is split meter for gas & electric, tenants pay set water fee every month so all utilities are covered by tenants. The exterior has been cleaned up & a perfect investor opportunity. Check out the 3D tours as units will not be shown until under contract. Don't wait on this multifamily.

28. 2022-04-18
    price $850
29. 2022-03-04
    listed $329,000

    Show marketing remark (1032 chars)

    BACK ON MARKET! NO FAULT TO SELLER!!! Recently updated, check out this historic triplex! There are two occupied units & a vacant unit. The vacant unit is a 1 bed and 1 bath unit that presents a great opportunity for an owner occupied opportunity. The vacant unit has recently been updated w/ fresh paint, flooring, granite in the kitchen & appliances. In addition to the updates there are high ceilings, large molding, historic fireplaces & more, all the charm everyone loves in historic homes. From the front door on Walker, there are 2 units. One is vacant & the other is a 2 bed/ 1 bath unit w/ w/ d connection that rents for $1025/mnth. The 3rd unit in the back is a 1 bed/ 1 bath that rents for $710. There is split meter for gas & electric, tenants pay set water fee every month so all utilities are covered by tenants. The exterior has been cleaned up & a perfect investor opportunity. Check out the 3D tours as units will not be shown until under contract. Don't wait on this multifamily.

30. 2022-03-04
    listed $329,000

    Show marketing remark (1032 chars)

    BACK ON MARKET! NO FAULT TO SELLER!!! Recently updated, check out this historic triplex! There are two occupied units & a vacant unit. The vacant unit is a 1 bed and 1 bath unit that presents a great opportunity for an owner occupied opportunity. The vacant unit has recently been updated w/ fresh paint, flooring, granite in the kitchen & appliances. In addition to the updates there are high ceilings, large molding, historic fireplaces & more, all the charm everyone loves in historic homes. From the front door on Walker, there are 2 units. One is vacant & the other is a 2 bed/ 1 bath unit w/ w/ d connection that rents for $1025/mnth. The 3rd unit in the back is a 1 bed/ 1 bath that rents for $710. There is split meter for gas & electric, tenants pay set water fee every month so all utilities are covered by tenants. The exterior has been cleaned up & a perfect investor opportunity. Check out the 3D tours as units will not be shown until under contract. Don't wait on this multifamily.

31. 1998-09-28
    soldstatus $1,730,000

ⓘ 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: $3,959 · $330/mo
• Projected year-2 tax: $3,959 · $330/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $35,544
• − Mortgage interest: −$16,245
• − Property taxes: −$3,959
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,844
• − Management: −$2,844
• − Depreciation: −$8,436
• Taxable loss: −$233
• Est. tax savings @ 24.0%: +$56
• After-tax cash flow: $4,477/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): 16,484
• Household income: $25,163
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 2063.0

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: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 8.18%
• Current HPI: 206.3145
• Rent YoY: ▼ -1.31%
• 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

-99.9% since first listed

17 events — show timeline

• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-02-21 Relisted — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2026-01-21 Relisted — Hive MLS
• 2025-07-16 Rental Removed $1,050 AUGUSTAMLS
• 2025-06-19 Listed for Rent $1,050 AUGUSTAMLS
• 2024-04-08 Listed $290,000 Hive MLS
• 2024-04-08 Listing Removed — Hive MLS
• 2024-04-08 Listing Removed — Hive MLS
• 2024-04-08 Listed $290,000 Hive MLS
• 2022-05-03 Sold (MLS) $319,000 Hive MLS
• 2022-05-03 Sold (MLS) $319,000 Hive MLS
• 2022-04-18 Price Changed $850 RENT.
• 2022-03-04 Listed $329,000 Hive MLS
• 2022-03-04 Listed $329,000 Hive MLS
• 1998-09-28 Sold (Public Records) $1,730,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $3,959 · -0.7% YoY. Source: county tax records.