2340 Prague Ct · Augusta-Richmond County consolidated government (balance), GA 30906

$89,900

3 bd · 1.5 ba · 1,472 sqft · SingleFamily public records · 54 Days on market

Built 1971 0.26 ac lot $61/sqft · 40% below area Est $149k · 40% 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 MLS

This one-story home offers 4 bedrooms and 2 full bathrooms with a functional, easy-flow layout. Features include spacious bedrooms with walk-in closets and a dedicated laundry room conveniently located off the kitchen. Situated on a quiet court, the home provides a solid foundation and great potential for customization. With a little TLC, this property could truly shine-perfect for buyers looking to add their personal touch or investors seeking value.

Key facts

• Quiet court
• Walk-in closets
• 0.26 acre lot

Tags

• WALK-IN CLOSETS
• DEDICATED LAUNDRY ROOM
• QUIET COURT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $566 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 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 1971 — 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: 1.68% ✓
• Cap rate: 13.85%
• Cash-on-cash: 27.00%
• DSCR: 2.20
• GRM: 5.0

CMA / ARV

• ARV (median comp): $148,907
• List price: $89,900
• Delta: -39.63%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2372 Berlin Dr	0.12mi	4/2.0 (+1)	1,500 (+2%)	10mo	$191,500	$128	76
3650 London Blvd	0.13mi	3/1.5	1,327 (-10%)	4mo	$108,000	$81	74
2326 Prague Court Ct	0.09mi	4/1.5 (+1)	1,417 (-4%)	17mo	$138,000	$97	70
2348 Dublin Dr	0.17mi	4/1.5 (+1)	1,417 (-4%)	18mo	$164,000	$116	66
2362 Berlin Dr	0.12mi	3/2.0	1,275 (-13%)	6mo	$155,000	$122	65
3646 London Blvd	0.13mi	4/1.5 (+1)	1,335 (-9%)	15mo	$132,700	$99	61
3515 Primrose Dr	0.65mi	3/1.5	1,509 (+2%)	8mo	$103,000	$68	59
2419 Luxembourg Dr	0.39mi	3/2.0	1,502 (+2%)	21mo	$240,000	$160	59
3607 London Blvd	0.40mi	3/1.5	1,276 (-13%)	8mo	$71,470	$56	53
3649 Madrid Dr N	0.36mi	4/2.0 (+1)	1,260 (-14%)	1mo	$95,560	$76	51
2402 Budapest Ct	0.34mi	3/2.0	1,272 (-14%)	15mo	$194,500	$153	47
2477 Dublin Dr	0.73mi	3/1.5	1,325 (-10%)	10mo	$123,000	$93	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: 17.5%
• Equity multiple: 1.68×
• Total profit: $17,112
• Equity at exit: $13,404

10-year hold

• IRR: 23.7%
• Equity multiple: 2.76×
• Total profit: $44,364
• Equity at exit: $7,773

Cash invested: $25,172 (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: 364
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,510 high
• Mortgage (P&I): −$471
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $566

Break-even live

Break-even rent $793

Max offer price $89,900

Occupancy floor 57%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2338 Helsinki Dr Augusta, GA	3.0	1.5	1025	$1,245	$1.21	23d	1	0.30mi
101 Little Rock Dr Augusta, GA	2.0	2.0	1031	$1,690	$1.64	43d	1	0.89mi
2524 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,700	$1.21	43d	1	0.94mi
2609 Dublin Dr Augusta, GA	3.0	2.0	1400	$1,395	$1.00	13d	1	1.06mi
2708 Blossom Dr Unit B Augusta, GA	2.0	1.5	896	$950	$1.06	43d	1	1.13mi
2631 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,430	$1.02	13d	1	1.20mi
255 Reservation Way Augusta, GA	2.0	2.0	1170	$1,440	$1.23	21d	15	1.28mi
1400 Pointe Grand Dr Augusta, GA	2.0	2.0	1170	$1,490	$1.27	13d	16	1.46mi

