1017 Aldrich St · Augusta-Richmond County consolidated government (balance), GA 30815

$209,980

3 bd · 2.5 ba · 1,720 sqft · Townhouse · 11 Days on market

Built 2025 Good condition 3,049 sqft lot Garage $125/mo HOA · 7% of rent ↓ 3% since listing

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Why this score? — see what drove the F 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 +9.3/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.6/10.0
• DSCR +2.6/10.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Up to 5K in closing cost PLUS free refrigerator with lending partner. The Balsa 25 is a beautifully designed home featuring three bedrooms, two and a half baths, and a one-car garage. The first level offers an open and inviting layout where family and friends can gather with ease. The impressive kitchen is just steps from the dining and living areas and includes stainless steel appliances, sparkling granite countertops, a spacious corner pantry, and a large island with a sink and counter seating--perfect for casual meals and entertaining. Upstairs, three generously sized bedrooms and two full baths provide comfort and privacy.

Key facts

• Primary suite
• Corner pantry
• Large island

Tags

• IMPRESSIVE KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• CORNER PANTRY
• LARGE ISLAND
• PRIMARY SUITE

🏗️ New construction. The $209,980 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $216,548.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-158 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (11.8% below list).
• Recommended offer: $185k (11.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Willis Foreman Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 332 students, 98% FRL); Spirit Creek Middle School (math 4% / reading 12%, grade F, #445 of 470 statewide, top 95%, 532 students, 98% FRL); Hephzibah High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 1,072 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 (-0.7%/yr); 442 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 ($70k/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 $6k 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

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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.

Recommended offer $185,228 (11.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.86% ✗
• Cap rate: 5.42%
• Cash-on-cash: -3.13%
• DSCR: 0.86
• GRM: 9.7

CMA / ARV

• ARV (median comp): $216,548
• List price: $209,980
• Delta: -3.03%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 Aldrich St	0.04mi	3/2.5	1,720 (0%)	4mo	$209,490	$122	94
1005 Aldrich St	0.05mi	3/2.5	1,720 (0%)	4mo	$209,490	$122	94
1011 Aldrich St	0.09mi	3/2.5	1,720 (0%)	4mo	$212,290	$123	93
1022 Aldrich	0.06mi	3/2.5	1,720 (0%)	8mo	$215,342	$125	90
1018 Aldrich St	0.04mi	3/2.5	1,720 (0%)	10mo	$223,290	$130	90
1024 Aldrich St	0.06mi	3/2.5	1,720 (0%)	10mo	$218,000	$127	89
1028 Aldrich St	0.05mi	3/2.5	1,720 (0%)	10mo	$217,790	$127	89
1014 Aldrich St	0.05mi	3/2.5	1,720 (0%)	10mo	$217,790	$127	89
1007 Aldrich St	0.07mi	3/2.5	1,720 (0%)	10mo	$217,790	$127	89
1008 Aldrich St	0.07mi	3/2.5	1,720 (0%)	10mo	$217,790	$127	88
1020 Aldrich St	0.18mi	3/2.5	1,720 (0%)	7mo	$218,000	$127	86

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: -25.2%
• Equity multiple: 0.17×
• Total profit: $-50,490
• Equity at exit: $32,288

10-year hold

• IRR: -35.9%
• Equity multiple: -0.28×
• Total profit: $-77,494
• Equity at exit: $18,723

Cash invested: $60,633 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 11 active · 2 under contract
• Months of supply: 22.0 mo (5%/mo absorbed)
• Median asking: $212,900 ($124/sqft)
• Median days on market: 31 d
• This list price: 18% of active listings are priced below it
• ARV vs active asking: +1.7% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30815

• Home prices YoY: -24.2%
• Rents YoY: -0.7%
• Active inventory: 442
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,852 medium
• Mortgage (P&I): −$1,136
• Tax est. 1.5%: −$271 /mo · $3,248/yr
• Insurance: −$90
• HOA: −$125
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $-158

Break-even live

Break-even rent $2,053

Max offer price $193,654

Occupancy floor —

Sensitivity live

Price	-10% $-9	-5% $-83	+0% $-158	+5% $-233	+10% $-308
Rent	-10% $-305	-5% $-231	+0% $-158	+5% $-85	+10% $-12
Rate	-1.0pp $-49	-0.5pp $-103	base $-158	+0.5pp $-214	+1.0pp $-271

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: $54,137
• Closing costs: $6,496
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4438 Windsor Spring Rd Hephzibah, GA	4.0	2.0	1653	$1,900	$1.15	93d	1	0.40mi
4235 Cap Chat St Hephzibah, GA	3.0	2.0	1300	$1,651	$1.27	93d	1	1.44mi
2302 Woodsman Dr Augusta, GA	3.0	2.0	1436	$1,475	$1.03	72d	1	1.47mi

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $1,500 (approximately $125/month)PlaygroundStreet lightsSubdivision: Knox Place

