3000 Claudia Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$80,000

3 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 12 Days on market

Built 1963 0.26 ac lot $79/sqft · 20% below area Est $100k · 20% 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

SOLD AS IS

Key facts

• 0.26 acre lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 12.0% 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: Glenn Hills Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 393 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 4% at this address vs 16% district-wide (-12 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 367 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $553 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 $22k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

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 $80,000

Questions for the listing agent

1. Built in 1963 — 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: 1.51% ✓
• Cap rate: 12.05%
• Cash-on-cash: 20.55%
• DSCR: 1.91
• GRM: 5.5

CMA / ARV

• ARV (median comp): $99,670
• List price: $80,000
• Delta: -19.74%
• Verdict: UNDERPRICED
• 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	0.00mi	3/1.5	1,008 (0%)	1mo	$80,000	$79	99
2704 Deen Ave	0.05mi	3/1.0	975 (-3%)	1mo	$100,000	$103	90
2706 Deen Ave	0.06mi	3/1.5	988 (-2%)	16mo	$95,000	$96	80
3042 Acorn Rd	0.49mi	3/1.0	1,040 (+3%)	4mo	$136,000	$131	66
2508 South St	0.10mi	3/1.0	1,131 (+12%)	15mo	$75,000	$66	61
2506 South St	0.11mi	3/1.0	1,131 (+12%)	17mo	$60,000	$53	58
2355 Golden Camp Rd	0.60mi	4/1.5 (+1)	1,080 (+7%)	5mo	$128,000	$119	51
3103 Fir Ct	0.58mi	3/1.5	1,122 (+11%)	5mo	$82,500	$74	50
3004 Acorn Rd	0.57mi	3/2.0	1,138 (+13%)	2mo	$155,000	$136	48
2511 Lumpkin Rd	0.75mi	3/1.0	1,026 (+2%)	19mo	$125,000	$122	44

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: 9.4%
• Equity multiple: 1.36×
• Total profit: $7,952
• Equity at exit: $11,928

10-year hold

• IRR: 15.8%
• Equity multiple: 2.11×
• Total profit: $24,796
• Equity at exit: $6,917

Cash invested: $22,400 (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: 367
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,211 high
• Mortgage (P&I): −$420
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $384

Break-even live

Break-even rent $725

Max offer price $80,000

Occupancy floor 63%

Sensitivity live

Price	-10% $429	-5% $406	+0% $384	+5% $361	+10% $338
Rent	-10% $288	-5% $336	+0% $384	+5% $431	+10% $479
Rate	-1.0pp $424	-0.5pp $404	base $384	+0.5pp $363	+1.0pp $342

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: $20,000
• Closing costs: $2,400
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2830 Lumpkin Rd Unit A Augusta, GA	3.0	1.5	1000	$900	$0.90	24d	1	0.48mi
3126 Arcadia Dr Unit B Augusta, GA	2.0	1.0	748	$895	$1.20	24d	1	0.63mi
3126 Arcadia Dr Unit B Augusta, GA	2.0	1.0	748	$1,025	$1.37	45d	1	0.63mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	45d	1	0.64mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	24d	1	0.66mi
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	45d	1	0.83mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	24d	1	0.97mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	45d	1	1.03mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	24d	1	1.03mi
3412 Kensington Dr N Augusta, GA	3.0	2.0	1225	$1,350	$1.10	24d	1	1.03mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	45d	1	1.13mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	24d	1	1.13mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	45d	1	1.15mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	45d	1	1.16mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	45d	1	1.19mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	15d	1	1.22mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	24d	3	1.24mi
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$970	$0.90	24d	6	1.25mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	45d	6	1.28mi
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	24d	1	1.36mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	22d	1	1.37mi
2708 Blossom Dr Unit B Augusta, GA	2.0	1.5	896	$950	$1.06	45d	1	1.48mi

Listing history 5 events

1. 2026-05-11
   historical
2. 2026-05-01
   listed $80,000 Active
3. 2026-05-01
   listed $80,000 Active 10-char remark
4. 2019-12-04
   soldstatus $73,800
5. 1978-12-01
   soldstatus $25,500

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $1,443 · $120/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: $14,533
• − Mortgage interest: −$4,481
• − Property taxes: −$1,443
• − Insurance: −$400
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$2,327
• Taxable income: $3,556
• Est. tax owed @ 24.0%: −$853
• After-tax cash flow: $3,750/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

+213.7% since first listed

7 events — show timeline

• 2026-05-28 Sold (MLS) $80,000 Hive MLS
• 2026-05-23 Pending — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-01 Listed $80,000 Hive MLS
• 2026-05-01 Listed $80,000 Hive MLS
• 2019-12-04 Sold (Public Records) $73,800 Public Records
• 1978-12-01 Sold (Public Records) $25,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,443 · +2.6% YoY. Source: county tax records.