801 Windsong Cir · Augusta-Richmond County consolidated government (balance), GA 30907

$85,000

2 bd · 2.0 ba · 876 sqft · Condo public records · 18 Days on market

Built 1986

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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 +9.9/10.0
• ARV discount +7.5/15.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

CURRENTLY A TENANT IN PLACE. NO WALKTHROUGH UNTIL UNDER CONTRACT. Hot deal in Augusta! 2-bed condo at 801 Windsong Cir priced to move fast. Cozy, light-filled interior, easy-care living, and a great location close to amenities. Ground level condo with private back porch. Perfect starter home. Call to see it before it's gone!

Key facts

• Great location
• Private back porch
• Built 1986

Tags

• LIGHT-FILLED INTERIOR
• PRIVATE BACK PORCH
• GREAT LOCATION

Property features AI

Finance

• Other: Located in the Windsong subdivision, Augusta GA 30907
• HOA & community: No HOA; No association fee inclusions; No community features listed

Exterior

• Parking: Assigned parking
• Utilities: Public water; Private sewer; Cable available; Electricity available; Sewer available
• Home design: Residential condominium; Resale property; Entry level: One; Built in 1986
• Construction: Concrete construction; Composition roof; Built in 1986
• Exterior features: Composition roof; Concrete construction

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Other flooring
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level floorplan; Other interior features
• Laundry & utility: Laundry features listed as Other

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $85k.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $84k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.4% 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.
• Zoned schools: Warren Road Elementary School (math 27% / reading 22%, grade F, #753 of 1,228 statewide, top 64%, 603 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 rising (+1.1%/yr); 333 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 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 + 1.1% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $83,725 (1.5% below list)

Questions for the listing agent

1. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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: 1.49% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.87%
• DSCR: 1.97
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.12% rent growth · sell at horizon

5-year hold

• IRR: 12.4%
• Equity multiple: 1.48×
• Total profit: $11,506
• Equity at exit: $12,674

10-year hold

• IRR: 19.9%
• Equity multiple: 2.53×
• Total profit: $36,321
• Equity at exit: $7,349

Cash invested: $23,800 (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 30907

• Rents YoY: 1.1%
• Active inventory: 333
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,267 high
• Mortgage (P&I): −$446
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $434

Break-even live

Break-even rent $718

Max offer price $85,000

Occupancy floor 61%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Windsong Cir Augusta, GA	2.0	2.0	876	$1,250	$1.43	23d	1	0.07mi
940 Stevens Creek Rd Augusta, GA	2.0	2.0	950	$950	$1.00	44d	2	0.24mi
950 Stevens Creek Rd Augusta, GA	2.0	2.0	1100	$1,232	$1.12	14d	9	0.35mi
926 Stevens Creek Rd Augusta, GA	1.0–2.0	1.0–2.0	762	$1,272	$1.67	14d	13	0.36mi
1035 Stevens Creek Rd Augusta, GA	1.0–2.0	1.0–2.5	901	$1,319	$1.46	44d	3	0.39mi
1101 Colony Place Dr Unit 1101 Augusta, GA	1.0	1.0	998	$1,000	$1.00	44d	1	0.40mi
102 Point Pl Unit 00 121 Augusta, GA	1.0	1.0	616	$1,075	$1.75	14d	1	0.41mi
100 Bon Air Dr Augusta, GA	1.0–2.0	1.0–2.0	853	$1,255	$1.47	14d	25	0.47mi
2525 Center West Pkwy Augusta, GA	2.0	2.0	848	$1,552	$1.83	44d	1	0.83mi
2525 Center West Pkwy Augusta, GA	1.0	1.0	633	$1,087	$1.72	23d	1	0.83mi
2515 Center West Pkwy Augusta, GA	1.0	1.0	750	$900	$1.20	21d	1	0.88mi
2626 York Dr Augusta, GA	2.0	2.0	1100	$1,400	$1.27	21d	1	0.90mi
2029 Summer Valley Way Augusta, GA	2.0	2.0	1104	$1,295	$1.17	44d	1	0.91mi
249 Boy Scout Rd Augusta, GA	1.0–2.0	1.0	785	$1,199	$1.53	44d	9	1.00mi
2010 Riviera Dr Augusta, GA	2.0	2.0	1092	$1,395	$1.28	44d	1	1.02mi
108 Arborside Dr Augusta, GA	1.0–2.0	1.0–2.0	884	$1,325	$1.50	14d	12	1.05mi
1006 Bertram Road Ext Augusta, GA	2.0	2.0	1100	$1,335	$1.21	14d	1	1.10mi
222 Boy Scout Rd Augusta, GA	1.0–2.0	1.0–2.0	869	$1,284	$1.48	14d	7	1.12mi
3501 Rainbow St Augusta, GA	3.0	2.0	1103	$1,675	$1.52	44d	1	1.22mi
3501 Rainbow St Augusta, GA	3.0	2.0	1103	$1,675	$1.52	23d	1	1.22mi
3029 Brookhaven Way Unit 1 Augusta, GA	2.0	2.0	1122	$1,350	$1.20	23d	1	1.29mi
1035 Alexander Dr Augusta, GA	1.0–3.0	1.0–2.0	1113	$1,468	$1.32	14d	7	1.29mi
2905 Arrowhead Dr Augusta, GA	2.0	2.0	1051	$1,020	$0.97	23d	1	1.30mi
3021 Brookhaven Way Augusta, GA	2.0	2.0	1100	$1,400	$1.27	44d	1	1.31mi
1000 Fairhaven Dr Augusta, GA	1.0	1.0	853	$1,903	$2.23	21d	1	1.47mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-18
   status Back On Market 326-char remark

