2031 Wharton Dr · Augusta-Richmond County consolidated government (balance), GA 30904

$175,000

3 bd · 1.0 ba · 1,313 sqft · SingleFamily public records · 1 Days on market

Built 1955 0.25 ac lot Est $189k · 7% under

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Why this score? — see what drove the D 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 +15.1/30.0
• ARV discount +10.8/15.0
• DSCR +4.6/10.0
• Rent growth +3.6/5.0
• 1% rule +3.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bed/2 bath brick ranch on 1/4-acre lot in established Glendale neighborhood. The home needs some work but is priced to sell! Seller has never occupied the property and offers no warranties or disclosures.

Key facts

• Screened-in porch
• Updated kitchen
• Gated driveway

Tags

• RENOVATED FINISHES
• UPDATED KITCHEN
• SCREENED-IN PORCH
• PRIVATE PRIMARY RETREAT
• GATED DRIVEWAY

Property features AI

Finance

• HOA & community: Community has street lights

Exterior

• Parking: Attached garage; Carport (1 space); Concrete parking pad
• Utilities: Public water; Public sewer; Natural gas connected
• Home design: Single-family residence; One story; Entry level: 1; Facing information: See Remarks
• Construction: Brick and frame construction; Shingle roof; Crawl space foundation; Built on one level
• Exterior features: Enclosed side porch; Fenced yard; Landscaped lot; Street lights in the community; Has a view

Interior

• Kitchen: Dishwasher; Gas water heater
• Bedrooms: Total rooms: 8
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Natural gas heating
• Interior features: Ceiling fans; Built-in features; Eat-in kitchen; Unfurnished
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $58 ($692/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 $146k (16.5% below list).
• Recommended offer: $146k (16.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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); 58% 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 38% 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 14y 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 $85k; list at $175k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $146,146 (16.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $189,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2031 Wharton Dr	0.00mi	3/2.0	1,313 (0%)	4mo	$85,000	$65	92
1752 Pine Tree Rd	0.28mi	2/1.5 (-1)	1,218 (-7%)	2mo	$213,000	$175	66
1703 Holly Hill Rd	0.45mi	3/1.0	1,228 (-6%)	3mo	$203,900	$166	66
1741 Kissingbower Rd	0.50mi	2/1.0 (-1)	1,340 (+2%)	5mo	$189,000	$141	64
1731 Oak Dr	0.36mi	3/2.0	1,437 (+9%)	3mo	$120,000	$84	61
1508 Myrtle Ln	0.51mi	2/1.0 (-1)	1,386 (+6%)	1mo	$199,900	$144	61
2213 Breckenbridge Ave	0.64mi	3/1.0	1,248 (-5%)	7mo	$204,900	$164	56
1430 Heard Ave	0.69mi	2/1.0 (-1)	1,260 (-4%)	1mo	$155,000	$123	56
1611 Pendleton Rd	0.60mi	2/2.0 (-1)	1,242 (-5%)	2mo	$189,000	$152	52
1765 Kissingbower Rd	0.54mi	2/1.0 (-1)	1,140 (-13%)	4mo	$155,000	$136	45
2280 Raleigh Dr	0.68mi	3/2.0	1,500 (+14%)	6mo	$180,000	$120	36
1745 Berkeley Rd	0.71mi	2/2.0 (-1)	1,140 (-13%)	2mo	$217,500	$191	34

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: -12.8%
• Equity multiple: 0.53×
• Total profit: $-22,810
• Equity at exit: $26,093

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-7,229
• Equity at exit: $15,131

Cash invested: $49,000 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,461 high
• Mortgage (P&I): −$918
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$307
• Net cashflow: $58