Listing history 19 events

1. 2026-06-18
   days on market $89,900 Active 54 DOM
2. 2026-06-17
   days on market $89,900 Active 53 DOM
3. 2026-06-16
   days on market $89,900 Active 52 DOM
4. 2026-06-15
   days on market $89,900 Active 51 DOM
5. 2026-06-14
   statusdays on market $89,900 Active 49 DOM
6. 2026-06-10
   statusdays on market $89,900 Back On Market 46 DOM
7. 2026-06-09
   days on market $89,900 Active Under Contract 45 DOM
8. 2026-06-08
   days on market $89,900 Active Under Contract 44 DOM
9. 2026-06-07
   days on market $89,900 Active Under Contract 43 DOM
10. 2026-06-03
    days on market $89,900 Active Under Contract 39 DOM
11. 2026-06-02
    days on market $89,900 Active Under Contract 38 DOM
12. 2026-06-01
    days on market $89,900 Active Under Contract 37 DOM
13. 2026-05-31
    days on market $89,900 Active Under Contract 36 DOM
14. 2026-05-30
    days on market $89,900 Active Under Contract 35 DOM
15. 2026-05-11
    price $89,900 455-char remark

    Show marketing remark (455 chars)

    This one-story home offers 4 bedrooms and 2 full bathrooms with a functional, easy-flow layout. Features include spacious bedrooms with walk-in closets and a dedicated laundry room conveniently located off the kitchen. Situated on a quiet court, the home provides a solid foundation and great potential for customization. With a little TLC, this property could truly shine-perfect for buyers looking to add their personal touch or investors seeking value.

16. 2026-05-07
    status Back On Market 455-char remark

    Show marketing remark (455 chars)

    This one-story home offers 4 bedrooms and 2 full bathrooms with a functional, easy-flow layout. Features include spacious bedrooms with walk-in closets and a dedicated laundry room conveniently located off the kitchen. Situated on a quiet court, the home provides a solid foundation and great potential for customization. With a little TLC, this property could truly shine-perfect for buyers looking to add their personal touch or investors seeking value.

17. 2026-03-03
    status Under Contract 455-char remark

    Show marketing remark (455 chars)

    This one-story home offers 4 bedrooms and 2 full bathrooms with a functional, easy-flow layout. Features include spacious bedrooms with walk-in closets and a dedicated laundry room conveniently located off the kitchen. Situated on a quiet court, the home provides a solid foundation and great potential for customization. With a little TLC, this property could truly shine-perfect for buyers looking to add their personal touch or investors seeking value.

18. 2026-02-19
    listed $94,900 New 455-char remark

    Show marketing remark (455 chars)

    This one-story home offers 4 bedrooms and 2 full bathrooms with a functional, easy-flow layout. Features include spacious bedrooms with walk-in closets and a dedicated laundry room conveniently located off the kitchen. Situated on a quiet court, the home provides a solid foundation and great potential for customization. With a little TLC, this property could truly shine-perfect for buyers looking to add their personal touch or investors seeking value.

19. 2021-09-22
    soldstatus $77,500

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $1,409 · $117/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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $18,118
• − Mortgage interest: −$5,036
• − Property taxes: −$1,409
• − Insurance: −$450
• − Repairs & maintenance: −$1,449
• − Management: −$1,449
• − Depreciation: −$2,615
• Taxable income: $5,710
• Est. tax owed @ 24.0%: −$1,370
• After-tax cash flow: $5,427/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

+16.0% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $89,900 GAMLS
• 2026-05-07 Relisted — GAMLS
• 2026-03-03 Pending — GAMLS
• 2026-02-19 Listed $94,900 GAMLS
• 2021-09-22 Sold (Public Records) $77,500 Public Records

Property tax history

+3.5%/yr

Latest (2025): $1,409 · -6.2% YoY. Source: county tax records.