   Show marketing remark (326 chars)

   CURRENTLY A TENANT IN PLACE. NO WALKTHROUGH UNTIL UNDER CONTRACT. Hot deal in Augusta! 2-bed condo at 801 Windsong Cir priced to move fast. Cozy, light-filled interior, easy-care living, and a great location close to amenities. Ground level condo with private back porch. Perfect starter home. Call to see it before it's gone!

2. 2026-05-18
   status Active 326-char remark

   Show marketing remark (326 chars)

   CURRENTLY A TENANT IN PLACE. NO WALKTHROUGH UNTIL UNDER CONTRACT. Hot deal in Augusta! 2-bed condo at 801 Windsong Cir priced to move fast. Cozy, light-filled interior, easy-care living, and a great location close to amenities. Ground level condo with private back porch. Perfect starter home. Call to see it before it's gone!

3. 2026-05-16
   historical Active Under Contract 326-char remark

   Show marketing remark (326 chars)

   CURRENTLY A TENANT IN PLACE. NO WALKTHROUGH UNTIL UNDER CONTRACT. Hot deal in Augusta! 2-bed condo at 801 Windsong Cir priced to move fast. Cozy, light-filled interior, easy-care living, and a great location close to amenities. Ground level condo with private back porch. Perfect starter home. Call to see it before it's gone!

4. 2026-05-16
   status Under Contract 326-char remark

   Show marketing remark (326 chars)

   CURRENTLY A TENANT IN PLACE. NO WALKTHROUGH UNTIL UNDER CONTRACT. Hot deal in Augusta! 2-bed condo at 801 Windsong Cir priced to move fast. Cozy, light-filled interior, easy-care living, and a great location close to amenities. Ground level condo with private back porch. Perfect starter home. Call to see it before it's gone!

5. 2026-05-01
   listed $85,000 New 326-char remark

   Show marketing remark (326 chars)

   CURRENTLY A TENANT IN PLACE. NO WALKTHROUGH UNTIL UNDER CONTRACT. Hot deal in Augusta! 2-bed condo at 801 Windsong Cir priced to move fast. Cozy, light-filled interior, easy-care living, and a great location close to amenities. Ground level condo with private back porch. Perfect starter home. Call to see it before it's gone!

6. 2026-05-01
   listed $85,000 Active 326-char remark

   Show marketing remark (326 chars)

   CURRENTLY A TENANT IN PLACE. NO WALKTHROUGH UNTIL UNDER CONTRACT. Hot deal in Augusta! 2-bed condo at 801 Windsong Cir priced to move fast. Cozy, light-filled interior, easy-care living, and a great location close to amenities. Ground level condo with private back porch. Perfect starter home. Call to see it before it's gone!

7. 1987-07-01
   soldstatus $38,500

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,034 · $86/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 ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $15,206
• − Mortgage interest: −$4,761
• − Property taxes: −$1,034
• − Insurance: −$425
• − Repairs & maintenance: −$1,216
• − Management: −$1,216
• − Depreciation: −$2,473
• Taxable income: $4,080
• Est. tax owed @ 24.0%: −$979
• After-tax cash flow: $4,226/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: Columbia County · 154,184 people
• City population: 154,035
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 46,975
• Household income: $81,912
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 983.0

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 White (69%)
• Race & ethnicity: White 69% Black 13% Asian 7% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Vietnamese 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: ▼ -174.93%
• Current HPI: 233.5167
• Rent YoY: ▲ 1.12%
• 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

+110.4% since first listed

11 events — show timeline

• 2026-06-04 Sold (MLS) $81,000 GAMLS
• 2026-06-04 Sold (MLS) $81,000 MGMLS
• 2026-05-22 Contingent — MGMLS
• 2026-05-22 Pending — GAMLS
• 2026-05-18 Relisted — GAMLS
• 2026-05-18 Relisted — MGMLS
• 2026-05-16 Contingent — MGMLS
• 2026-05-16 Pending — GAMLS
• 2026-05-01 Listed $85,000 GAMLS
• 2026-05-01 Listed $85,000 MGMLS
• 1987-07-01 Sold (Public Records) $38,500 Public Records

Property tax history

+0.6%/yr

Latest (2025): $1,034 · +3.6% YoY. Source: county tax records.