3010 Acorn Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$149,900

3 bd · 1.0 ba · 1,514 sqft · SingleFamily public records · 41 Days on market

Built 1953 0.29 ac lot $99/sqft · at area comps Est $151k · at est.

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Why this score? — see what drove the D 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 +17.3/30.0
• ARV discount +7.7/15.0
• DSCR +5.4/10.0
• 1% rule +4.1/10.0
• 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

Completely renovated and move-in ready! This charming 3-bedroom, 1-bath home at 3010 Acorn Lane in Augusta is perfect for a small family, students, or an income-producing investment property. Recent updates include brand-new flooring, fresh interior paint, and new appliances, offering a clean, modern feel throughout. The bright, open living spaces create a welcoming atmosphere, while the single-level layout ensures convenience for all ages. Located in a convenient area close to schools, shopping, and dining, this home blends comfort, style, and value in one affordable package.

Key facts

• Move-in ready
• Open living spaces
• Renovated

Tags

• RENOVATED
• MOVE-IN READY
• NEW FLOORING
• FRESH INTERIOR PAINT
• NEW APPLIANCES
• OPEN LIVING SPACES

Property features AI

Finance

• Other: Located in the Thomas Woods subdivision; Directions: From Deans Bridge Rd onto Ridge Rd. Right on second Acorn Rd entrance, home on left.

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior; Metal roof; Slab foundation; Built as residential single family home
• Exterior features: Front porch; Landscaped yard

Interior

• Kitchen: Range
• Bathrooms: One full bathroom
• Heating & cooling: Central air; Heat pump heating and cooling
• Interior features: Range; Seven total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (8.6% below list).
• Recommended offer: $137k (8.6% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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 D — 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: Wheeless Road Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 557 students, 98% FRL); Murphey Middle School (math 0% / reading 6%, grade F, #469 of 470 statewide, top 100%, 635 students, 98% FRL); Josey High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 779 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 soft (-0.2%/yr); 369 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 36% 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 $1k of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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 $90k; list at $150k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $136,967 (8.6% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1953 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 9.1

CMA / ARV

• ARV (median comp): $150,621
• List price: $149,900
• Delta: -0.48%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2444 Ridge Rd	0.06mi	3/1.0	1,380 (-9%)	3mo	$150,000	$109	80
2933 Deans Bridge Rd Rd	0.24mi	3/1.0	1,582 (+4%)	9mo	$165,000	$104	74
2408 Golden Camp Rd	0.39mi	3/1.5	1,458 (-4%)	5mo	$95,500	$66	70
2554 Tara Heights Cir	0.45mi	3/2.0	1,628 (+8%)	6mo	$126,543	$78	57
2820 Virginia Rd	0.59mi	3/2.0	1,433 (-5%)	4mo	$189,000	$132	57
2703 Tara Heights Ct	0.35mi	3/2.0	1,366 (-10%)	11mo	$172,000	$126	54
2313 Ridge Rd	0.73mi	4/2.0 (+1)	1,500 (-1%)	3mo	$205,000	$137	53
2416 Sumac Drive Dr	0.27mi	3/2.0	1,310 (-14%)	11mo	$158,000	$121	52
2832 Rocky Creek Rd	0.55mi	3/1.5	1,718 (+14%)	2mo	$105,000	$61	49
2380 Franklin St	0.61mi	3/2.0	1,341 (-11%)	8mo	$170,000	$127	42
3056 Griggs Ct	0.70mi	3/2.0	1,360 (-10%)	6mo	$154,000	$113	41
2805 Virginia Rd	0.68mi	4/2.0 (+1)	1,386 (-8%)	9mo	$120,000	$87	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: -14.6%
• Equity multiple: 0.49×
• Total profit: $-21,335
• Equity at exit: $22,351

10-year hold

• IRR: -11.5%
• Equity multiple: 0.40×
• Total profit: $-25,168
• Equity at exit: $12,961

Cash invested: $41,972 (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: 369
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,370 high
• Mortgage (P&I): −$786
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$288
• Net cashflow: $110

