429 Shallowford Cir · Augusta-Richmond County consolidated government (balance), GA 30907

$260,000

4 bd · 3.0 ba · 2,765 sqft · SingleFamily public records · 38 Days on market

Built 1978 0.26 ac lot $94/sqft · 35% below area Est $403k · 35% under

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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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

A great home in a great neighborhood with a formal living and dining room. Family room with a fireplace. Kitchen redone with Corian counters and ceramic tile floor and back splash. Large round patio. SELLER IS OFFERING $10,000.00 TOWARD CLOSING COST OR DECORATIVE ALLOWANCES

Key facts

• Formal dining room
• Crofton neighborhood
• Split-level home

Tags

• SPLIT-LEVEL HOME
• CROFTON NEIGHBORHOOD
• FORMAL DINING ROOM
• QUARTZ COUNTER TOPS
• BUILT-IN MICROWAVE
• ELECTRIC FLAT-TOP STOVE

Property features AI

Finance

• Other: Zoning: R-1A; Road frontage on city street and state road
• HOA & community: Street lights; Subdivision: Crofton

Exterior

• Parking: Concrete parking pad
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Multi/split level home; 2 stories; Entry level on second floor
• Construction: Concrete, brick, and vinyl siding construction; Slab and concrete perimeter foundation; Built in (year not provided)
• Exterior features: Patio; Front porch; Storm doors; Fenced yard; Outbuilding; Has view; Composition roof

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Microwave
• Bedrooms: Total rooms: 8
• Flooring: Carpet; Hardwood
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Fireplaces; Electric heating
• Interior features: Walk-in closets; Entrance foyer; Kitchen island; Pantry; Built-in features; Eat-in kitchen; Window coverings
• Laundry & utility: Washer hookup; Electric water heater; Tankless water heater

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/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 $257k (1.2% below list).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.
• 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: Warren Road Elementary School (math 27% / reading 22%, grade F, #753 of 1,228 statewide, top 64%, 603 students, 98% FRL); Tutt Middle School (math 7% / reading 21%, grade F, #405 of 470 statewide, top 86%, 476 students, 98% FRL); Westside High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 999 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 (+1.1%/yr); 333 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $8k 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 38 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 18y 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 $132k; list at $260k implies a 97% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 63% 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 $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1978 — 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: 0.99% ✗
• Cap rate: 7.37%
• Cash-on-cash: 3.84%
• DSCR: 1.17
• GRM: 8.4

CMA / ARV

• ARV (median comp): $402,625
• List price: $260,000
• Delta: -35.42%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3305 Sugar Mill Rd	0.19mi	3/2.5 (-1)	2,690 (-3%)	6mo	$365,000	$136	75
3314 Crane Ferry Rd	0.38mi	5/3.0 (+1)	2,727 (-1%)	20mo	$369,900	$136	58
427 Scotts Way	0.71mi	4/2.5	2,600 (-6%)	1mo	$541,000	$208	54
3247 Ramsgate Rd	0.62mi	4/4.0	2,666 (-4%)	9mo	$310,000	$116	54
227 Simmons Ct	0.55mi	4/2.0	2,511 (-9%)	7mo	$369,000	$147	49
221 Thread Needle Rd	0.43mi	4/2.0	2,413 (-13%)	13mo	$349,900	$145	44
414 Scotts Way	0.66mi	4/2.5	2,455 (-11%)	8mo	$415,000	$169	41
538 Regent Rd	0.69mi	3/2.5 (-1)	3,071 (+11%)	2mo	$440,000	$143	41
415 Scotts Way	0.71mi	5/3.5 (+1)	2,870 (+4%)	22mo	$423,000	$147	36
36 Conifer Ln	0.67mi	3/4.0 (-1)	3,154 (+14%)	2mo	$575,000	$182	35
3327 W Thread Needle Rd	0.52mi	3/2.5 (-1)	3,048 (+10%)	23mo	$265,500	$87	32

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.56×
• Total profit: $-32,011
• Equity at exit: $38,767

10-year hold

• IRR: -6.4%
• Equity multiple: 0.62×
• Total profit: $-27,446
• Equity at exit: $22,480

Cash invested: $72,800 (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 30907

• Rents YoY: 1.1%
• Active inventory: 333
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,570 high
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$540
• Net cashflow: $233

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 86%

Sensitivity live

Price	-10% $413	-5% $323	+0% $233	+5% $143	+10% $54
Rent	-10% $30	-5% $132	+0% $233	+5% $335	+10% $436
Rate	-1.0pp $364	-0.5pp $299	base $233	+0.5pp $166	+1.0pp $97

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 Indian Trl Augusta, GA	4.0	2.0	2188	$1,850	$0.85	24d	1	0.24mi
226 Thread Needle Rd E Augusta, GA	5.0	3.0	2335	$3,750	$1.61	44d	1	0.39mi
311 Gardners Mill Ct Augusta, GA	4.0	2.0	2078	$2,150	$1.03	44d	1	0.50mi
8 Conifer Sq Augusta, GA	4.0	2.5	2585	$3,200	$1.24	24d	1	0.67mi
3218 Winding Wood Pl Augusta, GA	4.0	3.0	2040	$3,500	$1.72	44d	1	0.80mi
3671 Lynnwood Dr Augusta, GA	4.0	2.5	2200	$2,299	$1.04	24d	1	1.37mi
407 Sheffield Cir Augusta, GA	5.0	3.0	3236	$4,300	$1.33	44d	1	1.44mi

