3014 Roxbury Ct · Augusta-Richmond County consolidated government (balance), GA 30906

$185,000

3 bd · 2.0 ba · 2,281 sqft · SingleFamily public records · 41 Days on market

Built 1970 0.51 ac lot $81/sqft · 21% below area Est $235k · 21% under ↓ 6% since listing

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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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +3.7/10.0
• 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

This Split-level home has The spacious layout includes a large living room and an additional family room, perfect for gatherings, a man cave, or a family cave, The home also offers an expansive a close room-could be an office, ideal for hosting friends and family celebrations, All rooms are spacious with modern floor plan, needs a little TLC.

Key facts

• Modern floor plan
• Large living room
• 0.51 acre lot

Tags

• LARGE LIVING ROOM
• ADDITIONAL FAMILY ROOM
• MODERN FLOOR PLAN

Property features AI

Finance

• Other: Located in a cul-de-sac; Landscaped lot (0.51 acres); Subdivision: Bellemeade
• HOA & community: Association amenities: Other; Sidewalks; Street lights

Exterior

• Parking: Attached garage; Carport (1 space); Concrete parking pad
• Security: Security system; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Two levels; 2 stories
• Construction: Aluminum siding, brick, vinyl siding, and fiber cement exterior; Slab foundation; Composition roof
• Exterior features: Garden; Patio; Porch; Wrap-around porch; Storm door(s); Invisible fencing; Fenced yard; Workshop (other structure)

Interior

• Kitchen: Refrigerator; Dishwasher; Electric water heater
• Bedrooms: Total rooms: 7
• Flooring: Brick; Carpet; Ceramic tile; Hardwood; Other
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Heat pump; Central air; Ceiling fans
• Interior features: Walk-in closets; Cedar closet; Eat-in kitchen; Storm windows; Window coverings; Insulated windows; Security system; Smoke detector(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $170 ($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 $161k (13.0% below list).
• Recommended offer: $161k (13.0% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Wheeless Road Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 557 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 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); 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); 75% 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 $6k 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 ($179k) is reasonable based on typical stale-listing flexibility.
• 4 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

• Climate carrying-cost: major wind risk, 66% 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 $161,040 (13.0% 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 13% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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: 0.87% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 9.6

CMA / ARV

• ARV (median comp): $234,800
• List price: $185,000
• Delta: -21.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3009 Arcadia Court Ct	0.11mi	4/2.5 (+1)	2,128 (-7%)	12mo	$242,400	$114	67
2341 Ridge Rd	0.72mi	4/2.0 (+1)	2,346 (+3%)	9mo	$150,000	$64	49
2870 Lumpkin Rd	0.48mi	4/2.5 (+1)	1,981 (-13%)	2mo	$155,000	$78	47
3040 Jeanne Rd	0.55mi	4/2.5 (+1)	2,173 (-5%)	16mo	$215,000	$99	46
3302 Winn Dr	0.49mi	4/2.5 (+1)	1,951 (-14%)	2mo	$78,000	$40	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.54×
• Total profit: $-23,971
• Equity at exit: $27,584

10-year hold

• IRR: -9.0%
• Equity multiple: 0.51×
• Total profit: $-25,533
• Equity at exit: $15,995

Cash invested: $51,800 (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: 9.6×

Monthly cashflow live

• Estimated rent: $1,610 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$55 /mo · $663/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $170

Break-even live

Break-even rent $1,396

Max offer price $185,000

Occupancy floor 84%

Sensitivity live

Price	-10% $274	-5% $222	+0% $170	+5% $117	+10% $65
Rent	-10% $43	-5% $106	+0% $170	+5% $233	+10% $297
Rate	-1.0pp $263	-0.5pp $217	base $170	+0.5pp $122	+1.0pp $73

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3309 Tate Rd Augusta, GA	3.0	2.0	1796	$1,500	$0.84	45d	1	0.17mi
2612 Lumpkin Rd Augusta, GA	3.0	1.5	1614	$1,450	$0.90	45d	1	0.70mi
3320 Hillis Rd Augusta, GA	4.0	3.0	1788	$1,850	$1.03	15d	1	1.34mi
2349 Henry Cir Augusta, GA	3.0	2.0	1940	$1,795	$0.93	45d	1	1.48mi

Listing history 24 events

1. 2026-06-21
   days on market $185,000 Active 41 DOM
2. 2026-06-18
   days on market $185,000 Active 38 DOM
3. 2026-06-17
   days on market $185,000 Active 37 DOM
4. 2026-06-16
   days on market $185,000 Active 36 DOM
5. 2026-06-15
   days on market $185,000 Active 35 DOM
6. 2026-06-14
   days on market $185,000 Active 33 DOM
7. 2026-06-10
   days on market $185,000 Active 30 DOM
8. 2026-06-09
   days on market $185,000 Active 29 DOM
9. 2026-06-08
   days on market $185,000 Active 28 DOM
10. 2026-06-07
    days on market $185,000 Active 27 DOM
11. 2026-06-03
    days on market $185,000 Active 23 DOM
12. 2026-06-02
    days on market $185,000 Active 22 DOM
13. 2026-06-01
    days on market $185,000 Active 21 DOM
14. 2026-05-31
    days on market $185,000 Active 20 DOM
15. 2026-05-30
    days on market $185,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-04-13
    listed $185,000 Active
18. 2026-04-13
    listed $185,000 Active 344-char remark
19. 2026-03-30
    price $190,000
20. 2025-08-21
    historical
21. 2025-08-18
    historical
22. 2025-08-18
    historical
23. 2025-07-04
    listed $195,900
24. 2025-07-04
    listed $190,000

ⓘ 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: $663 · $55/mo
• Projected year-2 tax: $1,702 · $142/mo
• Expected delta: +$1,039/yr (+$87/mo · 156.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $19,325
• − Mortgage interest: −$10,363
• − Property taxes: −$663
• − Insurance: −$925
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$5,382
• Taxable loss: −$1,100
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $2,301/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

-5.6% since first listed

9 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-13 Listed $185,000 Hive MLS
• 2026-04-13 Listed $185,000 Hive MLS
• 2026-03-30 Price Changed $190,000 Hive MLS
• 2025-08-21 Listing Removed — Hive MLS
• 2025-08-18 Listing Removed — Hive MLS
• 2025-08-18 Listing Removed — Hive MLS
• 2025-07-04 Listed $190,000 Hive MLS
• 2025-07-04 Listed $195,900 Hive MLS

Property tax history

+0.2%/yr

Latest (2025): $663 · -9.8% YoY. Source: county tax records.