2264 Basswood Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$179,999

3 bd · 2.0 ba · 1,556 sqft · SingleFamily public records · 41 Days on market

Built 1985 0.36 ac lot $116/sqft · 9% below area Est $199k · 9% 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 +19.3/30.0
• ARV discount +11.7/15.0
• DSCR +6.1/10.0
• 1% rule +4.1/10.0
• 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

This home is being sold ''as is.'' It's charming Cape Code architecture holds great potential with plenty of living space and a spacious backyard. The possibilities can be endless as an investment opportunity or as a forever home. It's waiting on you to make it your own whether you're a homebuyer or an investor!

Key facts

• 0.36 acre lot
• Garage
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/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 $163k (9.4% below list).
• Recommended offer: $163k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 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.
• Market conditions: Rents soft (-0.2%/yr); 367 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 43% 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 $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 41 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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 $63k; list at $180k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,158 (9.4% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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: 0.91% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 9.2

CMA / ARV

• ARV (median comp): $198,547
• List price: $179,999
• Delta: -9.34%
• 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
4310 Sanderling Dr	0.17mi	3/2.0	1,637 (+5%)	7mo	$239,900	$147	78
2348 Fieldcrest Rd	0.34mi	3/2.0	1,450 (-7%)	3mo	$224,000	$154	70
3808 Southfield Dr	0.34mi	4/2.0 (+1)	1,559 (+0%)	12mo	$215,000	$138	69
2104 Travis Rd	0.54mi	3/2.0	1,630 (+5%)	3mo	$276,900	$170	64
2110 Travis Rd	0.54mi	3/2.0	1,624 (+4%)	7mo	$199,000	$123	62
2119 Moncrieff St	0.45mi	4/1.5 (+1)	1,572 (+1%)	13mo	$210,000	$134	60
4220 Beckmont Dr	0.62mi	3/2.0	1,514 (-3%)	9mo	$215,000	$142	59
4304 Parkwood Dr	0.54mi	4/2.0 (+1)	1,699 (+9%)	3mo	$199,900	$118	52
4204 Field Ct	0.46mi	4/2.0 (+1)	1,410 (-9%)	8mo	$195,000	$138	51
2325 Moncrieff St	0.71mi	3/2.0	1,436 (-8%)	7mo	$209,900	$146	48
4211 Beckmont Dr	0.68mi	3/2.0	1,428 (-8%)	11mo	$235,000	$165	45
2339 Basswood Dr	0.69mi	3/2.0	1,350 (-13%)	6mo	$199,900	$148	41

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: -12.1%
• Equity multiple: 0.57×
• Total profit: $-21,497
• Equity at exit: $26,838

10-year hold

• IRR: -7.6%
• Equity multiple: 0.58×
• Total profit: $-21,354
• Equity at exit: $15,563

Cash invested: $50,400 (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: 9.2×

Monthly cashflow live

• Estimated rent: $1,632 medium
• Mortgage (P&I): −$944
• Tax from tax record: −$73 /mo · $881/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $197

Break-even live

Break-even rent $1,383

Max offer price $179,999

Occupancy floor 83%

Sensitivity live

Price	-10% $298	-5% $248	+0% $197	+5% $146	+10% $95
Rent	-10% $68	-5% $132	+0% $197	+5% $261	+10% $325
Rate	-1.0pp $287	-0.5pp $242	base $197	+0.5pp $150	+1.0pp $102

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4416 Hatteras Dr Augusta, GA	3.0	2.0	1436	$1,600	$1.11	15d	1	0.26mi
2302 Woodsman Dr Augusta, GA	3.0	2.0	1436	$1,475	$1.03	24d	1	0.64mi
2401 Boykin Rd Hephzibah, GA	3.0	2.5	1644	$1,600	$0.97	45d	1	1.02mi
4235 Cap Chat St Hephzibah, GA	3.0	2.0	1300	$1,651	$1.27	45d	1	1.46mi

Listing history 32 events

1. 2026-06-21
   days on market $179,999 Active 41 DOM
2. 2026-06-18
   days on market $179,999 Active 38 DOM
3. 2026-06-17
   days on market $179,999 Active 37 DOM
4. 2026-06-16
   days on market $179,999 Active 36 DOM
5. 2026-06-15
   days on market $179,999 Active 35 DOM
6. 2026-06-14
   days on market $179,999 Active 33 DOM
7. 2026-06-10
   days on market $179,999 Active 30 DOM
8. 2026-06-09
   days on market $179,999 Active 29 DOM
9. 2026-06-09
   days on marketlisting id $179,999 Active 28 DOM
10. 2026-06-08
    days on market $179,999 Active 449 DOM
11. 2026-06-07
    days on market $179,999 Active 448 DOM
12. 2026-06-03
    days on market $179,999 Active 444 DOM
13. 2026-06-02
    days on market $179,999 Active 443 DOM
14. 2026-06-01
    days on market $179,999 Active 442 DOM
15. 2026-05-31
    days on market $179,999 Active 441 DOM
16. 2026-05-30
    days on market $179,999 Active 440 DOM
17. 2026-03-26
    status Active
18. 2026-03-26
    historical
19. 2026-03-14
    status Back On Market 313-char remark

    Show marketing remark (313 chars)

    This home is being sold ''as is.'' It's charming Cape Code architecture holds great potential with plenty of living space and a spacious backyard. The possibilities can be endless as an investment opportunity or as a forever home. It's waiting on you to make it your own whether you're a homebuyer or an investor!

