2436 N Carolina Ave · Augusta-Richmond County consolidated government (balance), GA 30906

$94,900

3 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 103 Days on market

Built 1966 7,405 sqft lot $95/sqft · 7% below area Est $102k · 7% 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 +29.7/30.0
• ARV discount +10.8/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• 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 MLS

Opportunity awaits at this Augusta property ready for its next chapter. This 3-bedroom, 1.5-bath home offers plenty of potential and sits on a spacious lot. The home features a simple, functional layout with a solid structure. With the right vision and some TLC, this property could truly shine. Conveniently located in Augusta with easy access to nearby shopping, dining, and major roadways.

Key facts

• Spacious lot
• 7,405 sq ft lot
• Parking

Tags

• SPACIOUS LOT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO MAJOR ROADWAYS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $86k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 32% 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 $656 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.

Negotiation context

• It's been on market 103 days — a 9% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $35k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $95k implies a 91% 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 $86,359 (9.0% below list)

Questions for the listing agent

1. It's been on market 103 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.28% ✓
• Cap rate: 10.68%
• Cash-on-cash: 15.66%
• DSCR: 1.70
• GRM: 6.5

CMA / ARV

• ARV (median comp): $102,439
• List price: $94,900
• Delta: -7.36%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3000 Claudia Dr	0.15mi	3/1.5	1,008 (+1%)	1mo	$80,000	$79	89
2704 Deen Ave	0.19mi	3/1.0	975 (-2%)	1mo	$100,000	$103	86
3042 Acorn Rd	0.34mi	3/1.0	1,040 (+4%)	4mo	$136,000	$131	74
2706 Deen Ave	0.21mi	3/1.5	988 (-1%)	16mo	$95,000	$96	73
2508 South St	0.05mi	3/1.0	1,131 (+13%)	15mo	$75,000	$66	64
2506 South St	0.04mi	3/1.0	1,131 (+13%)	17mo	$60,000	$53	62
3004 Acorn Rd	0.43mi	3/2.0	1,138 (+14%)	2mo	$155,000	$136	51
2511 Lumpkin Rd	0.65mi	3/1.0	1,026 (+3%)	19mo	$125,000	$122	50
2355 Golden Camp Rd	0.55mi	4/1.5 (+1)	1,080 (+8%)	5mo	$128,000	$119	50
3103 Fir Ct	0.53mi	3/1.5	1,122 (+12%)	5mo	$82,500	$74	49

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: 3.2%
• Equity multiple: 1.12×
• Total profit: $3,151
• Equity at exit: $14,150

10-year hold

• IRR: 9.8%
• Equity multiple: 1.66×
• Total profit: $17,424
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.5×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$498
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$255
• Net cashflow: $347

Break-even live

Break-even rent $773

Max offer price $94,900

Occupancy floor 66%

Sensitivity live

Price	-10% $401	-5% $374	+0% $347	+5% $320	+10% $293
Rent	-10% $251	-5% $299	+0% $347	+5% $395	+10% $443
Rate	-1.0pp $395	-0.5pp $371	base $347	+0.5pp $322	+1.0pp $297

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	44d	1	0.48mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	24d	1	0.50mi
2830 Lumpkin Rd Unit A Augusta, GA	3.0	1.5	1000	$900	$0.90	24d	1	0.63mi
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	44d	1	0.71mi
3126 Arcadia Dr Unit B Augusta, GA	2.0	1.0	748	$1,025	$1.37	44d	1	0.77mi
3126 Arcadia Dr Unit B Augusta, GA	2.0	1.0	748	$895	$1.20	24d	1	0.77mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	24d	1	0.83mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	44d	1	0.87mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	24d	1	0.87mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	44d	1	0.98mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	24d	1	0.98mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	0.99mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	44d	1	1.01mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	1.04mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	14d	1	1.07mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	24d	3	1.09mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	44d	6	1.13mi
3412 Kensington Dr N Augusta, GA	3.0	2.0	1225	$1,350	$1.10	24d	1	1.16mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	22d	1	1.20mi
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$970	$0.90	24d	6	1.38mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	44d	3	1.42mi
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	24d	1	1.49mi

