1002 Eustis Dr · Augusta-Richmond County consolidated government (balance), GA 30904

$169,900

5 bd · 1.0 ba · 2,226 sqft · SingleFamily public records · 35 Days on market

Built 1942 0.36 ac lot $76/sqft · 56% below area Est $256k · 34% 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
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious lot and 5 BEDROOMS with 3 FULL BATHS near the Augusta National makes this home a great Masters rental. 2 covered porches and a deck with a grill for relaxing at the end of the day. Lots of character with refinished hardwood floors throughout the main floor. 6 car garage with workshop area in back plus a storage building makes this home perfect for an in-home business requiring lots of storage Finished walkout basement with 2 bedrooms and a full bath. Very convenient to downtown, Lake Olmstead, Calhoun Expressway, and I-20. Roof just a couple of years old.

Key facts

• Walkout basement
• Hvac gas pack
• Large corner lot

Tags

• LARGE CORNER LOT
• WALKOUT BASEMENT
• MULTIPLE OUTDOOR SPACES
• DETACHED GARAGES
• HVAC GAS PACK
• UPDATED ELECTRICAL PANEL

Property features AI

Exterior

• Parking: 6 total parking spaces; 6-car garage; Circular driveway, paved off-street parking, parking pad and garage storage
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Natural gas connected; Water and sewer connected; Cable available
• Home design: Single family residence; One-story appearance with two levels; entry level is 2; Vinyl siding and frame construction
• Construction: Built on permanent slab foundation; Vinyl siding and frame construction; Shingle/composition roof
• Exterior features: Covered deck and porches including rear, side and screened porches; Corner lot with gentle slope; Paved road frontage on city street and state road; Outbuilding and storage structures (see remarks); Shingle/composition roof; Has a view

Interior

• Kitchen: Refrigerator; Dishwasher; Electric range
• Bedrooms: Master on main
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Natural gas
• Interior features: Master suite located on the main level; Walk-in closet(s); Ceiling fans; Pantry; Partially finished basement with exterior and interior entry, walk-out access, and bath stubbed
• Laundry & utility: Washer hookup; Laundry closet; Gas water heater

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $856 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• 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.
• Zoned schools: Garrett Elementary School (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 369 students, 98% FRL); Tutt Middle School (math 7% / reading 21%, grade F, #405 of 470 statewide, top 86%, 476 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 fast (+4.3%/yr); 222 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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 + 4.3% rent growth), your $48k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 7y ago 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.
• Current owner paid $111k; list at $170k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1942 — 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: 1.59% ✓
• Cap rate: 12.34%
• Cash-on-cash: 21.60%
• DSCR: 1.96
• GRM: 5.2

CMA / ARV

• ARV (median comp): $256,034
• List price: $169,900
• Delta: -33.64%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2319 Woodbine Rd	0.17mi	4/2.0 (-1)	2,360 (+6%)	9mo	$372,000	$158	66
2422 Persimmon Rd	0.61mi	4/3.0 (-1)	2,140 (-4%)	21mo	$315,000	$147	35

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.64×
• Total profit: $30,674
• Equity at exit: $25,333

10-year hold

• IRR: 25.4%
• Equity multiple: 3.36×
• Total profit: $112,354
• Equity at exit: $14,690

Cash invested: $47,572 (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 30904

• Rents YoY: 4.3%
• Active inventory: 222
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,705 high
• Mortgage (P&I): −$891
• Tax from tax record: −$319 /mo · $3,823/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $856

Break-even live

Break-even rent $1,621

Max offer price $169,900

Occupancy floor 63%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2415 Apricot Ln Augusta, GA	5.0	3.0	2755	$3,750	$1.36	43d	1	0.56mi
1127 Magnolia Dr Augusta, GA	4.0	2.0	1425	$2,700	$1.89	43d	1	0.97mi
2703 Northwood Ct Augusta, GA	4.0	3.0	2172	$1,795	$0.83	23d	1	1.23mi
2705 Bolling Rd Augusta, GA	4.0	2.0	2253	$2,200	$0.98	13d	1	1.25mi
822 W Woodlawn Ave North Augusta, SC	4.0	2.0	1742	$2,900	$1.66	21d	1	1.39mi

Listing history 30 events

1. 2026-06-18
   days on market $169,900 Active 35 DOM
2. 2026-06-17
   days on market $169,900 Active 34 DOM
3. 2026-06-16
   days on market $169,900 Active 33 DOM
4. 2026-06-15
   days on market $169,900 Active 32 DOM
5. 2026-06-14
   days on market $169,900 Active 30 DOM
6. 2026-06-10
   days on market $169,900 Active 27 DOM
7. 2026-06-09
   days on market $169,900 Active 26 DOM
8. 2026-06-08
   days on market $169,900 Active 25 DOM
9. 2026-06-07
   days on market $169,900 Active 24 DOM
10. 2026-06-03
    days on market $169,900 Active 20 DOM
11. 2026-06-02
    days on market $169,900 Active 19 DOM
12. 2026-06-01
    days on market $169,900 Active 18 DOM
13. 2026-05-31
    statusdays on market $169,900 Active 17 DOM
14. 2026-05-30
    days on market $169,900 Active Under Contract 16 DOM
15. 2026-05-14
    listed $169,900 Active 1553-char remark
16. 2020-11-04
    soldstatus $111,000
17. 2020-04-16
    soldstatus $120,000 572-char remark

