1873 Kissingbower Rd · Augusta-Richmond County consolidated government (balance), GA 30904

$69,400

2 bd · 1.0 ba · 896 sqft · SingleFamily public records · 36 Days on market

Built 1954 7,405 sqft lot $77/sqft · 9% below area Est $76k · 9% 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 +11.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity for investors! Located on Kissingbower Rd in a prime Augusta location, this property offers excellent potential for renovation and future returns. Needs work and is being sold as-is. Convenient to downtown, the Medical District, and major local amenities.

Key facts

• Medical district
• 7,405 sq ft lot
• Built 1954

Tags

• PRIME AUGUSTA LOCATION
• CONVENIENT TO DOWNTOWN
• MEDICAL DISTRICT
• MAJOR LOCAL AMENITIES

Property features AI

Finance

• Other: Zoning: R-1A; Lot dimensions approximately 51 x 144 x 50 x 143 (0.17 acres)
• HOA & community: Located in the Pine Valley subdivision

Exterior

• Parking: See remarks for parking details
• Utilities: Public water; Public sewer; Water available
• Home design: Single-family residence; One level / 1 story; Entry at level 1
• Construction: Vinyl siding; See remarks for additional construction details; Metal roof; Crawl space / no basement
• Exterior features: Front porch; Paved road access; Has a view

Interior

• Bedrooms: 4 total rooms (includes bedrooms and other rooms)
• Flooring: Hardwood; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: See remarks for additional interior details; Hardwood flooring; Other flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $69k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $69k).
• Recommended offer: $67k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: Bayvale Elementary School (math 12% / reading 8%, grade F, #1,092 of 1,228 statewide, top 91%, 377 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 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $480 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 + 4.3% rent growth), your $19k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($67k) is reasonable based on typical stale-listing flexibility.
• 5 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

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 72% 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 $67,318 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.64% ✓
• Cap rate: 13.32%
• Cash-on-cash: 25.11%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (median comp): $76,258
• List price: $69,400
• Delta: -8.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1871 Kissingbower Rd	0.01mi	2/1.0	882 (-2%)	2mo	$70,000	$79	95
1920 Rozella Rd	0.61mi	2/1.0	916 (+2%)	10mo	$60,000	$66	60
1942 Harrison Rd	0.42mi	2/1.0	970 (+8%)	13mo	$69,900	$72	56
1946 Haynie Dr	0.47mi	3/1.0 (+1)	972 (+8%)	5mo	$95,000	$98	55
2104 Roosevelt Dr	0.68mi	2/1.0	983 (+10%)	12mo	$28,400	$29	42
1738 King Woods Dr	0.71mi	2/1.0	997 (+11%)	9mo	$167,000	$168	41
1736 Kissingbower Rd	0.75mi	2/2.0	992 (+11%)	6mo	$212,000	$214	38
1919 Hopie Rd	0.54mi	3/1.0 (+1)	1,008 (+12%)	20mo	$20,000	$20	33

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: 20.1%
• Equity multiple: 1.83×
• Total profit: $16,169
• Equity at exit: $10,348

10-year hold

• IRR: 29.2%
• Equity multiple: 3.77×
• Total profit: $53,810
• Equity at exit: $6,000

Cash invested: $19,432 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,135 high
• Mortgage (P&I): −$364
• Tax from tax record: −$97 /mo · $1,166/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$238
• Net cashflow: $407

Break-even live

Break-even rent $620

Max offer price $69,400

Occupancy floor 59%

Sensitivity live

Price	-10% $446	-5% $426	+0% $407	+5% $387	+10% $367
Rent	-10% $317	-5% $362	+0% $407	+5% $451	+10% $496
Rate	-1.0pp $442	-0.5pp $424	base $407	+0.5pp $389	+1.0pp $370

