2361 Travis Pines Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$175,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 26 Days on market

Built 1979 Est $193k · 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 +16.5/30.0
• ARV discount +11.7/15.0
• DSCR +5.1/10.0
• 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

Fixer Upper! In need of cosmetic repair! This 3 br / 2 ba home is priced to sell fast!

Key facts

• Spacious backyard
• Diamond lake park
• Built 1979

Tags

• SPACIOUS BACKYARD
• OUTDOOR ENCLOSED SHED
• DIAMOND LAKE PARK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $159k (9.0% below list).
• Recommended offer: $159k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 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: Diamond Lakes Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 466 students, 98% FRL); Spirit Creek Middle School (math 4% / reading 12%, grade F, #445 of 470 statewide, top 95%, 532 students, 98% FRL); Cross Creek High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 1,133 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 soft (-0.2%/yr); 369 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 42% 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 26 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 17y 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 $84k; list at $175k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $159,220 (9.0% below list)

Questions for the listing agent

1. Built in 1979 — 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: 0.91% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.54%
• DSCR: 1.11
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $193,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2316 Oketo Dr	0.32mi	3/2.0	1,350 (0%)	5mo	$205,000	$152	81
2325 Moncrieff St	0.11mi	3/2.0	1,436 (+6%)	7mo	$209,900	$146	79
2403 Travis Rd	0.35mi	3/2.0	1,397 (+4%)	2mo	$199,500	$143	76
3721 Kingsgate Dr	0.51mi	3/2.0	1,377 (+2%)	2mo	$93,000	$68	71
2339 Basswood Dr	0.53mi	3/2.0	1,350 (0%)	6mo	$199,900	$148	70
2382 Travis Pines Dr	0.19mi	3/2.0	1,202 (-11%)	8mo	$145,000	$121	66
1004 Wallie Ct	0.21mi	3/2.0	1,500 (+11%)	7mo	$200,000	$133	66
4220 Beckmont Dr	0.28mi	3/2.0	1,514 (+12%)	9mo	$215,000	$142	59
2373 Richwood Dr	0.65mi	3/2.0	1,318 (-2%)	9mo	$205,000	$156	58
2365 Travis Rd	0.31mi	3/2.0	1,170 (-13%)	9mo	$144,000	$123	56
2430 Boykin Rd	0.69mi	3/2.0	1,269 (-6%)	8mo	$210,000	$165	51
4204 Field Ct	0.68mi	4/2.0 (+1)	1,410 (+4%)	8mo	$195,000	$138	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: -15.6%
• Equity multiple: 0.46×
• Total profit: $-26,435
• Equity at exit: $26,093

10-year hold

• IRR: -13.1%
• Equity multiple: 0.33×
• Total profit: $-32,596
• 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 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 369
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,592 high
• Mortgage (P&I): −$918
• Tax from tax record: −$164 /mo · $1,963/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $104

Break-even live

Break-even rent $1,461

Max offer price $175,000

Occupancy floor 88%

Sensitivity live

Price	-10% $203	-5% $153	+0% $104	+5% $54	+10% $5
Rent	-10% $-22	-5% $41	+0% $104	+5% $166	+10% $229
Rate	-1.0pp $192	-0.5pp $148	base $104	+0.5pp $58	+1.0pp $12

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2401 Boykin Rd Hephzibah, GA	3.0	2.5	1644	$1,600	$0.97	45d	1	0.47mi
2302 Woodsman Dr Augusta, GA	3.0	2.0	1436	$1,475	$1.03	25d	1	0.66mi
4416 Hatteras Dr Augusta, GA	3.0	2.0	1436	$1,600	$1.11	15d	1	0.85mi
4235 Cap Chat St Hephzibah, GA	3.0	2.0	1300	$1,651	$1.27	45d	1	0.99mi
3731 Peach Orchard Rd Augusta, GA	2.0	1.0	960	$1,190	$1.24	15d	1	1.16mi
3731 Peach Orchard Rd Augusta, GA	2.0	1.0	960	$1,220	$1.27	45d	1	1.16mi
3721 Colbert St Augusta, GA	4.0	2.0	1302	$1,400	$1.08	45d	1	1.40mi
3462 Firestone Dr Hephzibah, GA	3.0	2.5	1435	$1,800	$1.25	25d	1	1.43mi

