1612 Cornell Dr · Augusta-Richmond County consolidated government (balance), GA 30904

$163,000

3 bd · 1.0 ba · 1,691 sqft · SingleFamily public records · 38 Days on market

Built 1955 9,148 sqft lot $96/sqft · at area comps Est $181k · 10% under ↓ 6% since listing

---

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 +22.0/30.0
• ARV discount +11.9/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• 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

Attention, money-wise future homeowners, first and second time buyers. This is an investment not to be overlooked in this up coming area! If the square footage is your bag? Start here in this well insulated home. Blow in attic and install a insulated crawlspace with moisture barrier ground. All insulated dual pane clear windows. New roof, laminated flooring throughout. Masonite wood edge steel door. New; smooth top electrical stove, microwave oven, dishwasher, garbage disposal and included a new 40 gallon electrical hot water heater. The house has many modern insert ceiling lightings. For extra storage space there (2) metal outside storage sheds to stay with the house. AS IS A. 13L X 10W

Key facts

• Insulated crawlspace
• Laminated flooring
• New roof

Tags

• INSULATED CRAWLSPACE
• MOISTURE BARRIER GROUND
• NEW ROOF
• LAMINATED FLOORING
• MASONITE WOOD EDGE STEEL DOOR
• SMOOTH TOP ELECTRICAL STOVE

Property features AI

Finance

• HOA & community: Community has park and playground; Neighborhood sidewalks and street lights

Exterior

• Parking: Gravel and asphalt parking; See remarks for additional parking details
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick, vinyl siding, and wood siding construction; Composition roof (see remarks); Foundation details: see remarks
• Exterior features: Deck; Outbuilding; Other exterior features (see remarks); Invisible fencing

Interior

• Kitchen: Range; Dishwasher; Disposal; Microwave
• Bedrooms: Total rooms: 13
• Flooring: Laminate; Other flooring (see remarks)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric heating; Forced air; Hot water heating; Natural gas heating
• Interior features: Walk-in closets; Entrance foyer; Pantry; Garden windows; Window coverings; Insulated windows; Other interior features (see remarks)
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $163k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/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 $156k (4.1% below list).
• Recommended offer: $156k (4.1% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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 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.
• Zoned schools: Wilkinson Gardens Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 466 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 40% of the median local income ($47k/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 38 days — a 3% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $24k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $156,389 (4.1% 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 4% concession, seller financing, or rate buy-down credit?
2. Built in 1955 — 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: 0.96% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.81%
• DSCR: 1.30
• GRM: 8.7

CMA / ARV

• ARV (median comp): $180,595
• List price: $163,000
• Delta: -9.74%
• 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
1506 Myrtle Ln	0.44mi	3/2.0	1,768 (+5%)	7mo	$298,000	$169	62
1443 Spring Hill Ter	0.52mi	4/2.0 (+1)	1,656 (-2%)	11mo	$215,000	$130	54
1745 Oak Dr	0.42mi	4/2.0 (+1)	1,574 (-7%)	9mo	$218,000	$139	52
1730 King Woods Dr	0.42mi	3/2.0	1,827 (+8%)	13mo	$261,500	$143	52
2010 Cook Rd	0.52mi	3/1.0	1,560 (-8%)	13mo	$101,834	$65	52
1731 Oak Dr	0.39mi	3/2.0	1,437 (-15%)	3mo	$120,000	$84	51
1608 Winter St	0.60mi	3/3.0	1,560 (-8%)	2mo	$212,000	$136	50
2010 Wrightsboro Rd	0.67mi	2/1.0 (-1)	1,750 (+4%)	10mo	$140,000	$80	49
1750 Kings Wood Dr	0.48mi	3/1.0	1,482 (-12%)	12mo	$220,000	$148	47
1613 Kissingbower Rd	0.50mi	3/2.0	1,904 (+13%)	6mo	$190,000	$100	47
1822 Kissingbower RD Rd	0.72mi	3/1.5	1,810 (+7%)	12mo	$140,000	$77	42
1251 Heard Ave	0.71mi	4/2.0 (+1)	1,944 (+15%)	14mo	$258,000	$133	21

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: -4.6%
• Equity multiple: 0.83×
• Total profit: $-7,939
• Equity at exit: $24,304

10-year hold

• IRR: 6.3%
• Equity multiple: 1.50×
• Total profit: $22,699
• Equity at exit: $14,093

Cash invested: $45,640 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,564 high
• Mortgage (P&I): −$855
• Tax from tax record: −$54 /mo · $647/yr
• Insurance: −$68
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $259

Break-even live

Break-even rent $1,236

Max offer price $163,000

Occupancy floor 78%

Sensitivity live

Price	-10% $351	-5% $305	+0% $259	+5% $213	+10% $167
Rent	-10% $135	-5% $197	+0% $259	+5% $321	+10% $382
Rate	-1.0pp $341	-0.5pp $300	base $259	+0.5pp $217	+1.0pp $174

