2215 Bandler Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$67,900

2 bd · 1.0 ba · 825 sqft · SingleFamily public records · 17 Days on market

Built 1952 10,019 sqft lot $82/sqft · 30% below area Est $106k · 36% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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 MLS

GREAT BRICK HOME IN EXCELLENT CONDITION. HAS HUGE DOUBLE GARAGE WITH EXTRA WORK SPACE. A GREAT HOME FOR SCALING DOWN, SINGLE FAMILY OR BEGINNER AND ANYONE DESIRING A WORKSHOP. HAS TEMP PAINT AREA. CALL FOR MORE INFO.

Key facts

• 0.23 acre lot
• Built 1952
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $68k.

Deal economics

• At list price, monthly cash flow is $385 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $68k).
• Recommended offer: $67k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.1% 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.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 25 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $469 of loan paydown is wiped out by about $2k 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 + 0.0% rent growth), your $19k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago 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.
• Current owner paid $42k; list at $68k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $66,881 (1.5% below list)

Questions for the listing agent

1. Built in 1952 — 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: 1.66% ✓
• Cap rate: 13.10%
• Cash-on-cash: 24.31%
• DSCR: 2.08
• GRM: 5.0

CMA / ARV

• ARV (median comp): $106,402
• List price: $67,900
• Delta: -36.19%
• 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
2225 Martin Rd	0.12mi	2/1.0	816 (-1%)	3mo	$68,198	$84	90
2235 Bandler Rd	0.11mi	2/1.0	825 (0%)	9mo	$105,000	$127	87
2216 Martin Rd	0.14mi	2/1.0	800 (-3%)	9mo	$109,000	$136	81
2229 Bandler Rd	0.08mi	2/1.0	768 (-7%)	14mo	$109,900	$143	73
2807 Anne St	0.49mi	2/1.0	800 (-3%)	1mo	$88,000	$110	71
1924 Virginia Ave	0.69mi	2/1.0	825 (0%)	4mo	$100,000	$121	64
2521 Hammond Ave	0.40mi	2/1.0	896 (+9%)	7mo	$65,000	$73	61
2325 Henry Cir	0.57mi	2/1.0	800 (-3%)	10mo	$109,900	$137	60
2113 Richards Rd	0.34mi	2/1.0	900 (+9%)	12mo	$110,000	$122	59
2524 Rhodes Dr	0.20mi	3/1.0 (+1)	936 (+14%)	13mo	$65,000	$69	52
2527 Rhodes Dr	0.22mi	3/1.0 (+1)	936 (+14%)	15mo	$90,000	$96	49
2480 Miles Ave	0.66mi	2/1.0	720 (-13%)	10mo	$96,000	$133	40

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: 14.1%
• Equity multiple: 1.54×
• Total profit: $10,274
• Equity at exit: $10,124

10-year hold

• IRR: 20.4%
• Equity multiple: 2.47×
• Total profit: $27,957
• Equity at exit: $5,871

Cash invested: $19,012 (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 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 364
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,124 high
• Mortgage (P&I): −$356
• Tax from tax record: −$119 /mo · $1,424/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$236
• Net cashflow: $385

Break-even live

Break-even rent $637

Max offer price $67,900

Occupancy floor 61%

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: $16,975
• Closing costs: $2,037
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	0.40mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	44d	1	0.40mi
526 Richmond Hill Rd W Augusta, GA	1.0	1.0	770	$810	$1.05	14d	1	0.61mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	44d	3	0.68mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	14d	7	0.74mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	14d	1	0.94mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	44d	6	1.02mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	14d	1	1.02mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	23d	1	1.03mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	44d	1	1.03mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	1.03mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	1.04mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,063	$0.85	23d	3	1.06mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	44d	1	1.10mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	44d	1	1.12mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	23d	1	1.12mi
1940 Haynie Dr Unit 2 Augusta, GA	1.0	1.0	840	$850	$1.01	23d	1	1.12mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	44d	1	1.12mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	23d	1	1.12mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	44d	1	1.17mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	44d	1	1.21mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	23d	1	1.21mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	44d	1	1.24mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	23d	1	1.27mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	1.48mi

Listing history 10 events

1. 2026-05-11
   historical
2. 2026-04-14
   listed $67,900 Active
3. 2026-04-14
   listed $67,900 Active 106-char remark
4. 2026-02-13
   price $45,000

   Show marketing remark (216 chars)

   GREAT BRICK HOME IN EXCELLENT CONDITION. HAS HUGE DOUBLE GARAGE WITH EXTRA WORK SPACE. A GREAT HOME FOR SCALING DOWN, SINGLE FAMILY OR BEGINNER AND ANYONE DESIRING A WORKSHOP. HAS TEMP PAINT AREA. CALL FOR MORE INFO.