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: $17,350
• Closing costs: $2,082
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1840 Killingsworth Rd Augusta, GA	1.0	1.0	567	$699	$1.23	44d	1	0.31mi
2726 Landing Loop Dr Augusta, GA	3.0	2.0	1008	$1,025	$1.02	45d	1	0.37mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	24d	1	0.47mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	44d	1	0.47mi
1940 Haynie Dr Unit 2 Augusta, GA	1.0	1.0	840	$850	$1.01	24d	1	0.47mi
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	24d	1	0.49mi
2125 Kennedy Dr Augusta, GA	2.0	1.0	750	$795	$1.06	14d	1	0.50mi
2201 Walden Dr Augusta, GA	2.0	1.0	1063	$1,100	$1.03	44d	1	0.52mi
2201 Walden Dr Unit DRIVEA2 Augusta, GA	2.0	1.5	1063	$1,050	$0.99	44d	1	0.52mi
2201 Walden Dr Unit DRIVEB2 Augusta, GA	2.0	1.5	1063	$1,100	$1.03	44d	1	0.52mi
2219 Walden Dr Unit C4 Augusta, GA	1.0	1.0	600	$750	$1.25	24d	1	0.60mi
2219 Walden Dr Unit A6 Augusta, GA	2.0	1.0	800	$850	$1.06	24d	1	0.60mi
2240 Walden Dr Augusta, GA	3.0	2.0	1107	$1,495	$1.35	24d	1	0.62mi
19 Trapp Ct Unit 19 Augusta, GA	2.0	1.5	1050	$995	$0.95	44d	1	0.63mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	45d	1	0.70mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	44d	1	0.70mi
2311 Walden Dr Unit E1 Augusta, GA	2.0	1.0	960	$875	$0.91	24d	1	0.72mi
2311 Walden Dr Augusta, GA	2.0	1.0	960	$900	$0.94	24d	1	0.72mi
2311 Walden Dr Unit A2 Augusta, GA	2.0	1.0	960	$950	$0.99	45d	1	0.72mi
2339 Walden Dr Augusta, GA	2.0	1.0	825	$975	$1.18	44d	1	0.76mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	24d	1	0.83mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	44d	1	0.83mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	14d	1	0.83mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	14d	1	0.85mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	14d	7	0.88mi
2511 Cascade Dr Augusta, GA	2.0	1.0	891	$1,000	$1.12	14d	2	0.93mi
2144 Kelly St Augusta, GA	3.0	1.5	1100	$1,425	$1.30	44d	1	0.93mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	24d	1	0.96mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	44d	1	0.96mi
2461 Damascus Rd Augusta, GA	2.0	1.0–1.5	1000	$900	$0.90	24d	3	1.00mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	14d	1	1.01mi
1604 Johns Rd Unit F Augusta, GA	1.0	1.0	625	$825	$1.32	44d	1	1.06mi
1604 Johns Rd Unit A Augusta, GA	1.0	1.0	625	$845	$1.35	44d	1	1.06mi
2595 Kelly St Unit 1E Augusta, GA	2.0	1.5	1000	$900	$0.90	24d	1	1.07mi
2595 Kelly St Unit A1 Augusta, GA	2.0	1.0	1000	$900	$0.90	24d	1	1.07mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	44d	6	1.08mi
1600 Johns Rd Apt F Augusta, GA	1.0	1.0	540	$750	$1.39	24d	1	1.09mi
1600 Johns Rd Unit B Augusta, GA	2.0	1.0	660	$835	$1.27	24d	1	1.09mi
1600 Johns Rd Unit A Augusta, GA	1.0	1.0	625	$845	$1.35	44d	1	1.09mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,063	$0.85	24d	3	1.11mi

Listing history 23 events

1. 2026-06-18
   days on market $69,400 Active 36 DOM
2. 2026-06-17
   days on market $69,400 Active 35 DOM
3. 2026-06-16
   days on market $69,400 Active 34 DOM
4. 2026-06-15
   price $69,400 Active 33 DOM
5. 2026-06-15
   days on market $69,900 Active 33 DOM
6. 2026-06-14
   days on market $69,900 Active 31 DOM
7. 2026-06-10
   days on market $69,900 Active 28 DOM
8. 2026-06-09
   days on market $69,900 Active 27 DOM
9. 2026-06-08
   days on market $69,900 Active 26 DOM
10. 2026-06-07
    days on market $69,900 Active 25 DOM
11. 2026-06-03
    days on market $69,900 Active 21 DOM
12. 2026-05-31
    days on market $69,900 Active 20 DOM
13. 2026-05-30
    days on market $69,900 Active 19 DOM
14. 2026-05-11
    historical
15. 2026-03-25
    listed $69,900 Active
16. 2026-03-25
    listed $69,900 Active 273-char remark
17. 2026-03-10
    historical
18. 2026-03-10
    historical
19. 2026-01-13
    price $64,900
20. 2026-01-06
    listed $64,900
21. 2026-01-06
    listed $69,900 Active
22. 2023-08-11
    soldstatus $4,166,000
23. 1986-10-01
    soldstatus $28,000

ⓘ 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: $1,166 · $97/mo
• Projected year-2 tax: $1,166 · $97/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 6/10 Major FEMA zone X (unshaded) · 73% 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 72% 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: $13,620
• − Mortgage interest: −$3,887
• − Property taxes: −$1,166
• − Insurance: −$347
• − Repairs & maintenance: −$1,090
• − Management: −$1,090
• − Depreciation: −$2,019
• Taxable income: $4,022
• Est. tax owed @ 24.0%: −$965
• After-tax cash flow: $3,915/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

+147.9% since first listed

13 events — show timeline

• 2026-06-15 Price Changed $69,400 Hive MLS
• 2026-06-02 Relisted — Hive MLS
• 2026-05-31 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-25 Listed $69,900 Hive MLS
• 2026-03-25 Listed $69,900 Hive MLS
• 2026-03-10 Listing Removed — Hive MLS
• 2026-03-10 Listing Removed — Hive MLS
• 2026-01-13 Price Changed $64,900 Hive MLS
• 2026-01-06 Listed $69,900 Hive MLS
• 2026-01-06 Listed $64,900 Hive MLS
• 2023-08-11 Sold (Public Records) $4,166,000 Public Records
• 1986-10-01 Sold (Public Records) $28,000 Public Records

Property tax history

+5.2%/yr

Latest (2025): $1,166 · +17.4% YoY. Source: county tax records.