Listing history 31 events

1. 2026-06-18
   days on market $260,000 Active 38 DOM
2. 2026-06-17
   days on market $260,000 Active 37 DOM
3. 2026-06-16
   days on market $260,000 Active 36 DOM
4. 2026-06-15
   days on market $260,000 Active 35 DOM
5. 2026-06-14
   days on market $260,000 Active 33 DOM
6. 2026-06-10
   days on market $260,000 Active 30 DOM
7. 2026-06-09
   days on market $260,000 Active 29 DOM
8. 2026-06-08
   days on market $260,000 Active 28 DOM
9. 2026-06-07
   days on market $260,000 Active 27 DOM
10. 2026-06-03
    days on market $260,000 Active 23 DOM
11. 2026-06-02
    days on market $260,000 Active 22 DOM
12. 2026-06-01
    days on market $260,000 Active 21 DOM
13. 2026-05-31
    days on market $260,000 Active 20 DOM
14. 2026-05-30
    days on market $260,000 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-04-04
    price $260,000
17. 2026-03-06
    price $270,000
18. 2026-02-13
    listed $280,000 Active

    Show marketing remark (274 chars)

    A great home in a great neighborhood with a formal living and dining room. Family room with a fireplace. Kitchen redone with Corian counters and ceramic tile floor and back splash. Large round patio. SELLER IS OFFERING $10,000.00 TOWARD CLOSING COST OR DECORATIVE ALLOWANCES

19. 2026-02-13
    listed $260,000 Active 1054-char remark

    Show marketing remark (274 chars)

    A great home in a great neighborhood with a formal living and dining room. Family room with a fireplace. Kitchen redone with Corian counters and ceramic tile floor and back splash. Large round patio. SELLER IS OFFERING $10,000.00 TOWARD CLOSING COST OR DECORATIVE ALLOWANCES

20. 2026-02-13
    price $147,000

    Show marketing remark (274 chars)

    A great home in a great neighborhood with a formal living and dining room. Family room with a fireplace. Kitchen redone with Corian counters and ceramic tile floor and back splash. Large round patio. SELLER IS OFFERING $10,000.00 TOWARD CLOSING COST OR DECORATIVE ALLOWANCES

21. 2026-01-29
    historical
22. 2026-01-29
    historical
23. 2025-08-20
    listed $280,000 Active
24. 2025-08-20
    listed $280,000
25. 2024-04-08
    soldstatus $132,000

    Show marketing remark (274 chars)

    A great home in a great neighborhood with a formal living and dining room. Family room with a fireplace. Kitchen redone with Corian counters and ceramic tile floor and back splash. Large round patio. SELLER IS OFFERING $10,000.00 TOWARD CLOSING COST OR DECORATIVE ALLOWANCES

26. 2024-03-07
    listed $315,000

    Show marketing remark (274 chars)

    A great home in a great neighborhood with a formal living and dining room. Family room with a fireplace. Kitchen redone with Corian counters and ceramic tile floor and back splash. Large round patio. SELLER IS OFFERING $10,000.00 TOWARD CLOSING COST OR DECORATIVE ALLOWANCES

27. 2010-07-02
    soldstatus $132,000
28. 2010-06-25
    soldstatus $132,000 Closed

    Show marketing remark (274 chars)

    A great home in a great neighborhood with a formal living and dining room. Family room with a fireplace. Kitchen redone with Corian counters and ceramic tile floor and back splash. Large round patio. SELLER IS OFFERING $10,000.00 TOWARD CLOSING COST OR DECORATIVE ALLOWANCES

29. 2010-06-25
    soldstatus $132,000

    Show marketing remark (274 chars)

    A great home in a great neighborhood with a formal living and dining room. Family room with a fireplace. Kitchen redone with Corian counters and ceramic tile floor and back splash. Large round patio. SELLER IS OFFERING $10,000.00 TOWARD CLOSING COST OR DECORATIVE ALLOWANCES

30. 2008-12-10
    listed $147,000
31. 1985-10-01
    soldstatus $89,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $30,835
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,467
• − Management: −$2,467
• − Depreciation: −$7,564
• Taxable loss: −$1,426
• Est. tax savings @ 24.0%: +$342
• After-tax cash flow: $3,141/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: Columbia County · 154,184 people
• City population: 54,743
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 46,975
• Household income: $81,912
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 983.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Asian 7% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Vietnamese 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: ▼ -174.93%
• Current HPI: 233.5167
• Rent YoY: ▲ 1.12%
• 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

+189.2% since first listed

17 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-04 Price Changed $260,000 Hive MLS
• 2026-03-06 Price Changed $270,000 Hive MLS
• 2026-02-13 Listed $260,000 Hive MLS
• 2026-02-13 Listed $280,000 Hive MLS
• 2026-02-13 Price Changed $147,000 Hive MLS
• 2026-01-29 Listing Removed — Hive MLS
• 2026-01-29 Listing Removed — Hive MLS
• 2025-08-20 Listed $280,000 Hive MLS
• 2025-08-20 Listed $280,000 Hive MLS
• 2024-04-08 Sold (MLS) $132,000 Hive MLS
• 2024-03-07 Listed $315,000 Hive MLS
• 2010-07-02 Sold (Public Records) $132,000 Public Records
• 2010-06-25 Sold (MLS) $132,000 Hive MLS
• 2010-06-25 Sold (MLS) $132,000 Hive MLS
• 2008-12-10 Listed $147,000 Hive MLS
• 1985-10-01 Sold (Public Records) $89,900 Public Records

Property tax history

-15.1%/yr

Latest (2025): $470 · -27.9% YoY. Source: county tax records.