2203 Mura Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$159,000

3 bd · 2.0 ba · 1,419 sqft · SingleFamily public records · 35 Days on market

Built 1961 0.29 ac lot $112/sqft · 21% below area Est $200k · 21% under

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Why this score? — see what drove the C- 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 +17.8/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +3.8/10.0
• 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

Welcome home to this charming brick ranch home nestled in the heart of Augusta! Quiet neighborhood, spacious 1419 sqft layout, this delightful residence offers a cozy and inviting atmosphere. Current owner occupied over 40 years. 3 bedrooms and 2 bathrooms. Conveniently located- this home offers easy access to local amenities, schools, parks, and transportation. Don't miss out on this incredible opportunity to own a fabulous brick ranch in Augusta! Storage room fridge remains with property.

Key facts

• Storage room fridge
• Quiet neighborhood
• Brick ranch

Tags

• BRICK RANCH
• QUIET NEIGHBORHOOD
• EASY ACCESS TO LOCAL AMENITIES
• STORAGE ROOM FRIDGE

Property features AI

Finance

• Other: Located in the Mount Vernon subdivision

Exterior

• Parking: Attached parking; Carport
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Composition roof; Crawl space foundation; Built in (year not provided)
• Exterior features: Patio; Fenced yard

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: 6 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl; Wood; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air heating
• Interior features: Built-in features; Window coverings
• Laundry & utility: Crawl space (no finished basement)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/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 $140k (11.8% below list).
• Recommended offer: $140k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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 C — 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 37% 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 $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.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $48k; list at $159k implies a 231% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $140,278 (11.8% 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 12% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — 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: 0.88% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 9.4

CMA / ARV

• ARV (median comp): $200,008
• List price: $159,000
• Delta: -20.50%
• 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
2227 Windsor Spring Rd	0.23mi	3/2.0	1,372 (-3%)	3mo	$125,500	$91	82
2227 Windsor Spring Rd	0.23mi	3/2.0	1,372 (-3%)	3mo	$125,500	$91	82
2239 Windsor Spring Rd	0.26mi	3/2.5	1,500 (+6%)	2mo	$240,000	$160	75
3505 Rushing Rd	0.29mi	4/2.0 (+1)	1,580 (+11%)	2mo	$197,000	$125	60
3601 Concord Court Ct	0.68mi	3/2.0	1,512 (+7%)	2mo	$199,500	$132	56
2137 Alfred Ln	0.74mi	3/1.5	1,391 (-2%)	6mo	$164,900	$119	56
3419 Lucie St	0.63mi	3/1.5	1,300 (-8%)	3mo	$129,000	$99	52
2004 Denmark Dr	0.70mi	3/1.0	1,529 (+8%)	3mo	$168,000	$110	48
3419 Lucie St	0.63mi	4/1.5 (+1)	1,300 (-8%)	3mo	$129,000	$99	47
2147 Alfred Ln	0.73mi	3/2.0	1,228 (-14%)	2mo	$165,000	$134	42
2144 Alfred Ln	0.70mi	3/2.0	1,220 (-14%)	4mo	$167,000	$137	41
3441 Murphy Ct	0.74mi	4/2.0 (+1)	1,591 (+12%)	6mo	$142,000	$89	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.52×
• Total profit: $-21,538
• Equity at exit: $23,707

10-year hold

• IRR: -10.1%
• Equity multiple: 0.46×
• Total profit: $-24,055
• Equity at exit: $13,747

Cash invested: $44,520 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,403 high
• Mortgage (P&I): −$834
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$295
• Net cashflow: $132

Break-even live

Break-even rent $1,236

Max offer price $159,000

Occupancy floor 86%

Sensitivity live

Price	-10% $222	-5% $177	+0% $132	+5% $87	+10% $42
Rent	-10% $21	-5% $76	+0% $132	+5% $187	+10% $243
Rate	-1.0pp $212	-0.5pp $172	base $132	+0.5pp $91	+1.0pp $49

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2105 Hobson Ct Augusta, GA	3.0	2.0	1700	$1,375	$0.81	15d	1	0.46mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	0.51mi
1017 Caddenwoods Dr Augusta, GA	3.0	2.0	1496	$1,430	$0.96	44d	1	0.63mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	45d	1	0.70mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	0.70mi
3444 Murphy Ct Augusta, GA	3.0	1.0	1332	$1,349	$1.01	44d	1	0.78mi
2104 Julius Dr Augusta, GA	2.0	2.0	1128	$1,200	$1.06	22d	1	1.04mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	44d	1	1.06mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	24d	1	1.06mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	44d	3	1.17mi
2115 Oak Leaf Way Augusta, GA	3.0	2.0	1535	$1,850	$1.21	44d	1	1.18mi
2115 Oak Leaf Way Augusta, GA	3.0	2.0	1535	$1,850	$1.21	24d	1	1.18mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	44d	1	1.21mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	44d	1	1.31mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	24d	1	1.31mi
2021 Fernwood Cir Augusta, GA	4.0	2.0	1593	$1,525	$0.96	44d	1	1.41mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	22d	6	1.41mi
3420 Linderwood Dr Augusta, GA	4.0	2.0	1805	$2,035	$1.13	24d	1	1.44mi

Listing history 17 events

1. 2026-06-15
   days on market $159,000 Active 35 DOM
2. 2026-06-14
   days on market $159,000 Active 33 DOM
3. 2026-06-10
   days on market $159,000 Active 30 DOM
4. 2026-06-09
   days on market $159,000 Active 29 DOM
5. 2026-06-08
   days on market $159,000 Active 28 DOM
6. 2026-06-07
   days on market $159,000 Active 27 DOM
7. 2026-06-03
   days on market $159,000 Active 23 DOM
8. 2026-06-02
   days on market $159,000 Active 22 DOM
9. 2026-06-01
   days on market $159,000 Active 21 DOM
10. 2026-05-31
    days on market $159,000 Active 20 DOM
11. 2026-05-30
    days on market $159,000 Active 19 DOM
12. 2026-05-04
    status Active
13. 2025-10-15
    historical
14. 2025-10-15
    historical
15. 2025-08-14
    listed $169,000
16. 2025-08-14
    listed $169,000 Active 495-char remark
17. 1983-08-01
    soldstatus $48,100

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: +$546/yr (+$46/mo · 59.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $16,833
• − Mortgage interest: −$8,906
• − Property taxes: −$916
• − Insurance: −$795
• − Repairs & maintenance: −$1,347
• − Management: −$1,347
• − Depreciation: −$4,625
• Taxable loss: −$1,103
• Est. tax savings @ 24.0%: +$265
• After-tax cash flow: $1,846/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

+230.6% since first listed

7 events — show timeline

• 2026-05-27 Price Changed $159,000 Hive MLS
• 2026-05-04 Relisted — Hive MLS
• 2025-10-15 Listing Removed — Hive MLS
• 2025-10-15 Listing Removed — Hive MLS
• 2025-08-14 Listed $169,000 Hive MLS
• 2025-08-14 Listed $169,000 Hive MLS
• 1983-08-01 Sold (Public Records) $48,100 Public Records

Property tax history

+2.6%/yr

Latest (2025): $916 · +1.2% YoY. Source: county tax records.