20. 2026-03-14
    status Active

    Show marketing remark (313 chars)

    This home is being sold ''as is.'' It's charming Cape Code architecture holds great potential with plenty of living space and a spacious backyard. The possibilities can be endless as an investment opportunity or as a forever home. It's waiting on you to make it your own whether you're a homebuyer or an investor!

21. 2026-03-11
    historical 313-char remark

    Show marketing remark (313 chars)

    This home is being sold ''as is.'' It's charming Cape Code architecture holds great potential with plenty of living space and a spacious backyard. The possibilities can be endless as an investment opportunity or as a forever home. It's waiting on you to make it your own whether you're a homebuyer or an investor!

22. 2026-01-30
    price $179,999

    Show marketing remark (313 chars)

    This home is being sold ''as is.'' It's charming Cape Code architecture holds great potential with plenty of living space and a spacious backyard. The possibilities can be endless as an investment opportunity or as a forever home. It's waiting on you to make it your own whether you're a homebuyer or an investor!

23. 2026-01-30
    price $179,999 313-char remark

    Show marketing remark (313 chars)

    This home is being sold ''as is.'' It's charming Cape Code architecture holds great potential with plenty of living space and a spacious backyard. The possibilities can be endless as an investment opportunity or as a forever home. It's waiting on you to make it your own whether you're a homebuyer or an investor!

24. 2025-06-21
    historical
25. 2025-06-21
    historical
26. 2025-04-23
    price $189,999 313-char remark

    Show marketing remark (313 chars)

    This home is being sold ''as is.'' It's charming Cape Code architecture holds great potential with plenty of living space and a spacious backyard. The possibilities can be endless as an investment opportunity or as a forever home. It's waiting on you to make it your own whether you're a homebuyer or an investor!

27. 2025-03-13
    listed $189,999 Active

    Show marketing remark (313 chars)

    This home is being sold ''as is.'' It's charming Cape Code architecture holds great potential with plenty of living space and a spacious backyard. The possibilities can be endless as an investment opportunity or as a forever home. It's waiting on you to make it your own whether you're a homebuyer or an investor!

28. 2025-03-13
    listed $199,999 New 313-char remark

    Show marketing remark (313 chars)

    This home is being sold ''as is.'' It's charming Cape Code architecture holds great potential with plenty of living space and a spacious backyard. The possibilities can be endless as an investment opportunity or as a forever home. It's waiting on you to make it your own whether you're a homebuyer or an investor!

29. 2025-03-13
    listed $179,999 Active

    Show marketing remark (313 chars)

    This home is being sold ''as is.'' It's charming Cape Code architecture holds great potential with plenty of living space and a spacious backyard. The possibilities can be endless as an investment opportunity or as a forever home. It's waiting on you to make it your own whether you're a homebuyer or an investor!

30. 2023-12-13
    historical $1,200
31. 2023-11-25
    listed $1,200
32. 2001-08-24
    soldstatus $62,564

ⓘ 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: $1,656 · $138/mo
• Expected delta: +$775/yr (+$65/mo · 87.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% 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: $19,579
• − Mortgage interest: −$10,083
• − Property taxes: −$881
• − Insurance: −$900
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$5,236
• Taxable loss: −$654
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $2,516/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

+187.7% since first listed

16 events — show timeline

• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-14 Relisted — GAMLS
• 2026-03-14 Relisted — Hive MLS
• 2026-03-11 Listing Removed — GAMLS
• 2026-01-30 Price Changed $179,999 Hive MLS
• 2026-01-30 Price Changed $179,999 GAMLS
• 2025-06-21 Listing Removed — Hive MLS
• 2025-06-21 Listing Removed — Hive MLS
• 2025-04-23 Price Changed $189,999 GAMLS
• 2025-03-13 Listed $179,999 Hive MLS
• 2025-03-13 Listed $199,999 GAMLS
• 2025-03-13 Listed $189,999 Hive MLS
• 2023-12-13 Rental Removed $1,200 AUGUSTAMLS
• 2023-11-25 Listed for Rent $1,200 AUGUSTAMLS
• 2001-08-24 Sold (Public Records) $62,564 Public Records

Property tax history

-1.9%/yr

Latest (2025): $881 · +12.2% YoY. Source: county tax records.