1589 Holley St · Augusta-Richmond County consolidated government (balance), GA 30901

$49,999

3 bd · 1.0 ba · 1,592 sqft · SingleFamily public records · 7 Days on market

Built 1951 4,792 sqft lot $31/sqft · 50% below area ↓ 12% since listing

---

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
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks

Great Investment Opportunity! This home offers 4 bedrooms and 2 bathrooms with plenty of living space. This home is ready for a savvy investor to give this home some TLC.

Key facts

• 4,792 sq ft lot
• Garage
• Built 1951

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $921 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 28.4% 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.
• Zoned schools: Jenkins-White Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 389 students, 98% FRL); W.S. Hornsby Middle School (math 2% / reading 5%, grade F, #468 of 470 statewide, top 100%, 399 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 (-1.3%/yr); 129 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $1,643/mo this rent would consume 78% of the median local household income ($25k/yr) (locally 2063% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($345 loan paydown + $4k appreciation (8.2% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 0.0% rent growth), your $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $49,999

Questions for the listing agent

1. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 3.29% ✓
• Cap rate: 28.40%
• Cash-on-cash: 78.94%
• DSCR: 4.51
• GRM: 2.5

CMA / ARV

• ARV (median comp): $100,500
• List price: $49,999
• Delta: -50.25%
• 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
1589 Holley St	0.00mi	4/2.0 (+1)	1,592 (0%)	1mo	$44,000	$28	90
1341 Swanee Quintet Blvd	0.15mi	4/1.0 (+1)	1,604 (+1%)	20mo	$30,000	$19	70
2018 Steiner Ave	0.29mi	3/2.0	1,517 (-5%)	14mo	$140,000	$92	63
2023 Martin Luther King Jr Blvd	0.44mi	3/1.0	1,483 (-7%)	6mo	$60,000	$40	63
1021 Turpin St	0.59mi	3/1.5	1,574 (-1%)	9mo	$46,500	$30	61
1004 Kent St	0.60mi	4/2.5 (+1)	1,640 (+3%)	2mo	$212,200	$129	54
1434 Mill St	0.43mi	3/2.0	1,468 (-8%)	13mo	$40,000	$27	53
1021 7th Ave	0.63mi	4/1.5 (+1)	1,697 (+7%)	4mo	$159,000	$94	49
1679 Luckey St	0.37mi	3/2.0	1,400 (-12%)	16mo	$38,000	$27	46
1852 Old Savannah Rd	0.67mi	2/2.0 (-1)	1,488 (-6%)	8mo	$10,100	$7	42
1332 Laurel St	0.63mi	3/2.0	1,356 (-15%)	9mo	$205,000	$151	35
1304 12th St	0.72mi	3/2.0	1,422 (-11%)	20mo	$20,000	$14	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 84.7%
• Equity multiple: 6.36×
• Total profit: $75,062
• Equity at exit: $38,600

10-year hold

• IRR: 79.6%
• Equity multiple: 12.82×
• Total profit: $165,490
• Equity at exit: $77,215

Cash invested: $14,000 (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 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 129
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,643 high
• Mortgage (P&I): −$262
• Tax from tax record: −$94 /mo · $1,129/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $921

Break-even live

Break-even rent $477

Max offer price $49,999

Occupancy floor 39%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	21d	13	0.42mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	23d	1	0.59mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	23d	10	0.71mi
26 Sherman St Augusta, GA	3.0	2.0	1720	$1,900	$1.10	43d	1	0.72mi
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	43d	1	0.74mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	23d	1	0.85mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	23d	1	0.91mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	43d	1	0.94mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	23d	1	0.94mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	43d	1	0.94mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	23d	1	1.03mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	43d	1	1.03mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	23d	1	1.09mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	43d	1	1.17mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	43d	1	1.20mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	43d	1	1.24mi
1914 1/2 Kratha Dr Augusta, GA	2.0	1.0	1400	$995	$0.71	13d	1	1.34mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	43d	1	1.40mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	23d	1	1.40mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	13d	1	1.45mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	44d	1	1.47mi

Listing history 4 events

1. 2026-05-18
   status Pending 171-char remark
2. 2026-05-11
   historical
3. 2026-03-26
   listed $49,999 Active 171-char remark
4. 2026-03-26
   listed $49,999 Active

ⓘ 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: $1,129 · $94/mo
• Projected year-2 tax: $1,129 · $94/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $19,718
• − Mortgage interest: −$2,801
• − Property taxes: −$1,129
• − Insurance: −$250
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$1,455
• Taxable income: $10,929
• Est. tax owed @ 24.0%: −$2,623
• After-tax cash flow: $8,429/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): 16,484
• Household income: $25,163
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 2063.0

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: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 8.18%
• Current HPI: 206.3145
• Rent YoY: ▼ -1.31%
• 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

-12.0% since first listed

5 events — show timeline

• 2026-05-29 Sold (MLS) $44,000 Hive MLS
• 2026-05-18 Pending — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-26 Listed $49,999 Hive MLS
• 2026-03-26 Listed $49,999 Hive MLS

Property tax history

+6.9%/yr

Latest (2025): $1,129 · -3.9% YoY. Source: county tax records.