Listing history 24 events

1. 2026-06-18
   days on market $94,900 Active 103 DOM
2. 2026-06-17
   days on market $94,900 Active 102 DOM
3. 2026-06-16
   days on market $94,900 Active 101 DOM
4. 2026-06-15
   statusdays on market $94,900 Active 100 DOM
5. 2026-06-14
   pricestatusdays on market $94,900 Price Change 98 DOM
6. 2026-06-10
   days on market $109,900 Active 95 DOM
7. 2026-06-09
   days on market $109,900 Active 94 DOM
8. 2026-06-08
   days on market $109,900 Active 93 DOM
9. 2026-06-07
   days on market $109,900 Active 92 DOM
10. 2026-06-03
    days on market $109,900 Active 88 DOM
11. 2026-06-02
    days on market $109,900 Active 87 DOM
12. 2026-06-01
    statusdays on market $109,900 Active 86 DOM
13. 2026-05-31
    days on market $109,900 Price Change 85 DOM
14. 2026-05-30
    pricestatusdays on market $109,900 Price Change 84 DOM
15. 2026-05-09
    price $114,900 392-char remark

    Show marketing remark (392 chars)

    Opportunity awaits at this Augusta property ready for its next chapter. This 3-bedroom, 1.5-bath home offers plenty of potential and sits on a spacious lot. The home features a simple, functional layout with a solid structure. With the right vision and some TLC, this property could truly shine. Conveniently located in Augusta with easy access to nearby shopping, dining, and major roadways.

16. 2026-04-24
    price $119,900 392-char remark

    Show marketing remark (392 chars)

    Opportunity awaits at this Augusta property ready for its next chapter. This 3-bedroom, 1.5-bath home offers plenty of potential and sits on a spacious lot. The home features a simple, functional layout with a solid structure. With the right vision and some TLC, this property could truly shine. Conveniently located in Augusta with easy access to nearby shopping, dining, and major roadways.

17. 2026-04-11
    price $124,900 392-char remark

    Show marketing remark (392 chars)

    Opportunity awaits at this Augusta property ready for its next chapter. This 3-bedroom, 1.5-bath home offers plenty of potential and sits on a spacious lot. The home features a simple, functional layout with a solid structure. With the right vision and some TLC, this property could truly shine. Conveniently located in Augusta with easy access to nearby shopping, dining, and major roadways.

18. 2026-03-07
    listed $129,900 New 392-char remark

    Show marketing remark (392 chars)

    Opportunity awaits at this Augusta property ready for its next chapter. This 3-bedroom, 1.5-bath home offers plenty of potential and sits on a spacious lot. The home features a simple, functional layout with a solid structure. With the right vision and some TLC, this property could truly shine. Conveniently located in Augusta with easy access to nearby shopping, dining, and major roadways.

19. 2021-05-24
    soldstatus $49,750
20. 2013-08-19
    soldstatus $8,150 136-char remark

    Show marketing remark (136 chars)

    This is a HUD owned Home this home is sold as is. For more information on this home please visit www. hudhomestore.com case #101-830517.

21. 2013-08-19
    soldstatus $8,150

    Show marketing remark (136 chars)

    This is a HUD owned Home this home is sold as is. For more information on this home please visit www. hudhomestore.com case #101-830517.

22. 2013-03-28
    listed $8,000 136-char remark

    Show marketing remark (136 chars)

    This is a HUD owned Home this home is sold as is. For more information on this home please visit www. hudhomestore.com case #101-830517.

23. 2013-03-28
    listed $8,000

    Show marketing remark (136 chars)

    This is a HUD owned Home this home is sold as is. For more information on this home please visit www. hudhomestore.com case #101-830517.

24. 1998-06-26
    soldstatus $43,300

ⓘ 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: $881 · $73/mo
• Projected year-2 tax: $881 · $73/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 ≥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: $14,543
• − Mortgage interest: −$5,316
• − Property taxes: −$881
• − Insurance: −$474
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,761
• Taxable income: $2,785
• Est. tax owed @ 24.0%: −$668
• After-tax cash flow: $3,494/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

+165.4% since first listed

10 events — show timeline

• 2026-05-09 Price Changed $114,900 GAMLS
• 2026-04-24 Price Changed $119,900 GAMLS
• 2026-04-11 Price Changed $124,900 GAMLS
• 2026-03-07 Listed $129,900 GAMLS
• 2021-05-24 Sold (Public Records) $49,750 Public Records
• 2013-08-19 Sold (MLS) $8,150 Hive MLS
• 2013-08-19 Sold (MLS) $8,150 Hive MLS
• 2013-03-28 Listed $8,000 Hive MLS
• 2013-03-28 Listed $8,000 Hive MLS
• 1998-06-26 Sold (Public Records) $43,300 Public Records

Property tax history

+6.3%/yr

Latest (2025): $881 · +18.8% YoY. Source: county tax records.