2413 Ruby Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$79,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 83 Days on market

Built 1952 10,454 sqft lot $80/sqft · 26% below area Est $108k · 26% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

Charming 3-bedroom, 1-bath ranch in Richmond County! Single-level living with ~1,000 sq ft of hardwood floors and an updated kitchen. Enjoy a spacious, level backyard perfect for entertaining or gardening. Features include 1-car garage, paved driveway, central HVAC, and all utilities connected. Move-in ready with classic mid-century appeal in a quiet neighborhood-ideal for first-time buyers or investors.

Key facts

• Central hvac
• Paved driveway
• Updated kitchen

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• SPACIOUS LEVEL BACKYARD
• PAVED DRIVEWAY
• CENTRAL HVAC
• ALL UTILITIES CONNECTED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $75k (6.0% 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.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 32% 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 $552 of loan paydown is wiped out by about $2k 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 $22k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $75,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.56% ✓
• Cap rate: 12.40%
• Cash-on-cash: 21.82%
• DSCR: 1.97
• GRM: 5.4

CMA / ARV

• ARV (median comp): $108,311
• List price: $79,900
• Delta: -26.23%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2434 Young Dr	0.31mi	3/1.0	1,025 (+2%)	2mo	$104,000	$101	80
2318 Getzen St	0.27mi	2/1.0 (-1)	1,000 (0%)	4mo	$102,500	$103	80
2629 Richmond Hill Rd	0.38mi	3/1.0	1,000 (0%)	9mo	$91,000	$91	75
3042 Acorn Rd	0.55mi	3/1.0	1,040 (+4%)	4mo	$136,000	$131	65
2813 King St	0.58mi	3/1.0	1,025 (+2%)	6mo	$107,500	$105	64
2827 Thomas Ln	0.65mi	3/1.0	1,025 (+2%)	5mo	$105,000	$102	61
2802 Jordan St	0.70mi	2/1.0 (-1)	992 (-1%)	4mo	$115,000	$116	58
2812 Rocky Creek Rd	0.67mi	3/1.0	1,074 (+7%)	3mo	$130,000	$121	54
2837 Rocky Creek Rd	0.58mi	3/2.0	1,098 (+10%)	6mo	$133,000	$121	48
2810 Jordan St	0.72mi	2/1.5 (-1)	960 (-4%)	9mo	$110,000	$115	45
3004 Acorn Rd	0.60mi	3/2.0	1,138 (+14%)	2mo	$155,000	$136	44
2426 Dickey Rd	0.70mi	3/2.0	1,092 (+9%)	9mo	$168,900	$155	41

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: 11.0%
• Equity multiple: 1.42×
• Total profit: $9,352
• Equity at exit: $11,913

10-year hold

• IRR: 17.4%
• Equity multiple: 2.23×
• Total profit: $27,563
• Equity at exit: $6,908

Cash invested: $22,372 (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: 364
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,243 high
• Mortgage (P&I): −$419
• Tax from tax record: −$123 /mo · $1,472/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $407

Break-even live

Break-even rent $728

Max offer price $79,900

Occupancy floor 62%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	43d	1	0.37mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	23d	1	0.41mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	21d	1	0.48mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	23d	1	0.51mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	23d	1	0.56mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	43d	1	0.56mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	43d	3	0.66mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	23d	1	0.66mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	43d	1	0.66mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	43d	1	0.67mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	43d	1	0.70mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	13d	1	0.72mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	43d	1	0.74mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	23d	3	0.77mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	43d	6	0.78mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	23d	1	0.80mi
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	43d	1	0.87mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	0.91mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	44d	1	1.24mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	13d	7	1.27mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	23d	1	1.43mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	43d	1	1.43mi
2830 Lumpkin Rd Unit A Augusta, GA	3.0	1.5	1000	$900	$0.90	23d	1	1.47mi

Listing history 20 events

1. 2026-06-18
   days on market $79,900 Active 83 DOM
2. 2026-06-17
   days on market $79,900 Active 82 DOM
3. 2026-06-16
   days on market $79,900 Active 81 DOM
4. 2026-06-15
   statusdays on market $79,900 Active 80 DOM
5. 2026-06-14
   pricestatusdays on market $79,900 Price Change 78 DOM
6. 2026-06-10
   days on market $94,900 Active 75 DOM
7. 2026-06-09
   days on market $94,900 Active 74 DOM
8. 2026-06-08
   days on market $94,900 Active 73 DOM
9. 2026-06-07
   days on market $94,900 Active 72 DOM
10. 2026-06-03
    days on market $94,900 Active 68 DOM
11. 2026-06-02
    days on market $94,900 Active 67 DOM
12. 2026-06-01
    statusdays on market $94,900 Active 66 DOM
13. 2026-05-31
    days on market $94,900 Price Change 65 DOM
14. 2026-05-30
    pricestatusdays on market $94,900 Price Change 64 DOM
15. 2026-05-14
    price $99,900 407-char remark

    Show marketing remark (407 chars)

    Charming 3-bedroom, 1-bath ranch in Richmond County! Single-level living with ~1,000 sq ft of hardwood floors and an updated kitchen. Enjoy a spacious, level backyard perfect for entertaining or gardening. Features include 1-car garage, paved driveway, central HVAC, and all utilities connected. Move-in ready with classic mid-century appeal in a quiet neighborhood-ideal for first-time buyers or investors.

16. 2026-04-24
    price $109,900 407-char remark

    Show marketing remark (407 chars)

    Charming 3-bedroom, 1-bath ranch in Richmond County! Single-level living with ~1,000 sq ft of hardwood floors and an updated kitchen. Enjoy a spacious, level backyard perfect for entertaining or gardening. Features include 1-car garage, paved driveway, central HVAC, and all utilities connected. Move-in ready with classic mid-century appeal in a quiet neighborhood-ideal for first-time buyers or investors.

17. 2026-03-27
    listed $119,900 New 407-char remark

    Show marketing remark (407 chars)

    Charming 3-bedroom, 1-bath ranch in Richmond County! Single-level living with ~1,000 sq ft of hardwood floors and an updated kitchen. Enjoy a spacious, level backyard perfect for entertaining or gardening. Features include 1-car garage, paved driveway, central HVAC, and all utilities connected. Move-in ready with classic mid-century appeal in a quiet neighborhood-ideal for first-time buyers or investors.

18. 2021-10-26
    soldstatus $1,170,000
19. 2020-02-13
    soldstatus $117,500
20. 1990-01-02
    soldstatus $25,113

ⓘ 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: $1,472 · $123/mo
• Projected year-2 tax: $1,472 · $123/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 ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $14,912
• − Mortgage interest: −$4,476
• − Property taxes: −$1,472
• − Insurance: −$400
• − Repairs & maintenance: −$1,193
• − Management: −$1,193
• − Depreciation: −$2,324
• Taxable income: $3,855
• Est. tax owed @ 24.0%: −$925
• After-tax cash flow: $3,956/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

+297.8% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $99,900 GAMLS
• 2026-04-24 Price Changed $109,900 GAMLS
• 2026-03-27 Listed $119,900 GAMLS
• 2021-10-26 Sold (Public Records) $1,170,000 Public Records
• 2020-02-13 Sold (Public Records) $117,500 Public Records
• 1990-01-02 Sold (Public Records) $25,113 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,472 · +7.9% YoY. Source: county tax records.