2522 Argonne Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$38,300

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 38 Days on market

Built 1954 7,405 sqft lot $33/sqft · 54% below area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Opportunity awaits for the right buyer. This property is priced with condition in mind and will require substantial repairs and renovations. Ideal for investors, cash buyers, or anyone looking for their next rehab project. With the right vision and improvements, there is potential to transform this property into something completely different. Whether your goal is to renovate and resell, create a rental property, or take on a full restoration project, this is a chance to purchase at a price point that leaves room for improvement. Property is being sold as-is. Seller will not complete repairs or concessions related to condition.

Key facts

• 7,405 sq ft lot
• Built 1954
• Listed 37 days

Property features AI

Finance

• Other: Lot approximately 0.17 acres (dimensions 121 x 128); Zoned Residential; Subdivision: Pine Heights Eastern

Exterior

• Parking: See remarks for parking/garage details
• Utilities: Public water; Public sewer; Utilities: none listed (see remarks for details)
• Home design: Single-family residence; One story, entry level on main floor; Frame construction
• Construction: Frame construction; Slab foundation (additional foundation details: see remarks); Roof: see remarks/other
• Exterior features: No exterior features listed; Patio/porch details: see remarks; Has a view

Interior

• Flooring: Other or see remarks
• Bathrooms: 1 full bathroom
• Heating & cooling: No heating listed; No cooling listed
• Interior features: See remarks for additional interior details; Five total rooms
• Laundry & utility: No laundry facilities listed

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $38k.

Deal economics

• At list price, monthly cash flow is $786 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $38k).
• Recommended offer: $37k (3.0% below list) — sets the bar for market timing.
• Cap rate 30.9% 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; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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 35% 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 $265 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($37k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $37,151 (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. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.47% ✓
• Cap rate: 30.93%
• Cash-on-cash: 88.00%
• DSCR: 4.92
• GRM: 2.4

CMA / ARV

• ARV (median comp): $83,786
• List price: $38,300
• Delta: -54.29%
• 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
2524 Elderberry Dr	0.33mi	3/1.0	1,200 (+2%)	9mo	$129,900	$108	74
3207 E Gerald Dr	0.39mi	3/2.0	1,152 (-2%)	3mo	$179,000	$155	72
2019 Dunham Ct	0.58mi	3/1.0	1,200 (+2%)	1mo	$104,900	$87	69
3209 E Gerald Dr	0.40mi	3/2.0	1,221 (+4%)	4mo	$138,700	$114	68
1825 Medlar St	0.20mi	3/1.5	1,000 (-15%)	2mo	$97,000	$97	62
1909 Dianne Dr	0.75mi	3/1.0	1,196 (+2%)	8mo	$117,000	$98	55
1919 Moore Rd	0.67mi	3/2.0	1,082 (-8%)	1mo	$170,000	$157	51
3224 Kevin Dr	0.51mi	3/1.5	1,301 (+11%)	9mo	$140,000	$108	49
3219 Young Forest Dr	0.44mi	3/2.0	1,340 (+14%)	5mo	$105,000	$78	48
3231 Kevin Dr	0.56mi	3/2.0	1,300 (+10%)	6mo	$165,000	$127	48
2707 Smith Dr	0.64mi	3/2.0	1,243 (+6%)	11mo	$176,000	$142	48
1911 Dianne Dr	0.74mi	3/1.0	1,004 (-15%)	3mo	$105,000	$105	38

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: 85.2%
• Equity multiple: 4.73×
• Total profit: $40,002
• Equity at exit: $5,711

10-year hold

• IRR: 87.7%
• Equity multiple: 8.86×
• Total profit: $84,341
• Equity at exit: $3,311

Cash invested: $10,724 (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: 2.4×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$201
• Tax est. 1.5%: −$48 /mo · $574/yr
• Insurance: −$16
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $786

Break-even live

Break-even rent $335

Max offer price $38,300

Occupancy floor 36%

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: $9,575
• Closing costs: $1,149
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	44d	1	0.08mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	44d	1	0.09mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	23d	1	0.09mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	44d	1	0.38mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	23d	1	0.38mi
1915 Dianne Dr Augusta, GA	3.0	1.0	1196	$1,236	$1.03	44d	1	0.70mi
1916 Preston Dr Augusta, GA	3.0	1.5	1134	$1,055	$0.93	44d	1	0.82mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	0.91mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.03mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.03mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	44d	1	1.09mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	44d	1	1.15mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	1.16mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	44d	3	1.24mi
3431 Winesap Way Augusta, GA	3.0	1.5	1188	$1,100	$0.93	44d	1	1.29mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	23d	1	1.35mi

Listing history 15 events

1. 2026-06-18
   days on market $38,300 Active 38 DOM
2. 2026-06-17
   days on market $38,300 Active 37 DOM
3. 2026-06-16
   days on market $38,300 Active 36 DOM
4. 2026-06-15
   days on market $38,300 Active 35 DOM
5. 2026-06-14
   days on market $38,300 Active 33 DOM
6. 2026-06-10
   days on market $38,300 Active 30 DOM
7. 2026-06-09
   days on market $38,300 Active 29 DOM
8. 2026-06-08
   days on market $38,300 Active 28 DOM
9. 2026-06-07
   days on market $38,300 Active 27 DOM
10. 2026-06-03
    days on market $38,300 Active 23 DOM
11. 2026-06-02
    days on market $38,300 Active 22 DOM
12. 2026-06-01
    days on market $38,300 Active 21 DOM
13. 2026-05-31
    days on market $38,300 Active 20 DOM
14. 2026-05-30
    days on market $38,300 Active 19 DOM
15. 2026-05-11
    listed $38,300 Active 635-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $15,966
• − Mortgage interest: −$2,145
• − Property taxes: −$574
• − Insurance: −$192
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$1,114
• Taxable income: $9,386
• Est. tax owed @ 24.0%: −$2,253
• After-tax cash flow: $7,184/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

1 event — show timeline

• 2026-05-11 Listed $38,300 Hive MLS

Property tax history

+8.9%/yr

Latest (2025): $2,132 · +105.4% YoY. Source: county tax records.