Break-even live

Break-even rent $1,231

Max offer price $149,900

Occupancy floor 87%

Sensitivity live

Price	-10% $195	-5% $152	+0% $110	+5% $67	+10% $25
Rent	-10% $2	-5% $56	+0% $110	+5% $164	+10% $218
Rate	-1.0pp $185	-0.5pp $148	base $110	+0.5pp $71	+1.0pp $31

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	45d	1	0.37mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	45d	1	0.42mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	25d	1	0.42mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	45d	1	0.52mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	25d	1	0.52mi
2612 Lumpkin Rd Augusta, GA	3.0	1.5	1614	$1,450	$0.90	45d	1	0.63mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	25d	3	0.63mi
2349 Henry Cir Augusta, GA	3.0	2.0	1940	$1,795	$0.93	45d	1	0.66mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	45d	6	0.68mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	23d	1	0.81mi
3309 Tate Rd Augusta, GA	3.0	2.0	1796	$1,500	$0.84	45d	1	0.90mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	25d	1	1.19mi
3320 Hillis Rd Augusta, GA	4.0	3.0	1788	$1,850	$1.03	15d	1	1.30mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	23d	6	1.47mi

Listing history 28 events

1. 2026-06-21
   days on market $149,900 Active 41 DOM
2. 2026-06-18
   days on market $149,900 Active 38 DOM
3. 2026-06-17
   days on market $149,900 Active 37 DOM
4. 2026-06-16
   days on market $149,900 Active 36 DOM
5. 2026-06-15
   days on market $149,900 Active 35 DOM
6. 2026-06-14
   days on market $149,900 Active 33 DOM
7. 2026-06-10
   days on market $149,900 Active 30 DOM
8. 2026-06-09
   days on market $149,900 Active 29 DOM
9. 2026-06-08
   days on market $149,900 Active 28 DOM
10. 2026-06-07
    days on market $149,900 Active 27 DOM
11. 2026-06-03
    days on market $149,900 Active 23 DOM
12. 2026-06-02
    days on market $149,900 Active 22 DOM
13. 2026-06-01
    days on market $149,900 Active 21 DOM
14. 2026-05-31
    days on market $149,900 Active 20 DOM
15. 2026-05-30
    days on market $149,900 Active 19 DOM
16. 2026-05-11
    historical
17. 2025-01-29
    listed $149,900 Active
18. 2025-01-29
    listed $149,900 Active 583-char remark
19. 2025-01-28
    historical
20. 2025-01-28
    historical
21. 2023-12-14
    listed $157,500
22. 2023-12-14
    listed $157,500
23. 2023-10-25
    soldstatus $90,000
24. 2023-09-19
    soldstatus $90,000
25. 2023-09-19
    soldstatus $90,000
26. 2023-08-25
    listed $94,900
27. 2023-08-25
    listed $94,900
28. 2021-05-24
    soldstatus $85,000

ⓘ 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: $1,485 · $124/mo
• Projected year-2 tax: $1,485 · $124/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 68% 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: $16,436
• − Mortgage interest: −$8,397
• − Property taxes: −$1,485
• − Insurance: −$750
• − Repairs & maintenance: −$1,315
• − Management: −$1,315
• − Depreciation: −$4,361
• Taxable loss: −$1,186
• Est. tax savings @ 24.0%: +$285
• After-tax cash flow: $1,601/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

+76.4% since first listed

13 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2025-01-29 Listed $149,900 Hive MLS
• 2025-01-29 Listed $149,900 Hive MLS
• 2025-01-28 Listing Removed — Hive MLS
• 2025-01-28 Listing Removed — Hive MLS
• 2023-12-14 Listed $157,500 Hive MLS
• 2023-12-14 Listed $157,500 Hive MLS
• 2023-10-25 Sold (Public Records) $90,000 Public Records
• 2023-09-19 Sold (MLS) $90,000 Hive MLS
• 2023-09-19 Sold (MLS) $90,000 Hive MLS
• 2023-08-25 Listed $94,900 Hive MLS
• 2023-08-25 Listed $94,900 Hive MLS
• 2021-05-24 Sold (Public Records) $85,000 Public Records

Property tax history

+8.6%/yr

Latest (2025): $1,485 · +15.2% YoY. Source: county tax records.