5. 2020-09-01
   soldstatus $41,750

   Show marketing remark (216 chars)

   GREAT BRICK HOME IN EXCELLENT CONDITION. HAS HUGE DOUBLE GARAGE WITH EXTRA WORK SPACE. A GREAT HOME FOR SCALING DOWN, SINGLE FAMILY OR BEGINNER AND ANYONE DESIRING A WORKSHOP. HAS TEMP PAINT AREA. CALL FOR MORE INFO.

6. 2019-10-10
   listed $650,000

   Show marketing remark (216 chars)

   GREAT BRICK HOME IN EXCELLENT CONDITION. HAS HUGE DOUBLE GARAGE WITH EXTRA WORK SPACE. A GREAT HOME FOR SCALING DOWN, SINGLE FAMILY OR BEGINNER AND ANYONE DESIRING A WORKSHOP. HAS TEMP PAINT AREA. CALL FOR MORE INFO.

7. 2001-10-02
   soldstatus $41,750 Closed

   Show marketing remark (216 chars)

   GREAT BRICK HOME IN EXCELLENT CONDITION. HAS HUGE DOUBLE GARAGE WITH EXTRA WORK SPACE. A GREAT HOME FOR SCALING DOWN, SINGLE FAMILY OR BEGINNER AND ANYONE DESIRING A WORKSHOP. HAS TEMP PAINT AREA. CALL FOR MORE INFO.

8. 2001-10-02
   soldstatus $41,750

   Show marketing remark (216 chars)

   GREAT BRICK HOME IN EXCELLENT CONDITION. HAS HUGE DOUBLE GARAGE WITH EXTRA WORK SPACE. A GREAT HOME FOR SCALING DOWN, SINGLE FAMILY OR BEGINNER AND ANYONE DESIRING A WORKSHOP. HAS TEMP PAINT AREA. CALL FOR MORE INFO.

9. 2001-10-02
   soldstatus $41,750

   Show marketing remark (216 chars)

   GREAT BRICK HOME IN EXCELLENT CONDITION. HAS HUGE DOUBLE GARAGE WITH EXTRA WORK SPACE. A GREAT HOME FOR SCALING DOWN, SINGLE FAMILY OR BEGINNER AND ANYONE DESIRING A WORKSHOP. HAS TEMP PAINT AREA. CALL FOR MORE INFO.

10. 2001-05-10
    listed $45,000

ⓘ 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: $1,424 · $119/mo
• Projected year-2 tax: $1,424 · $119/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 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $13,492
• − Mortgage interest: −$3,803
• − Property taxes: −$1,424
• − Insurance: −$340
• − Repairs & maintenance: −$1,079
• − Management: −$1,079
• − Depreciation: −$1,975
• Taxable income: $3,791
• Est. tax owed @ 24.0%: −$910
• After-tax cash flow: $3,713/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

+50.9% since first listed

11 events — show timeline

• 2026-05-29 Pending — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-14 Listed $67,900 Hive MLS
• 2026-04-14 Listed $67,900 Hive MLS
• 2026-02-13 Price Changed $45,000 Hive MLS
• 2020-09-01 Sold (MLS) $41,750 Hive MLS
• 2019-10-10 Listed $650,000 Hive MLS
• 2001-10-02 Sold (Public Records) $41,750 Public Records
• 2001-10-02 Sold (MLS) $41,750 Hive MLS
• 2001-10-02 Sold (MLS) $41,750 Hive MLS
• 2001-05-10 Listed $45,000 Hive MLS

Property tax history

+3.4%/yr

Latest (2025): $1,424 · +6.7% YoY. Source: county tax records.