3420 Applejack Ter · Augusta-Richmond County consolidated government (balance), GA 30906

$139,900

3 bd · 1.5 ba · 1,850 sqft · SingleFamily public records · 76 Days on market

Built 1965 0.32 ac lot $76/sqft · at area comps Est $135k · at est.

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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 +23.0/30.0
• DSCR +7.4/10.0
• ARV discount +6.0/15.0
• 1% rule +5.5/10.0
• 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 MLS

Charming 2 story home on a level city lot! Has 4 bedrooms, 2 baths. Open floor plan with hardwood/tile floors, ceiling fans, walk-in closets, and pantry. Kitchen includes appliances. Comfort with central air & forced-air heat. Located in Richmond County Schools: Richmond Hill K-8 & Cross Creek High.

Key facts

• Pantry
• Open floor plan
• Hardwood tile floors

Tags

• OPEN FLOOR PLAN
• HARDWOOD TILE FLOORS
• CEILING FANS
• WALK-IN CLOSETS
• PANTRY
• CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $967 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 76 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $30k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $131,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.05% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.61%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (median comp): $135,450
• List price: $139,900
• Delta: 3.29%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3430 Apple Jack Ter	0.07mi	4/1.0 (+1)	1,850 (0%)	5mo	$133,900	$72	86
1626 Apple Valley Dr	0.17mi	4/2.0 (+1)	1,850 (0%)	14mo	$169,900	$92	74
3445 Jonathan Cir	0.12mi	3/2.0	1,924 (+4%)	22mo	$155,000	$81	67
1947 Neptune Dr	0.58mi	4/2.0 (+1)	1,581 (-14%)	20mo	$107,500	$68	26

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: -8.0%
• Equity multiple: 0.72×
• Total profit: $-11,152
• Equity at exit: $20,860

10-year hold

• IRR: -2.6%
• Equity multiple: 0.85×
• Total profit: $-5,991
• Equity at exit: $12,096

Cash invested: $39,172 (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: 364
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $249

Break-even live

Break-even rent $1,152

Max offer price $139,900

Occupancy floor 78%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $139,900 Active 76 DOM
2. 2026-06-17
   days on market $139,900 Active 75 DOM
3. 2026-06-16
   days on market $139,900 Active 74 DOM
4. 2026-06-15
   statusdays on market $139,900 Active 73 DOM
5. 2026-06-14
   pricestatusdays on market $139,900 Price Change 71 DOM
6. 2026-06-10
   days on market $144,900 Active 68 DOM
7. 2026-06-09
   statusdays on market $144,900 Active 67 DOM
8. 2026-06-08
   days on market $144,900 Price Change 66 DOM
9. 2026-06-07
   pricestatusdays on market $144,900 Price Change 65 DOM
10. 2026-06-03
    days on market $154,900 Active 61 DOM
11. 2026-06-02
    days on market $154,900 Active 60 DOM
12. 2026-06-01
    days on market $154,900 Active 59 DOM
13. 2026-05-31
    days on market $154,900 Active 58 DOM
14. 2026-05-30
    days on market $154,900 Active 57 DOM
15. 2026-05-14
    price $154,900 309-char remark

    Show marketing remark (309 chars)

    Charming 2 story home on a level city lot! Has 4 bedrooms, 2 baths. Open floor plan with hardwood/tile floors, ceiling fans, walk-in closets, and pantry. Kitchen includes appliances. Comfort with central air & forced-air heat. Located in Richmond County Schools: Richmond Hill K-8 & Cross Creek High.

16. 2026-04-24
    price $164,900 309-char remark

    Show marketing remark (309 chars)

    Charming 2 story home on a level city lot! Has 4 bedrooms, 2 baths. Open floor plan with hardwood/tile floors, ceiling fans, walk-in closets, and pantry. Kitchen includes appliances. Comfort with central air & forced-air heat. Located in Richmond County Schools: Richmond Hill K-8 & Cross Creek High.

17. 2026-04-03
    listed $169,900 New 309-char remark

    Show marketing remark (309 chars)

    Charming 2 story home on a level city lot! Has 4 bedrooms, 2 baths. Open floor plan with hardwood/tile floors, ceiling fans, walk-in closets, and pantry. Kitchen includes appliances. Comfort with central air & forced-air heat. Located in Richmond County Schools: Richmond Hill K-8 & Cross Creek High.