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: $40,750
• Closing costs: $4,890
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	44d	1	0.43mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	14d	1	0.47mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	14d	1	0.50mi
1719 Kissingbower Rd Augusta, GA	2.0	1.0	1185	$1,195	$1.01	21d	1	0.51mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	24d	1	0.51mi
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	24d	1	0.53mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	44d	1	0.57mi
1613 Pendleton Rd Augusta, GA	3.0	2.0	1418	$1,695	$1.20	14d	1	0.58mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	24d	10	0.65mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	44d	1	0.67mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	24d	1	0.67mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	44d	1	0.67mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	44d	1	0.68mi
2201 Walden Dr Augusta, GA	2.0	1.0	1063	$1,100	$1.03	44d	1	0.68mi
2201 Walden Dr Unit DRIVEA2 Augusta, GA	2.0	1.5	1063	$1,050	$0.99	44d	1	0.68mi
2201 Walden Dr Unit DRIVEB2 Augusta, GA	2.0	1.5	1063	$1,100	$1.03	44d	1	0.68mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	44d	1	0.69mi
1914 1/2 Kratha Dr Augusta, GA	2.0	1.0	1400	$995	$0.71	14d	1	0.78mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	24d	1	0.87mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	24d	1	0.90mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	44d	1	0.90mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	44d	1	0.90mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	24d	1	0.91mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	44d	1	0.91mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	24d	1	0.92mi
1326 Wingfield St Augusta, GA	2.0	1.0	1507	$1,700	$1.13	14d	1	0.94mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	45d	1	0.95mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	44d	1	0.95mi
2240 Walden Dr Augusta, GA	3.0	2.0	1107	$1,495	$1.35	24d	1	0.96mi
19 Trapp Ct Unit 19 Augusta, GA	2.0	1.5	1050	$995	$0.95	44d	1	1.00mi
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	44d	1	1.03mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	24d	1	1.11mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	44d	1	1.11mi
2224 Queens Way Augusta, GA	2.0	1.0	1239	$995	$0.80	44d	1	1.13mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	21d	13	1.14mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	24d	1	1.16mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	45d	1	1.22mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	44d	1	1.22mi
1549 Craig St Unit 00 1559 Augusta, GA	3.0	3.0	1359	$1,600	$1.18	44d	1	1.30mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	14d	1	1.41mi

Listing history 20 events

1. 2026-06-18
   days on market $163,000 Active 38 DOM
2. 2026-06-17
   days on market $163,000 Active 37 DOM
3. 2026-06-16
   days on market $163,000 Active 36 DOM
4. 2026-06-15
   days on market $163,000 Active 35 DOM
5. 2026-06-14
   pricedays on market $163,000 Active 33 DOM
6. 2026-06-10
   days on market $173,000 Active 30 DOM
7. 2026-06-09
   days on market $173,000 Active 29 DOM
8. 2026-06-08
   days on market $173,000 Active 28 DOM
9. 2026-06-07
   days on market $173,000 Active 27 DOM
10. 2026-06-03
    days on market $173,000 Active 23 DOM
11. 2026-06-02
    days on market $173,000 Active 22 DOM
12. 2026-06-01
    days on market $173,000 Active 21 DOM
13. 2026-05-31
    days on market $173,000 Active 20 DOM
14. 2026-05-30
    days on market $173,000 Active 19 DOM
15. 2026-03-23
    status Active
16. 2026-03-21
    status Pending
17. 2026-03-21
    historical
18. 2026-03-13
    price $173,000
19. 2026-02-21
    listed $187,000 Active
20. 2026-02-21
    listed $173,000 Active 773-char remark

ⓘ 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: $647 · $54/mo
• Projected year-2 tax: $1,500 · $125/mo
• Expected delta: +$853/yr (+$71/mo · 131.8%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $18,767
• − Mortgage interest: −$9,131
• − Property taxes: −$647
• − Insurance: −$815
• − Repairs & maintenance: −$1,501
• − Management: −$1,501
• − Depreciation: −$4,742
• Taxable income: $430
• Est. tax owed @ 24.0%: −$103
• After-tax cash flow: $3,003/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

-5.8% since first listed

7 events — show timeline

• 2026-06-11 Price Changed $163,000 Hive MLS
• 2026-03-23 Relisted — Hive MLS
• 2026-03-21 Pending — Hive MLS
• 2026-03-21 Listing Removed — Hive MLS
• 2026-03-13 Price Changed $173,000 Hive MLS
• 2026-02-21 Listed $187,000 Hive MLS
• 2026-02-21 Listed $173,000 Hive MLS

Property tax history

+1.7%/yr

Latest (2025): $647 · +1.0% YoY. Source: county tax records.