Listing history 44 events

1. 2026-06-21
   days on market $175,000 Active 26 DOM
2. 2026-06-18
   days on market $175,000 Active 23 DOM
3. 2026-06-17
   days on market $175,000 Active 22 DOM
4. 2026-06-16
   days on market $175,000 Active 21 DOM
5. 2026-06-15
   days on market $175,000 Active 20 DOM
6. 2026-06-14
   days on market $175,000 Active 18 DOM
7. 2026-06-10
   days on market $175,000 Active 15 DOM
8. 2026-06-09
   days on market $175,000 Active 14 DOM
9. 2026-06-08
   days on market $175,000 Active 13 DOM
10. 2026-06-07
    days on market $175,000 Active 12 DOM
11. 2026-06-03
    days on market $175,000 Active 8 DOM
12. 2026-06-02
    days on market $175,000 Active 7 DOM
13. 2026-06-01
    days on market $175,000 Active 6 DOM
14. 2026-05-31
    days on market $175,000 Active 5 DOM
15. 2026-05-30
    days on market $175,000 Active 4 DOM
16. 2026-05-26
    listed $175,000 Active
17. 2026-02-13
    price $39,900 87-char remark

    Show marketing remark (87 chars)

    Fixer Upper! In need of cosmetic repair! This 3 br / 2 ba home is priced to sell fast!

18. 2026-02-12
    price $84,900 403-char remark

    Show marketing remark (403 chars)

    SUPER NICE 3 BR, 2 FULL BATHS, 1350 SF ALL BRICK RANCH W/ SEPARATE LIVING ROOM, SEPARATE DEN, HUGE FAMILY SIZE KITCHEN W/ ALL NEW APPLIANCES & HUGE FENCED BACKYARD! FRESHLY PAINTED, UPDATED & ALL NEW FLOOR COVERINGS! ONLY $84,900! SELLER PAYS CC! 100% VA FINANCING! PAYMENTS $615 +/- TOTAL VA! MOVE IN TODAY! NEAR DIAMOND LAKE REGIONAL PARK & NEW SCHOOLS! CALL AGENT AT [phone]!

19. 2025-04-23
    soldstatus $83,500 403-char remark

    Show marketing remark (403 chars)

    SUPER NICE 3 BR, 2 FULL BATHS, 1350 SF ALL BRICK RANCH W/ SEPARATE LIVING ROOM, SEPARATE DEN, HUGE FAMILY SIZE KITCHEN W/ ALL NEW APPLIANCES & HUGE FENCED BACKYARD! FRESHLY PAINTED, UPDATED & ALL NEW FLOOR COVERINGS! ONLY $84,900! SELLER PAYS CC! 100% VA FINANCING! PAYMENTS $615 +/- TOTAL VA! MOVE IN TODAY! NEAR DIAMOND LAKE REGIONAL PARK & NEW SCHOOLS! CALL AGENT AT [phone]!

20. 2025-04-03
    soldstatus $32,000 87-char remark

    Show marketing remark (87 chars)

    Fixer Upper! In need of cosmetic repair! This 3 br / 2 ba home is priced to sell fast!

21. 2024-10-19
    listed $429,900 403-char remark

    Show marketing remark (403 chars)

    SUPER NICE 3 BR, 2 FULL BATHS, 1350 SF ALL BRICK RANCH W/ SEPARATE LIVING ROOM, SEPARATE DEN, HUGE FAMILY SIZE KITCHEN W/ ALL NEW APPLIANCES & HUGE FENCED BACKYARD! FRESHLY PAINTED, UPDATED & ALL NEW FLOOR COVERINGS! ONLY $84,900! SELLER PAYS CC! 100% VA FINANCING! PAYMENTS $615 +/- TOTAL VA! MOVE IN TODAY! NEAR DIAMOND LAKE REGIONAL PARK & NEW SCHOOLS! CALL AGENT AT [phone]!

22. 2024-09-09
    listed $484,900 87-char remark

    Show marketing remark (87 chars)

    Fixer Upper! In need of cosmetic repair! This 3 br / 2 ba home is priced to sell fast!

23. 2022-07-28
    soldstatus $152,000
24. 2022-07-25
    soldstatus $152,000
25. 2022-07-25
    soldstatus $152,000
26. 2022-06-20
    listed $147,000
27. 2022-06-20
    listed $147,000
28. 2016-03-28
    soldstatus $82,500
29. 2016-03-28
    soldstatus $82,500
30. 2015-12-23
    listed $84,900
31. 2015-12-23
    listed $84,900
32. 2015-11-05
    soldstatus $33,100
33. 2015-11-05
    soldstatus $33,100
34. 2015-08-25
    listed $36,000
35. 2015-08-25
    listed $36,000
36. 2010-07-06
    soldstatus $83,500
37. 2010-06-30
    soldstatus $83,500 Closed 403-char remark

    Show marketing remark (403 chars)

    SUPER NICE 3 BR, 2 FULL BATHS, 1350 SF ALL BRICK RANCH W/ SEPARATE LIVING ROOM, SEPARATE DEN, HUGE FAMILY SIZE KITCHEN W/ ALL NEW APPLIANCES & HUGE FENCED BACKYARD! FRESHLY PAINTED, UPDATED & ALL NEW FLOOR COVERINGS! ONLY $84,900! SELLER PAYS CC! 100% VA FINANCING! PAYMENTS $615 +/- TOTAL VA! MOVE IN TODAY! NEAR DIAMOND LAKE REGIONAL PARK & NEW SCHOOLS! CALL AGENT AT [phone]!