Break-even live

Break-even rent $1,388

Max offer price $175,000

Occupancy floor 91%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	43d	1	0.15mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	23d	1	0.15mi
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	23d	1	0.39mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	13d	1	0.50mi
1719 Kissingbower Rd Augusta, GA	2.0	1.0	1185	$1,195	$1.01	21d	1	0.54mi
2726 Landing Loop Dr Augusta, GA	3.0	2.0	1008	$1,025	$1.02	44d	1	0.55mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	43d	1	0.56mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	13d	1	0.58mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	23d	1	0.60mi
2201 Walden Dr Augusta, GA	2.0	1.0	1063	$1,100	$1.03	43d	1	0.63mi
2201 Walden Dr Unit DRIVEB2 Augusta, GA	2.0	1.5	1063	$1,100	$1.03	43d	1	0.63mi
2201 Walden Dr Unit DRIVEA2 Augusta, GA	2.0	1.5	1063	$1,050	$0.99	43d	1	0.63mi
1613 Pendleton Rd Augusta, GA	3.0	2.0	1418	$1,695	$1.20	13d	1	0.63mi
1914 1/2 Kratha Dr Augusta, GA	2.0	1.0	1400	$995	$0.71	13d	1	0.65mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	23d	1	0.67mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	43d	1	0.67mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	43d	1	0.70mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	43d	1	0.75mi
2230 Hollis Rd Augusta, GA	2.0	1.0	1000	$975	$0.97	43d	1	0.75mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	43d	1	0.76mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	43d	1	0.79mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	23d	1	0.79mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	23d	10	0.79mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	43d	1	0.84mi
2240 Walden Dr Augusta, GA	3.0	2.0	1107	$1,495	$1.35	23d	1	0.92mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	44d	1	0.92mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	43d	1	0.92mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	43d	1	0.95mi
19 Trapp Ct Unit 19 Augusta, GA	2.0	1.5	1050	$995	$0.95	43d	1	0.96mi
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	43d	1	1.01mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	23d	1	1.01mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	43d	1	1.01mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	23d	1	1.02mi
1526 Heath St Augusta, GA	2.0	1.0	900	$1,250	$1.39	43d	1	1.02mi
1326 Wingfield St Augusta, GA	2.0	1.0	1507	$1,700	$1.13	13d	1	1.05mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	43d	1	1.05mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	23d	1	1.05mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	43d	1	1.05mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	43d	1	1.05mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	23d	1	1.05mi

Listing history 2 events

1. 2026-06-17
   remarks 699-char remark
2. 2026-06-17
   listed $175,000 Active 1 DOM

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $1,610 · $134/mo
• Expected delta: +$335/yr (+$28/mo · 26.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% 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 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: $17,538
• − Mortgage interest: −$9,803
• − Property taxes: −$1,275
• − Insurance: −$875
• − Repairs & maintenance: −$1,403
• − Management: −$1,403
• − Depreciation: −$5,091
• Taxable loss: −$2,312
• Est. tax savings @ 24.0%: +$555
• After-tax cash flow: $1,247/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

+416.2% since first listed

14 events — show timeline

• 2026-06-17 Listed $175,000 Hive MLS
• 2026-02-13 Sold (Public Records) $85,000 Public Records
• 2026-02-13 Sold (MLS) $85,000 Hive MLS
• 2026-02-13 Sold (MLS) $85,000 Hive MLS
• 2026-02-01 Pending — Hive MLS
• 2026-01-29 Listed $89,000 Hive MLS
• 2026-01-29 Listed $89,000 Hive MLS
• 2026-01-23 Rental Removed $785 APPFOLIO
• 2026-01-17 Listed for Rent $785 APPFOLIO
• 2012-11-06 Sold (MLS) $34,000 Hive MLS
• 2012-11-06 Sold (MLS) $34,000 Hive MLS
• 2012-09-24 Listed $39,900 Hive MLS
• 2012-09-24 Listed $39,900 Hive MLS
• 1990-08-24 Sold (Public Records) $33,900 Public Records

Property tax history

+3.9%/yr

Latest (2025): $1,275 · -14.7% YoY. Source: county tax records.