1936 Starnes St · Augusta-Richmond County consolidated government (balance), GA 30904

$92,900

2 bd · 2.0 ba · 1,057 sqft · SingleFamily public records · 38 Days on market

Built 1921 6,970 sqft lot $88/sqft · 24% below area Est $122k · 24% 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
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• 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

Located in a desirable Harrisburg neighborhood on a block that is seeing considerable reinvestment and improvement. They are in close proximity to the Medical District and downtown. This rare four-property (1934, 1936, 1938 and 1940) investment portfolio on Starnes Street presents a strong value-add opportunity with significant income upside. All 4 properties have updated electrical panels, newer windows, vinyl siding, and three of the four homes feature newer roofs. The SFRs have long-term residents in place. The duplex is being vacated allowing for projected gross income of 4,155 or higher. The leases on each of the SFRs will expire by end of April, allowing for rent increases to further

Key facts

• Newer roofs
• Newer windows
• Vinyl siding

Tags

• MEDICAL DISTRICT PROXIMITY
• UPDATED ELECTRICAL PANELS
• NEWER WINDOWS
• VINYL SIDING
• NEWER ROOFS
• HIGH-DEMAND AREA

Property features AI

Finance

• HOA & community: Community has sidewalks and street lights

Exterior

• Parking: Gravel/unpaved parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; One level
• Construction: Aluminum and vinyl siding; Composition roof; Pillar/post/pier and other foundation
• Exterior features: Covered front porch; Sidewalks and street lights in the community

Interior

• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Carpet and other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wall/window air conditioning units; Space heater for heating
• Interior features: Carpet and other flooring; No basement

🏷️ Possibly a rental listed for sale. The $92,900 price doesn't fit this home's estimated sale value (~$122,099) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $93k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $93k).
• Recommended offer: $90k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: Monte Sano Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 410 students, 98% FRL); Academy of Richmond County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,141 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $642 of loan paydown is wiped out by about $3k 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 $26k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($90k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $93k implies a 519% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,113 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1921 — 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: 1.35% ✓
• Cap rate: 10.86%
• Cash-on-cash: 16.32%
• DSCR: 1.73
• GRM: 6.2

CMA / ARV

• ARV (median comp): $122,099
• List price: $92,900
• Delta: -23.91%
• 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
1944 Warren St	0.09mi	2/1.0	994 (-6%)	1mo	$65,000	$65	81
2012 Battle Row	0.21mi	2/2.0	1,008 (-5%)	9mo	$170,000	$169	75
2010 Battle Row	0.21mi	2/2.0	1,008 (-5%)	10mo	$173,000	$172	74
729 Heard Ave	0.26mi	2/1.0	943 (-11%)	5mo	$167,500	$178	62
501 Beaufort Drive Dr	0.52mi	2/1.0	1,104 (+4%)	9mo	$153,000	$139	57
2072 Battle Row	0.27mi	3/1.0 (+1)	1,138 (+8%)	11mo	$120,000	$105	57
1804 Starnes St	0.26mi	3/1.0 (+1)	1,196 (+13%)	4mo	$65,000	$54	54
947 Beman St	0.44mi	2/2.0	1,200 (+14%)	5mo	$185,000	$154	53
538 Hickman Rd	0.39mi	3/1.0 (+1)	1,160 (+10%)	10mo	$183,000	$158	49
2036 Ellis St	0.48mi	3/2.0 (+1)	1,189 (+12%)	9mo	$125,000	$105	44
1131 Merry St	0.53mi	2/1.0	1,208 (+14%)	6mo	$149,000	$123	42
1113 Adrian St	0.73mi	2/1.0	1,208 (+14%)	7mo	$155,000	$128	32

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $9,142
• Equity at exit: $13,852

10-year hold

• IRR: 19.1%
• Equity multiple: 2.69×
• Total profit: $43,997
• Equity at exit: $8,032

Cash invested: $26,012 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,257 high
• Mortgage (P&I): −$487
• Tax from tax record: −$113 /mo · $1,358/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$264
• Net cashflow: $354

Break-even live

Break-even rent $809

Max offer price $92,900

Occupancy floor 67%

Sensitivity live

Price	-10% $406	-5% $380	+0% $354	+5% $327	+10% $301
Rent	-10% $254	-5% $304	+0% $354	+5% $403	+10% $453
Rate	-1.0pp $400	-0.5pp $377	base $354	+0.5pp $330	+1.0pp $305