38. 2010-06-30
    soldstatus $83,500

    Show marketing remark (403 chars)

    SUPER NICE 3 BR, 2 FULL BATHS, 1350 SF ALL BRICK RANCH W/ SEPARATE LIVING ROOM, SEPARATE DEN, HUGE FAMILY SIZE KITCHEN W/ ALL NEW APPLIANCES & HUGE FENCED BACKYARD! FRESHLY PAINTED, UPDATED & ALL NEW FLOOR COVERINGS! ONLY $84,900! SELLER PAYS CC! 100% VA FINANCING! PAYMENTS $615 +/- TOTAL VA! MOVE IN TODAY! NEAR DIAMOND LAKE REGIONAL PARK & NEW SCHOOLS! CALL AGENT AT [phone]!

39. 2010-01-21
    listed $84,900
40. 2009-12-18
    soldstatus $32,000 Closed 87-char remark

    Show marketing remark (87 chars)

    Fixer Upper! In need of cosmetic repair! This 3 br / 2 ba home is priced to sell fast!

41. 2009-12-18
    soldstatus $32,000

    Show marketing remark (87 chars)

    Fixer Upper! In need of cosmetic repair! This 3 br / 2 ba home is priced to sell fast!

42. 2009-11-19
    listed $39,900
43. 2005-03-07
    soldstatus $72,900
44. 1990-11-26
    soldstatus $46,500

ⓘ 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: $1,963 · $164/mo
• Projected year-2 tax: $1,963 · $164/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 4/10 Moderate
• 🌡 Heat 7/10 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: $19,106
• − Mortgage interest: −$9,803
• − Property taxes: −$1,963
• − Insurance: −$875
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$5,091
• Taxable loss: −$1,683
• Est. tax savings @ 24.0%: +$404
• After-tax cash flow: $1,647/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

+276.3% since first listed

29 events — show timeline

• 2026-05-26 Listed $175,000 FSBO.com
• 2026-02-13 Price Changed $39,900 Hive MLS
• 2026-02-12 Price Changed $84,900 Hive MLS
• 2025-04-23 Sold (MLS) $83,500 Hive MLS
• 2025-04-03 Sold (MLS) $32,000 Hive MLS
• 2024-10-19 Listed $429,900 Hive MLS
• 2024-09-09 Listed $484,900 Hive MLS
• 2022-07-28 Sold (Public Records) $152,000 Public Records
• 2022-07-25 Sold (MLS) $152,000 Hive MLS
• 2022-07-25 Sold (MLS) $152,000 Hive MLS
• 2022-06-20 Listed $147,000 Hive MLS
• 2022-06-20 Listed $147,000 Hive MLS
• 2016-03-28 Sold (MLS) $82,500 Hive MLS
• 2016-03-28 Sold (MLS) $82,500 Hive MLS
• 2015-12-23 Listed $84,900 Hive MLS
• 2015-12-23 Listed $84,900 Hive MLS
• 2015-11-05 Sold (MLS) $33,100 Hive MLS
• 2015-11-05 Sold (MLS) $33,100 Hive MLS
• 2015-08-25 Listed $36,000 Hive MLS
• 2015-08-25 Listed $36,000 Hive MLS
• 2010-07-06 Sold (Public Records) $83,500 Public Records
• 2010-06-30 Sold (MLS) $83,500 Hive MLS
• 2010-06-30 Sold (MLS) $83,500 Hive MLS
• 2010-01-21 Listed $84,900 Hive MLS
• 2009-12-18 Sold (MLS) $32,000 Hive MLS
• 2009-12-18 Sold (MLS) $32,000 Hive MLS
• 2009-11-19 Listed $39,900 Hive MLS
• 2005-03-07 Sold (Public Records) $72,900 Public Records
• 1990-11-26 Sold (Public Records) $46,500 Public Records

Property tax history

+6.3%/yr

Latest (2025): $1,963 · +9.7% YoY. Source: county tax records.