1102 Murphy St · Augusta-Richmond County consolidated government (balance), GA 30904

$138,900

3 bd · 1.0 ba · 1,280 sqft · SingleFamily public records · 41 Days on market

Built 1940 0.29 ac lot $109/sqft · 5% below area Est $151k · 8% under

---

Why this score? — see what drove the C 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 +23.3/30.0
• ARV discount +11.2/15.0
• DSCR +7.5/10.0
• 1% rule +6.2/10.0
• 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 MLS

Adorable brick cottage, 3 BR's, 1 BA, hardwood floors, covered side porch, fenced rear yard. Great shade trees all on approx. .29 acre. Convenient to downtown, all city hospitals and colleges.

Key facts

• Fenced back yard
• Large corner lot
• Wood floors

Tags

• LARGE CORNER LOT
• FENCED BACK YARD
• WOOD FLOORS
• ARCHED DOORWAYS
• CENTRALLY LOCATED

Property features AI

Finance

• Other: Located on a 0.29-acre lot (approximately 65 x 80)
• HOA & community: Street lights in the community

Exterior

• Parking: Detached carport with 2 spaces; Gravel parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Brick construction; Composition roof; Crawl space / no basement
• Exterior features: Covered front, rear, and side porches; Fenced yard; Landscaped lot

Interior

• Kitchen: Dishwasher; Cooktop
• Bedrooms: 5 total rooms
• Flooring: Carpet; Wood; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Electric heating; Fireplace(s)
• Interior features: Pantry; Built-in features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $139k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $135k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% 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 C — 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: Lamar - Milledge Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 301 students, 98% FRL); Langford Middle School (math 2% / reading 14%, grade F, #445 of 470 statewide, top 95%, 731 students, 98% FRL); Academy of Richmond County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,141 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); 227 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 40% 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 $960 of loan paydown is wiped out by about $4k 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 ($135k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 17y ago; this cycle's ask has dropped $11k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $139k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• 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 $134,733 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 1.12% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.86%
• DSCR: 1.35
• GRM: 7.4

CMA / ARV

• ARV (median comp): $151,301
• List price: $138,900
• Delta: -8.20%
• 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
1135 Merry St	0.12mi	3/2.0	1,294 (+1%)	6mo	$113,500	$88	84
1835 Mcdowell St	0.23mi	2/1.0 (-1)	1,296 (+1%)	4mo	$230,000	$177	79
1834 Woodrow St	0.38mi	3/1.5	1,326 (+4%)	2mo	$233,000	$176	73
924 Beman St	0.24mi	3/1.0	1,395 (+9%)	5mo	$165,000	$118	70
1924 Fenwick St	0.49mi	3/1.0	1,320 (+3%)	4mo	$30,000	$23	69
947 Beman St	0.18mi	2/2.0 (-1)	1,200 (-6%)	5mo	$185,000	$154	68
1823 Wrightsboro Rd	0.44mi	3/3.0	1,256 (-2%)	1mo	$224,900	$179	67
940 Russell St	0.27mi	2/1.5 (-1)	1,376 (+8%)	1mo	$249,900	$182	67
1804 Starnes St	0.42mi	3/1.0	1,196 (-7%)	4mo	$65,000	$54	66
1208 Hickman Rd	0.61mi	3/1.0	1,323 (+3%)	4mo	$160,000	$121	63
1430 Heard Ave	0.73mi	2/1.0 (-1)	1,260 (-2%)	1mo	$155,000	$123	58
1802 Wrighstboro Rd Rd	0.47mi	2/2.0 (-1)	1,114 (-13%)	5mo	$122,880	$110	44

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: -2.8%
• Equity multiple: 0.89×
• Total profit: $-4,203
• Equity at exit: $20,710

10-year hold

• IRR: 8.3%
• Equity multiple: 1.67×
• Total profit: $25,980
• Equity at exit: $12,010

Cash invested: $38,892 (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: 227
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,555 high
• Mortgage (P&I): −$728
• Tax from tax record: −$188 /mo · $2,250/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $255

Break-even live

Break-even rent $1,233

Max offer price $138,900

Occupancy floor 79%

Sensitivity live

Price	-10% $333	-5% $294	+0% $255	+5% $215	+10% $176
Rent	-10% $132	-5% $193	+0% $255	+5% $316	+10% $378
Rate	-1.0pp $325	-0.5pp $290	base $255	+0.5pp $219	+1.0pp $182

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: $34,725
• Closing costs: $4,167
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	24d	1	0.06mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	24d	1	0.29mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	45d	1	0.29mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	45d	1	0.31mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	45d	1	0.31mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	24d	1	0.31mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	24d	1	0.31mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	24d	1	0.38mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	45d	1	0.40mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	15d	1	0.45mi
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	45d	1	0.49mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	24d	1	0.53mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	45d	1	0.53mi
2110 Gary St Augusta, GA	2.0	1.5	1173	$1,195	$1.02	45d	1	0.54mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	45d	1	0.59mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	45d	1	0.60mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	45d	1	0.65mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	24d	10	0.65mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	24d	1	0.69mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	24d	1	0.69mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	45d	1	0.76mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	24d	1	0.76mi
1946 Greene St Augusta, GA	3.0	1.0	952	$1,350	$1.42	15d	1	0.77mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	24d	1	0.77mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	22d	13	0.78mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	45d	1	0.82mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	24d	1	0.82mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	45d	1	0.84mi
1326 Wingfield St Augusta, GA	2.0	1.0	1507	$1,700	$1.13	15d	1	0.88mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	45d	1	0.91mi
501 Milledge Rd Augusta, GA	2.0	1.0	1008	$1,098	$1.09	15d	2	0.96mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,756	$2.61	15d	11	1.00mi
2224 Queens Way Augusta, GA	2.0	1.0	1239	$995	$0.80	45d	1	1.02mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	15d	1	1.03mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	24d	1	1.03mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	45d	1	1.03mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	24d	1	1.03mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	24d	1	1.03mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	24d	1	1.06mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	15d	1	1.08mi