Exterior

• Parking: Attached garage (1 car)Concrete driveway/parking pad
• Utilities: Public sewerUtilities: None (as listed)
• Home design: Townhouse (residential)Two storiesEntry level: 1New construction
• Construction: Built with concrete, stone, vinyl siding and frameSlab foundationComposition roofNew construction
• Exterior features: PatioFenced yardHas view

Interior

• Kitchen: Built-in electric ovenMicrowave
• Flooring: Carpet
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: Walk-in closetsKitchen islandPantry
• Laundry & utility: Electric water heater

Listing history 29 events

1. 2026-08-08
   days on market $209,980 Active 11 DOM
2. 2026-08-07
   days on market $209,980 Active 10 DOM
3. 2026-08-06
   days on market $209,980 Active 9 DOM
4. 2026-08-05
   days on market $209,980 Active 8 DOM
5. 2026-08-04
   days on market $209,980 Active 7 DOM
6. 2026-08-03
   days on market $209,980 Active 6 DOM
7. 2026-07-31
   days on market $209,980 Active 3 DOM
8. 2026-07-30
   days on market $209,980 Active 2 DOM
9. 2026-07-29
   days on marketlisting id $209,980 Active 1 DOM
10. 2026-06-18
    days on market $209,980 Active 38 DOM
11. 2026-06-17
    days on market $209,980 Active 37 DOM
12. 2026-06-16
    days on market $209,980 Active 36 DOM
13. 2026-06-15
    price $209,980 Active 35 DOM
14. 2026-06-15
    days on market $210,000 Active 35 DOM
15. 2026-06-14
    days on market $210,000 Active 33 DOM
16. 2026-06-10
    days on market $210,000 Active 30 DOM
17. 2026-06-09
    days on market $210,000 Active 29 DOM
18. 2026-06-08
    days on market $210,000 Active 28 DOM
19. 2026-06-07
    days on market $210,000 Active 27 DOM
20. 2026-06-03
    days on market $210,000 Active 23 DOM
21. 2026-06-03
    price $210,000 Active 22 DOM
22. 2026-06-02
    days on market $215,490 Active 22 DOM
23. 2026-06-01
    days on market $215,490 Active 21 DOM
24. 2026-05-31
    days on market $215,490 Active 20 DOM
25. 2026-05-30
    days on market $215,490 Active 19 DOM
26. 2026-05-11
    historical
27. 2026-04-21
    price $215,490
28. 2026-03-21
    listed $214,490 Active
29. 2026-03-21
    listed $215,490 Active 1069-char remark

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

Taxation est. · year 1

• Rental income: $22,227
• − Mortgage interest: −$12,130
• − Property taxes: −$3,248
• − Insurance: −$1,083
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − HOA: −$1,500
• − Depreciation: −$6,300
• Taxable loss: −$5,590
• Est. tax savings @ 24.0%: +$1,341
• After-tax cash flow: $-557/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a good ROI with updates to the exterior and landscaping to enhance curb appeal and value.

Value-add opportunities

• Resale Painting exterior siding — Enhances curb appeal and value ↑
• Resale Landscaping improvements — Enhances curb appeal and value ↑
• Resale Replace window treatments — Freshens up the interior and adds value ↑

F Composite school gradezoned avg 7/100

Zoned Schools

Elementary Willis Foreman Elementary School F GA #1,160/1,228 Nat'l #40,579/41,679 Middle Spirit Creek Middle School F GA #445/470 Nat'l #13,582/14,009 High Hephzibah High School F GA #385/424 Nat'l #16,721/17,239

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 · 200,753 people
• City population: 154,035
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 44,109
• Household income: $70,202
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 27% Two or more races 5% Hispanic / Latino 4%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Korean 1%

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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: ▼ -51.74%
• Current HPI: 162.4074
• Rent YoY: ▼ -0.71%
• Metro: Augusta-Richmond County, GA-SC
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $1,500 (approximately $125/month)PlaygroundStreet lightsSubdivision: Knox Place

Exterior

• Parking: Attached garage (1 car)Concrete driveway/parking pad
• Utilities: Public sewerUtilities: None (as listed)
• Home design: Townhouse (residential)Two storiesEntry level: 1New construction
• Construction: Built with concrete, stone, vinyl siding and frameSlab foundationComposition roofNew construction
• Exterior features: PatioFenced yardHas view

Interior

• Kitchen: Built-in electric ovenMicrowave
• Flooring: Carpet
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Forced air heating (natural gas)Central air conditioning
• Interior features: Walk-in closetsKitchen islandPantry
• Laundry & utility: Electric water heater

Price history

-2.6% since first listed

8 events — show timeline

• 2026-07-28 Listed $209,980 Hive MLS
• 2026-06-20 Listing Removed — Hive MLS
• 2026-06-15 Price Changed $209,980 Hive MLS
• 2026-06-02 Price Changed $210,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-21 Price Changed $215,490 Hive MLS
• 2026-03-21 Listed $214,490 Hive MLS
• 2026-03-21 Listed $215,490 Hive MLS