    Show marketing remark (572 chars)

    Spacious lot and 5 BEDROOMS with 3 FULL BATHS near the Augusta National makes this home a great Masters rental. 2 covered porches and a deck with a grill for relaxing at the end of the day. Lots of character with refinished hardwood floors throughout the main floor. 6 car garage with workshop area in back plus a storage building makes this home perfect for an in-home business requiring lots of storage Finished walkout basement with 2 bedrooms and a full bath. Very convenient to downtown, Lake Olmstead, Calhoun Expressway, and I-20. Roof just a couple of years old.

18. 2020-04-16
    soldstatus $120,000

    Show marketing remark (572 chars)

    Spacious lot and 5 BEDROOMS with 3 FULL BATHS near the Augusta National makes this home a great Masters rental. 2 covered porches and a deck with a grill for relaxing at the end of the day. Lots of character with refinished hardwood floors throughout the main floor. 6 car garage with workshop area in back plus a storage building makes this home perfect for an in-home business requiring lots of storage Finished walkout basement with 2 bedrooms and a full bath. Very convenient to downtown, Lake Olmstead, Calhoun Expressway, and I-20. Roof just a couple of years old.

19. 2020-01-23
    listed $134,900 572-char remark

    Show marketing remark (572 chars)

    Spacious lot and 5 BEDROOMS with 3 FULL BATHS near the Augusta National makes this home a great Masters rental. 2 covered porches and a deck with a grill for relaxing at the end of the day. Lots of character with refinished hardwood floors throughout the main floor. 6 car garage with workshop area in back plus a storage building makes this home perfect for an in-home business requiring lots of storage Finished walkout basement with 2 bedrooms and a full bath. Very convenient to downtown, Lake Olmstead, Calhoun Expressway, and I-20. Roof just a couple of years old.

20. 2020-01-23
    listed $134,900

    Show marketing remark (572 chars)

    Spacious lot and 5 BEDROOMS with 3 FULL BATHS near the Augusta National makes this home a great Masters rental. 2 covered porches and a deck with a grill for relaxing at the end of the day. Lots of character with refinished hardwood floors throughout the main floor. 6 car garage with workshop area in back plus a storage building makes this home perfect for an in-home business requiring lots of storage Finished walkout basement with 2 bedrooms and a full bath. Very convenient to downtown, Lake Olmstead, Calhoun Expressway, and I-20. Roof just a couple of years old.

21. 2019-11-08
    soldstatus $103,000
22. 2019-11-04
    soldstatus $103,000
23. 2019-11-04
    soldstatus $103,000
24. 2019-10-16
    listed $119,000
25. 2019-10-16
    listed $119,000
26. 2019-10-10
    historical
27. 2019-10-10
    historical
28. 2019-06-10
    listed $139,900
29. 2019-06-10
    listed $139,900
30. 2018-06-13
    soldstatus $80,000

ⓘ 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: $3,823 · $319/mo
• Projected year-2 tax: $3,823 · $319/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 7/10 Severe 78% 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: $32,456
• − Mortgage interest: −$9,517
• − Property taxes: −$3,823
• − Insurance: −$850
• − Repairs & maintenance: −$2,596
• − Management: −$2,596
• − Depreciation: −$4,943
• Taxable income: $8,132
• Est. tax owed @ 24.0%: −$1,952
• After-tax cash flow: $8,325/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): 23,400
• Household income: $46,696
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1594.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 47% White 41% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 4% Korean 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: ▼ -211.97%
• Current HPI: 199.0807
• Rent YoY: ▲ 4.29%
• 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

+112.4% since first listed

18 events — show timeline

• 2026-05-30 Relisted — Hive MLS
• 2026-05-23 Contingent — Hive MLS
• 2026-05-14 Listed $169,900 Hive MLS
• 2020-11-04 Sold (Public Records) $111,000 Public Records
• 2020-04-16 Sold (MLS) $120,000 Hive MLS
• 2020-04-16 Sold (MLS) $120,000 Hive MLS
• 2020-01-23 Listed $134,900 Hive MLS
• 2020-01-23 Listed $134,900 Hive MLS
• 2019-11-08 Sold (Public Records) $103,000 Public Records
• 2019-11-04 Sold (MLS) $103,000 Hive MLS
• 2019-11-04 Sold (MLS) $103,000 Hive MLS
• 2019-10-16 Listed $119,000 Hive MLS
• 2019-10-16 Listed $119,000 Hive MLS
• 2019-10-10 Listing Removed — Hive MLS
• 2019-10-10 Listing Removed — Hive MLS
• 2019-06-10 Listed $139,900 Hive MLS
• 2019-06-10 Listed $139,900 Hive MLS
• 2018-06-13 Sold (Public Records) $80,000 Public Records

Property tax history

+16.0%/yr

Latest (2025): $3,823 · +54.2% YoY. Source: county tax records.