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: $23,225
• Closing costs: $2,787
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	44d	1	0.10mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	44d	1	0.18mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	24d	1	0.18mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	44d	1	0.20mi
2097 Heckle St Unit B Augusta, GA	1.0	1.0	700	$1,095	$1.56	14d	1	0.30mi
531 Tubman St Augusta, GA	2.0	1.0	864	$1,250	$1.45	44d	1	0.34mi
2110 Gary St Augusta, GA	2.0	1.5	1173	$1,195	$1.02	44d	1	0.37mi
1946 Greene St Augusta, GA	3.0	1.0	952	$1,350	$1.42	14d	1	0.37mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	24d	1	0.38mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	45d	1	0.43mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	24d	1	0.47mi
2165 Telfair St Unit B Augusta, GA	2.0	1.0	825	$800	$0.97	14d	1	0.51mi
2165 Telfair St Unit A Augusta, GA	2.0	1.0	825	$850	$1.03	44d	1	0.51mi
1730 Hicks St Apt A Augusta, GA	2.0	1.0	750	$750	$1.00	14d	1	0.51mi
2165 1/2 Telfair St Augusta, GA	2.0	1.0	825	$800	$0.97	14d	1	0.52mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	14d	1	0.53mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	24d	1	0.63mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	14d	1	0.63mi
501 Milledge Rd Augusta, GA	2.0	1.0	1008	$1,098	$1.09	14d	2	0.63mi
1244 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	14d	1	0.65mi
1246 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	14d	1	0.66mi
1239 Holden Dr Augusta, GA	3.0	1.0	816	$1,095	$1.34	14d	1	0.66mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	24d	1	0.73mi
25 Curry St Augusta, GA	2.0	1.5	1306	$950	$0.73	44d	1	0.75mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,194	$2.08	14d	11	0.76mi
2016 Central Ave Unit A Augusta, GA	1.0	1.0	900	$1,000	$1.11	24d	1	0.80mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	44d	1	0.80mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	14d	1	0.84mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	44d	1	0.85mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	24d	1	0.85mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	24d	1	0.85mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	24d	1	0.88mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	44d	1	0.93mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	24d	1	0.96mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	44d	1	1.09mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$1,862	$1.78	22d	13	1.11mi
1480 Wrightsboro Rd Augusta, GA	1.0	1.0	775	$1,628	$2.10	14d	1	1.11mi
2222 Queens Way Augusta, GA	1.0	1.0	750	$725	$0.97	24d	1	1.14mi
2222 Queens Way Augusta, GA	1.0	1.0	750	$725	$0.97	44d	1	1.14mi
2224 Queens Way Augusta, GA	2.0	1.0	1239	$995	$0.80	44d	1	1.15mi

Listing history 28 events

1. 2026-06-18
   days on market $92,900 Active 38 DOM
2. 2026-06-17
   days on market $92,900 Active 37 DOM
3. 2026-06-16
   days on market $92,900 Active 36 DOM
4. 2026-06-15
   days on market $92,900 Active 35 DOM
5. 2026-06-14
   days on market $92,900 Active 33 DOM
6. 2026-06-10
   days on market $92,900 Active 30 DOM
7. 2026-06-09
   days on market $92,900 Active 29 DOM
8. 2026-06-08
   days on market $92,900 Active 28 DOM
9. 2026-06-07
   pricedays on market $92,900 Active 27 DOM
10. 2026-06-03
    days on market $97,900 Active 23 DOM
11. 2026-06-02
    days on market $97,900 Active 22 DOM
12. 2026-06-01
    days on market $97,900 Active 21 DOM
13. 2026-05-31
    days on market $97,900 Active 20 DOM
14. 2026-05-30
    days on market $97,900 Active 19 DOM
15. 2026-03-16
    status Active
16. 2026-03-06
    historical
17. 2026-03-06
    status Pending
18. 2025-12-12
    listed $97,900 Active
19. 2025-12-12
    listed $97,900 Active 1069-char remark
20. 2025-08-26
    historical
21. 2025-08-26
    historical
22. 2025-06-06
    listed $80,000
23. 2025-06-06
    listed $80,000
24. 2024-02-13
    historical
25. 2024-02-13
    listed $99,900
26. 2024-02-13
    listed $99,900
27. 2024-02-13
    historical
28. 1995-03-24
    soldstatus $15,000

ⓘ 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: $1,358 · $113/mo
• Projected year-2 tax: $1,358 · $113/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 ≥108°F today · 16 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: $15,080
• − Mortgage interest: −$5,204
• − Property taxes: −$1,358
• − Insurance: −$464
• − Repairs & maintenance: −$1,206
• − Management: −$1,206
• − Depreciation: −$2,703
• Taxable income: $2,938
• Est. tax owed @ 24.0%: −$705
• After-tax cash flow: $3,539/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

+519.3% since first listed

15 events — show timeline

• 2026-06-05 Price Changed $92,900 Hive MLS
• 2026-03-16 Relisted — Hive MLS
• 2026-03-06 Listing Removed — Hive MLS
• 2026-03-06 Pending — Hive MLS
• 2025-12-12 Listed $97,900 Hive MLS
• 2025-12-12 Listed $97,900 Hive MLS
• 2025-08-26 Listing Removed — Hive MLS
• 2025-08-26 Listing Removed — Hive MLS
• 2025-06-06 Listed $80,000 Hive MLS
• 2025-06-06 Listed $80,000 Hive MLS
• 2024-02-13 Listing Removed — Hive MLS
• 2024-02-13 Listed $99,900 Hive MLS
• 2024-02-13 Listed $99,900 Hive MLS
• 2024-02-13 Listing Removed — Hive MLS
• 1995-03-24 Sold (Public Records) $15,000 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,358 · +15.0% YoY. Source: county tax records.