2020 1st Ave · Augusta-Richmond County consolidated government (balance), GA 30901

$60,000

3 bd · 2.0 ba · 1,240 sqft · SingleFamily public records · 38 Days on market

Built 1962 4,792 sqft lot $48/sqft · 19% below area Est $74k · 19% under

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Why this score? — see what drove the A- 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
• Appreciation +9.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks

If you've been waiting for a sign to unleash your inner HGTV star. .. this is it. Welcome to a 3-bedroom, 1-bath ''diamond in the very rough'' that's just begging for a glow-up. With 1,204 square feet of opportunity (and imagination), this home is ready for a full renovation--and we mean full. Whether you're an investor, flipper, or someone who watches renovation shows and says, ''I could do that, '' here's your chance to prove it. Bonus feature: a second bathroom has already been started for you. .. and then thoughtfully paused so you can finish it exactly how you want. (We like to call that ''customization potential. '') Situated on a cozy 0.11-acre lot, this property offers just enough

Key facts

• Full renovation
• 0.11-acre lot
• 4,792 sq ft lot

Tags

• FULL RENOVATION
• SECOND BATHROOM STARTED
• CUSTOMIZATION POTENTIAL
• 0.11-ACRE LOT

Property features AI

Finance

• Other: Directions: Old Savannah Rd to First Ave; Listing broker: Firethorn Realty, LLC; Listing agent: Brandy Sutton

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer
• Home design: Single-family residential home; One story
• Construction: Foundation details: see remarks
• Exterior features: Composition roof; Lot measures approximately 40 x 118 (0.11 acres); Subdivision: Nellieville

Interior

• Flooring: See remarks for flooring details
• Bathrooms: Two full bathrooms
• Heating & cooling: No central cooling
• Interior features: See remarks for flooring details; Basement not present; Five total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $516 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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 A — 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: Jenkins-White Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 389 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 (-1.3%/yr); 129 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($415 loan paydown + $5k appreciation (8.2% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 0.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $12k; list at $60k implies a 422% 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→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,200 (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 1962 — 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: 2.03% ✓
• Cap rate: 16.62%
• Cash-on-cash: 36.88%
• DSCR: 2.64
• GRM: 4.1

CMA / ARV

• ARV (median comp): $73,798
• List price: $60,000
• Delta: -18.70%
• 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
2025 Olive Rd	0.21mi	3/1.5	1,170 (-6%)	2mo	$80,000	$68	78
1964 Barnes Rd	0.30mi	3/1.0	1,369 (+10%)	3mo	$130,000	$95	62
1128 12th Avenue Ave	0.43mi	3/1.5	1,344 (+8%)	17mo	$90,000	$67	50
1915 Olive Rd	0.42mi	2/1.0 (-1)	1,099 (-11%)	5mo	$42,500	$39	48
2013 Chavous Rd	0.37mi	2/2.0 (-1)	1,120 (-10%)	16mo	$22,500	$20	48
1951 Olive Rd	0.31mi	3/1.0	1,122 (-10%)	23mo	$75,000	$67	46
2042 Martin Luther King JR Blvd	0.60mi	2/1.0 (-1)	1,260 (+2%)	17mo	$37,000	$29	46
1911 Lionel St	0.70mi	3/1.0	1,358 (+10%)	13mo	$77,000	$57	36
2008 Tubman Home Rd	0.69mi	3/1.0	1,092 (-12%)	11mo	$76,000	$70	35
302 Calvary Dr	0.61mi	2/1.0 (-1)	1,116 (-10%)	14mo	$124,900	$112	34
1909 Olive Rd	0.45mi	3/1.0	1,058 (-15%)	22mo	$89,000	$84	32
1012 7th Ave	0.60mi	3/1.0	1,080 (-13%)	18mo	$75,000	$69	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 47.9%
• Equity multiple: 4.26×
• Total profit: $54,768
• Equity at exit: $46,321

10-year hold

• IRR: 41.7%
• Equity multiple: 8.62×
• Total profit: $128,032
• Equity at exit: $92,660

Cash invested: $16,800 (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 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 129
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,218 high
• Mortgage (P&I): −$315
• Tax from tax record: −$106 /mo · $1,272/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $516

Break-even live

Break-even rent $564

Max offer price $60,000

Occupancy floor 53%

Sensitivity live

Price	-10% $550	-5% $533	+0% $516	+5% $499	+10% $482
Rent	-10% $420	-5% $468	+0% $516	+5% $564	+10% $613
Rate	-1.0pp $547	-0.5pp $532	base $516	+0.5pp $501	+1.0pp $485

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2230 Hollis Rd Augusta, GA	2.0	1.0	1000	$975	$0.97	44d	1	0.30mi
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	44d	1	0.41mi
1914 1/2 Kratha Dr Augusta, GA	2.0	1.0	1400	$995	$0.71	15d	1	0.54mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	24d	1	0.98mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	15d	1	1.00mi
1750 Essie McIntyre Blvd Augusta, GA	2.0	1.0	720	$950	$1.32	44d	1	1.01mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	44d	1	1.03mi
2125 Kennedy Dr Augusta, GA	2.0	1.0	750	$795	$1.06	15d	1	1.06mi
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	24d	1	1.10mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	44d	1	1.11mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	24d	1	1.11mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	15d	7	1.37mi
2726 Landing Loop Dr Augusta, GA	3.0	2.0	1008	$1,025	$1.02	45d	1	1.39mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	44d	1	1.42mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	24d	1	1.42mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	44d	1	1.43mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	44d	1	1.48mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	22d	13	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $60,000 Active 38 DOM
2. 2026-06-17
   days on market $60,000 Active 37 DOM
3. 2026-06-16
   days on market $60,000 Active 36 DOM
4. 2026-06-15
   days on market $60,000 Active 35 DOM
5. 2026-06-14
   days on market $60,000 Active 33 DOM
6. 2026-06-10
   days on market $60,000 Active 30 DOM
7. 2026-06-09
   days on market $60,000 Active 29 DOM
8. 2026-06-08
   days on market $60,000 Active 28 DOM
9. 2026-06-07
   days on market $60,000 Active 27 DOM
10. 2026-06-03
    days on market $60,000 Active 23 DOM
11. 2026-06-02
    days on market $60,000 Active 22 DOM
12. 2026-06-01
    days on market $60,000 Active 21 DOM
13. 2026-05-31
    days on market $60,000 Active 20 DOM
14. 2026-05-30
    days on market $60,000 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-04-29
    listed $60,000 Active
17. 2026-04-29
    listed $60,000 Active 1005-char remark
18. 1980-08-01
    soldstatus $11,500

ⓘ 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: $1,272 · $106/mo
• Projected year-2 tax: $1,272 · $106/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 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: $14,613
• − Mortgage interest: −$3,361
• − Property taxes: −$1,272
• − Insurance: −$300
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$1,745
• Taxable income: $5,597
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $4,853/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): 16,484
• Household income: $25,163
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 2063.0

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 Black (78%)
• Race & ethnicity: Black 78% White 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 8.18%
• Current HPI: 206.3145
• Rent YoY: ▼ -1.31%
• 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

+421.7% since first listed

4 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-29 Listed $60,000 Hive MLS
• 2026-04-29 Listed $60,000 Hive MLS
• 1980-08-01 Sold (Public Records) $11,500 Public Records

Property tax history

+9.8%/yr

Latest (2025): $1,272 · +45.7% YoY. Source: county tax records.