18. 2021-07-22
    soldstatus $95,000
19. 2021-07-12
    soldstatus $95,000 689-char remark

    Show marketing remark (689 chars)

    Tons of space for a growing family! FOUR BEDROOMS with an option for FIVE. Four bedrooms on upper level share one full bath and a large open common space for leisure. Down. stairs is the full kitchen, large living area, (that could also be used as a master suite), and a dining area off of the kitchen. Another full bath offers privacy and options for living arrangements. The large laundry area leads out to the sprawling flat and fully fenced back yard. This split level one owner home has been well cared for over the years! Mostly newer windows, roof less than 9 yrs old. Gorgeous hardwood flooring and well cared for home. Measurements are important. Buyer to verify in due diligence.

20. 2021-07-12
    soldstatus $95,000

    Show marketing remark (689 chars)

    Tons of space for a growing family! FOUR BEDROOMS with an option for FIVE. Four bedrooms on upper level share one full bath and a large open common space for leisure. Down. stairs is the full kitchen, large living area, (that could also be used as a master suite), and a dining area off of the kitchen. Another full bath offers privacy and options for living arrangements. The large laundry area leads out to the sprawling flat and fully fenced back yard. This split level one owner home has been well cared for over the years! Mostly newer windows, roof less than 9 yrs old. Gorgeous hardwood flooring and well cared for home. Measurements are important. Buyer to verify in due diligence.

21. 2021-06-19
    listed $89,900 689-char remark

    Show marketing remark (689 chars)

    Tons of space for a growing family! FOUR BEDROOMS with an option for FIVE. Four bedrooms on upper level share one full bath and a large open common space for leisure. Down. stairs is the full kitchen, large living area, (that could also be used as a master suite), and a dining area off of the kitchen. Another full bath offers privacy and options for living arrangements. The large laundry area leads out to the sprawling flat and fully fenced back yard. This split level one owner home has been well cared for over the years! Mostly newer windows, roof less than 9 yrs old. Gorgeous hardwood flooring and well cared for home. Measurements are important. Buyer to verify in due diligence.

22. 2021-06-19
    listed $89,900

    Show marketing remark (689 chars)

    Tons of space for a growing family! FOUR BEDROOMS with an option for FIVE. Four bedrooms on upper level share one full bath and a large open common space for leisure. Down. stairs is the full kitchen, large living area, (that could also be used as a master suite), and a dining area off of the kitchen. Another full bath offers privacy and options for living arrangements. The large laundry area leads out to the sprawling flat and fully fenced back yard. This split level one owner home has been well cared for over the years! Mostly newer windows, roof less than 9 yrs old. Gorgeous hardwood flooring and well cared for home. Measurements are important. Buyer to verify in due diligence.

23. 2021-06-04
    soldstatus $50,000
24. 2021-06-04
    soldstatus $50,000
25. 2021-06-04
    soldstatus $50,000
26. 2021-05-21
    listed $50,000
27. 2021-05-21
    listed $50,000

ⓘ 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: $1,416 · $118/mo
• Projected year-2 tax: $1,416 · $118/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $17,597
• − Mortgage interest: −$7,837
• − Property taxes: −$1,416
• − Insurance: −$700
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$4,070
• Taxable income: $759
• Est. tax owed @ 24.0%: −$182
• After-tax cash flow: $2,800/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

+209.8% since first listed

13 events — show timeline

• 2026-05-14 Price Changed $154,900 GAMLS
• 2026-04-24 Price Changed $164,900 GAMLS
• 2026-04-03 Listed $169,900 GAMLS
• 2021-07-22 Sold (Public Records) $95,000 Public Records
• 2021-07-12 Sold (MLS) $95,000 Hive MLS
• 2021-07-12 Sold (MLS) $95,000 Hive MLS
• 2021-06-19 Listed $89,900 Hive MLS
• 2021-06-19 Listed $89,900 Hive MLS
• 2021-06-04 Sold (Public Records) $50,000 Public Records
• 2021-06-04 Sold (MLS) $50,000 Hive MLS
• 2021-06-04 Sold (MLS) $50,000 Hive MLS
• 2021-05-21 Listed $50,000 Hive MLS
• 2021-05-21 Listed $50,000 Hive MLS

Property tax history

+9.3%/yr

Latest (2025): $1,416 · +9.9% YoY. Source: county tax records.