1740 Walker St · Augusta-Richmond County consolidated government (balance), GA 30904

$175,000

4 bd · 2.0 ba · 1,312 sqft · MultiFamily public records · 41 Days on market

Built 1982 7,405 sqft lot Est $195k · 10% 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 +27.3/30.0
• ARV discount +12.2/15.0
• DSCR +9.5/10.0
• 1% rule +7.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Your next investment opportunity awaits. This property is a duplex. One side is currently rented and second unit is vacant. Located in close proximity to medical district. Rent potential is 1500/month. Each unit is 1bedroom and 1 bathroom.

Key facts

• 7,405 sq ft lot
• Built 1982
• Listed 41 days

Property features AI

Finance

• Financial info: Two rentable 1-bedroom units with listed actual rents of $600 and $900

Exterior

• Parking: Parking pad; other parking
• Utilities: Public water; Public sewer
• Home design: Duplex residential income property; Single-story units (entry level not specified)
• Construction: Vinyl siding construction; Approx. 650 total building area
• Exterior features: No patio or porch listed; Vinyl siding

Interior

• Bedrooms: Two 1-bedroom units
• Heating & cooling: Has cooling: wall/window units
• Interior features: Wall/window air conditioning units

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $508 ($6k/yr) — positive. Per door: $254/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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: Lamar - Milledge Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 301 students, 98% FRL); Laney High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 684 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); 228 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $2,097/mo this rent would consume 54% of the median local household income ($47k/yr) (locally 1594% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $49k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 2y 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 $102k; list at $175k implies a 72% gain — meaningful room to come down on a strong offer.

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 $169,750 (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. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.43%
• DSCR: 1.55
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $195,488
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1720 Watkins Street St	0.09mi	3/2.5 (-1)	1,365 (+4%)	15mo	$148,000	$108	70
908 Holden St	0.44mi	3/3.0 (-1)	1,462 (+11%)	15mo	$217,300	$149	39

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $6,723
• Equity at exit: $26,093

10-year hold

• IRR: 14.2%
• Equity multiple: 2.21×
• Total profit: $59,075
• 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 30904

• Rents YoY: 4.3%
• Active inventory: 228
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $2,097 high
• Mortgage (P&I): −$918
• Tax from tax record: −$158 /mo · $1,901/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $508

Break-even live

Break-even rent $1,454

Max offer price $175,000

Occupancy floor 71%

Sensitivity live

Price	-10% $607	-5% $557	+0% $508	+5% $458	+10% $409
Rent	-10% $342	-5% $425	+0% $508	+5% $590	+10% $673
Rate	-1.0pp $596	-0.5pp $552	base $508	+0.5pp $462	+1.0pp $416

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$2,098
Total (2 units)			$2,097

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	46d	1	0.02mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	46d	1	0.25mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	25d	1	0.25mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,756	$2.61	16d	11	0.38mi
1946 Greene St Augusta, GA	3.0	1.0	952	$1,350	$1.42	16d	1	0.39mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	25d	1	0.65mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	46d	1	0.91mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	25d	1	0.91mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	46d	1	0.91mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	25d	1	0.94mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	23d	13	1.05mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	46d	1	1.38mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	46d	1	1.44mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	25d	1	1.44mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,800	$1.32	46d	1	1.45mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,700	$1.25	25d	1	1.45mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	46d	1	1.47mi

Listing history 29 events

1. 2026-06-21
   days on market $175,000 Active 41 DOM
2. 2026-06-18
   days on market $175,000 Active 38 DOM
3. 2026-06-17
   days on market $175,000 Active 37 DOM
4. 2026-06-16
   days on market $175,000 Active 36 DOM
5. 2026-06-15
   days on market $175,000 Active 35 DOM
6. 2026-06-14
   days on market $175,000 Active 33 DOM
7. 2026-06-10
   days on market $175,000 Active 30 DOM
8. 2026-06-09
   days on market $175,000 Active 29 DOM
9. 2026-06-08
   days on market $175,000 Active 28 DOM
10. 2026-06-07
    days on market $175,000 Active 27 DOM
11. 2026-06-03
    days on market $175,000 Active 23 DOM
12. 2026-06-02
    days on market $175,000 Active 22 DOM
13. 2026-06-01
    days on market $175,000 Active 21 DOM
14. 2026-05-31
    days on market $175,000 Active 20 DOM
15. 2026-05-30
    days on market $175,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-04-28
    listed $175,000 Active
18. 2026-04-28
    listed $175,000 Active 53-char remark
19. 2025-08-01
    historical $750
20. 2025-07-29
    listed $750
21. 2025-04-30
    soldstatus $102,000
22. 2025-04-23
    soldstatus $102,000

    Show marketing remark (239 chars)

    Your next investment opportunity awaits. This property is a duplex. One side is currently rented and second unit is vacant. Located in close proximity to medical district. Rent potential is 1500/month. Each unit is 1bedroom and 1 bathroom.

23. 2025-04-23
    soldstatus $102,000

    Show marketing remark (239 chars)

    Your next investment opportunity awaits. This property is a duplex. One side is currently rented and second unit is vacant. Located in close proximity to medical district. Rent potential is 1500/month. Each unit is 1bedroom and 1 bathroom.

24. 2025-02-26
    listed $114,900

    Show marketing remark (239 chars)

    Your next investment opportunity awaits. This property is a duplex. One side is currently rented and second unit is vacant. Located in close proximity to medical district. Rent potential is 1500/month. Each unit is 1bedroom and 1 bathroom.

25. 2025-02-26
    listed $114,900

    Show marketing remark (239 chars)

    Your next investment opportunity awaits. This property is a duplex. One side is currently rented and second unit is vacant. Located in close proximity to medical district. Rent potential is 1500/month. Each unit is 1bedroom and 1 bathroom.

26. 2024-02-05
    historical $800
27. 2024-01-26
    listed $800
28. 2023-08-11
    soldstatus $4,166,000
29. 2016-01-15
    soldstatus $3,280,000

ⓘ 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: $1,901 · $158/mo
• Projected year-2 tax: $1,901 · $158/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 4/10 Moderate FEMA zone X (unshaded) · 22% 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 66% 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: $25,164
• − Mortgage interest: −$9,803
• − Property taxes: −$1,901
• − Insurance: −$875
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − Depreciation: −$5,091
• Taxable income: $3,468
• Est. tax owed @ 24.0%: −$832
• After-tax cash flow: $5,259/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

-94.7% since first listed

14 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-28 Listed $175,000 Hive MLS
• 2026-04-28 Listed $175,000 Hive MLS
• 2025-08-01 Rental Removed $750 AUGUSTAMLS
• 2025-07-29 Listed for Rent $750 AUGUSTAMLS
• 2025-04-30 Sold (Public Records) $102,000 Public Records
• 2025-04-23 Sold (MLS) $102,000 Hive MLS
• 2025-04-23 Sold (MLS) $102,000 Hive MLS
• 2025-02-26 Listed $114,900 Hive MLS
• 2025-02-26 Listed $114,900 Hive MLS
• 2024-02-05 Rental Removed $800 APPFOLIO
• 2024-01-26 Listed for Rent $800 APPFOLIO
• 2023-08-11 Sold (Public Records) $4,166,000 Public Records
• 2016-01-15 Sold (Public Records) $3,280,000 Public Records

Property tax history

+3.4%/yr

Latest (2025): $1,901 · +46.0% YoY. Source: county tax records.