Listing history 33 events

1. 2026-06-21
   days on market $138,900 Active 41 DOM
2. 2026-06-18
   days on market $138,900 Active 38 DOM
3. 2026-06-17
   days on market $138,900 Active 37 DOM
4. 2026-06-16
   days on market $138,900 Active 36 DOM
5. 2026-06-15
   days on market $138,900 Active 35 DOM
6. 2026-06-14
   days on market $138,900 Active 33 DOM
7. 2026-06-10
   days on market $138,900 Active 30 DOM
8. 2026-06-09
   days on market $138,900 Active 29 DOM
9. 2026-06-08
   days on market $138,900 Active 28 DOM
10. 2026-06-07
    days on market $138,900 Active 27 DOM
11. 2026-06-03
    days on market $138,900 Active 23 DOM
12. 2026-06-02
    days on market $138,900 Active 22 DOM
13. 2026-06-01
    days on market $138,900 Active 21 DOM
14. 2026-05-31
    days on market $138,900 Active 20 DOM
15. 2026-05-30
    pricedays on market $138,900 Active 19 DOM
16. 2026-05-13
    price $142,900 233-char remark
17. 2026-05-11
    historical
18. 2026-03-13
    listed $149,900 Active 233-char remark
19. 2026-03-13
    listed $149,900 Active
20. 2026-02-13
    price $89,900

    Show marketing remark (192 chars)

    Adorable brick cottage, 3 BR's, 1 BA, hardwood floors, covered side porch, fenced rear yard. Great shade trees all on approx. .29 acre. Convenient to downtown, all city hospitals and colleges.

21. 2025-11-20
    listed $1,150
22. 2025-06-09
    soldstatus $89,500

    Show marketing remark (192 chars)

    Adorable brick cottage, 3 BR's, 1 BA, hardwood floors, covered side porch, fenced rear yard. Great shade trees all on approx. .29 acre. Convenient to downtown, all city hospitals and colleges.

23. 2024-06-20
    listed $2,295,000

    Show marketing remark (192 chars)

    Adorable brick cottage, 3 BR's, 1 BA, hardwood floors, covered side porch, fenced rear yard. Great shade trees all on approx. .29 acre. Convenient to downtown, all city hospitals and colleges.

24. 2013-12-09
    soldstatus $45,000
25. 2013-12-09
    soldstatus $45,000
26. 2013-08-26
    listed $47,900
27. 2013-08-26
    listed $47,900
28. 2009-09-08
    soldstatus $89,500
29. 2009-09-01
    soldstatus $89,500 Closed

    Show marketing remark (192 chars)

    Adorable brick cottage, 3 BR's, 1 BA, hardwood floors, covered side porch, fenced rear yard. Great shade trees all on approx. .29 acre. Convenient to downtown, all city hospitals and colleges.

30. 2009-09-01
    soldstatus $89,500

    Show marketing remark (192 chars)

    Adorable brick cottage, 3 BR's, 1 BA, hardwood floors, covered side porch, fenced rear yard. Great shade trees all on approx. .29 acre. Convenient to downtown, all city hospitals and colleges.

31. 2009-06-09
    listed $89,900
32. 2005-10-18
    soldstatus $79,000
33. 2003-02-06
    soldstatus $63,240

ⓘ 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: $2,250 · $188/mo
• Projected year-2 tax: $2,250 · $188/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 3/10 Moderate FEMA zone X (unshaded) · 10% 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 73% 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: $18,663
• − Mortgage interest: −$7,781
• − Property taxes: −$2,250
• − Insurance: −$694
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$4,041
• Taxable income: $910
• Est. tax owed @ 24.0%: −$218
• After-tax cash flow: $2,839/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

+119.6% since first listed

19 events — show timeline

• 2026-05-30 Price Changed $138,900 Hive MLS
• 2026-05-13 Price Changed $142,900 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-13 Listed $149,900 Hive MLS
• 2026-03-13 Listed $149,900 Hive MLS
• 2026-02-13 Price Changed $89,900 Hive MLS
• 2025-11-20 Listed for Rent $1,150 APPFOLIO
• 2025-06-09 Sold (MLS) $89,500 Hive MLS
• 2024-06-20 Listed $2,295,000 Hive MLS
• 2013-12-09 Sold (MLS) $45,000 Hive MLS
• 2013-12-09 Sold (MLS) $45,000 Hive MLS
• 2013-08-26 Listed $47,900 Hive MLS
• 2013-08-26 Listed $47,900 Hive MLS
• 2009-09-08 Sold (Public Records) $89,500 Public Records
• 2009-09-01 Sold (MLS) $89,500 Hive MLS
• 2009-09-01 Sold (MLS) $89,500 Hive MLS
• 2009-06-09 Listed $89,900 Hive MLS
• 2005-10-18 Sold (Public Records) $79,000 Public Records
• 2003-02-06 Sold (Public Records) $63,240 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,250 · +9.6% YoY. Source: county tax records.