1740 Taylor Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$180,000

3 bd · 2.0 ba · 1,322 sqft · SingleFamily public records · 14 Days on market

Built 1973 0.34 ac lot $136/sqft · 11% below area Est $202k · 11% 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 +18.8/30.0
• ARV discount +12.4/15.0
• DSCR +5.9/10.0
• 1% rule +4.5/10.0
• 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

Your Own Place -Is within reach with this 1322-SF brick home in a quiet area Off Old Waynesboro Road. Not in a subdivision. Offers 3 bedrooms, 2 bathrooms, master suite with walk-in closet, refined living room with refinished wood floors throughout the home, stylish kitchen with back splash ceramic tiled flooring, appliances included, pantry, electric range, breakfast area, large laundry with storage. Update Bathrooms with New fixtures ~New Cabinets~New Roof~New Windows~Fresh Paint~Solid construction when it was build coupled with current day renovation makes this a DEAL to the First Time Homeowner. ceiling fans, contemporary bathroom tiles, floor tiles, counter tops, and the new kitchen back splash won't be found for this price. All electric Carport and Fenced yard. Perfect starter home, with payments less than rent! FHA and VA financing Eligible, Down payment assistance makes this move even more affordable than you think. Call your Realtor today!

Key facts

• Tile surround tub
• Wood tile flooring
• Ensuite bathroom

Tags

• ENSUITE BATHROOM
• TILE SURROUND TUB
• WOOD TILE FLOORING
• LARGE COVERED BACK PORCH
• PRIVATE FULLY FENCED BACKYARD
• STORAGE BENEATH CARPORT

Property features AI

Exterior

• Parking: Attached garage; Carport with 2 spaces; Off-street paved parking
• Utilities: Public water; Sewer connected; Water connected; Cable available
• Home design: Single-family residence; One story; Entry level is 1
• Construction: Brick and frame construction; Slab foundation; Built with composition roof
• Exterior features: Deck; Front porch; Rear porch; Privacy fencing; Chain link fencing; Composition roof; Shed(s) and storage; Has a view; Gentle sloping lot; City street and state road frontage

Interior

• Kitchen: Electric oven; Electric range; Electric water heater
• Flooring: Tile flooring; Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Heat pump; Central air conditioning
• Interior features: Eat-in kitchen; 6 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $181 ($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 $172k (4.6% below list).
• Recommended offer: $172k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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: Gracewood Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 512 students, 98% FRL); Pine Hill Middle School (math 5% / reading 19%, grade F, #417 of 470 statewide, top 90%, 582 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); 364 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% 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 $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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $85k; list at $180k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 72% 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 $171,716 (4.6% below list)

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 7.50%
• Cash-on-cash: 4.31%
• DSCR: 1.19
• GRM: 8.7

CMA / ARV

• ARV (median comp): $202,195
• List price: $180,000
• Delta: -10.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3884 Old Waynesboro Rd	0.30mi	3/1.0	1,326 (+0%)	5mo	$194,000	$146	78
1907 Lobelia Lane Ln	0.57mi	4/2.0 (+1)	1,347 (+2%)	12mo	$225,000	$167	55
3828 Creighton Pl	0.66mi	3/2.0	1,339 (+1%)	15mo	$165,000	$123	54
1723 Tamarind Way	0.60mi	4/2.0 (+1)	1,400 (+6%)	14mo	$227,000	$162	45
1803 Covington Pl	0.73mi	4/2.0 (+1)	1,377 (+4%)	13mo	$195,000	$142	43
3803 Creighton Pl	0.70mi	3/2.0	1,226 (-7%)	21mo	$179,000	$146	38

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: -12.8%
• Equity multiple: 0.55×
• Total profit: $-22,675
• Equity at exit: $26,839

10-year hold

• IRR: -9.0%
• Equity multiple: 0.52×
• Total profit: $-24,398
• Equity at exit: $15,563

Cash invested: $50,400 (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: 8.7×

Monthly cashflow live

• Estimated rent: $1,717 high
• Mortgage (P&I): −$944
• Tax from tax record: −$156 /mo · $1,877/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $181

Break-even live

Break-even rent $1,488

Max offer price $180,000

Occupancy floor 84%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1015 Country Place Dr Augusta, GA	3.0	2.0	1615	$1,695	$1.05	43d	1	0.73mi
1015 Country Place Dr Augusta, GA	3.0	2.0	1615	$1,650	$1.02	23d	1	0.73mi
4376 E Barcelona Way Unit 00 4404 Augusta, GA	4.0	2.5	1696	$1,795	$1.06	23d	1	0.86mi
1414 Kingsman Dr Augusta, GA	2.0–3.0	2.0	1178	$2,085	$1.77	14d	8	0.90mi
1216 Longpoint Dr Augusta, GA	2.0	2.0	1100	$1,500	$1.36	23d	1	1.00mi
1216 Longpoint Dr Augusta, GA	2.0	2.0	1100	$1,550	$1.41	43d	1	1.00mi
1239 Longpoint Dr Augusta, GA	3.0	2.0	1288	$1,675	$1.30	43d	1	1.03mi
1239 Longpoint Dr Augusta, GA	3.0	2.0	1288	$1,600	$1.24	23d	1	1.03mi

Listing history 8 events

1. 2026-05-12
   listed $180,000 Active 1060-char remark
2. 2013-04-04
   soldstatus $85,000
3. 2013-03-29
   soldstatus $84,950 962-char remark

   Show marketing remark (962 chars)

   Your Own Place -Is within reach with this 1322-SF brick home in a quiet area Off Old Waynesboro Road. Not in a subdivision. Offers 3 bedrooms, 2 bathrooms, master suite with walk-in closet, refined living room with refinished wood floors throughout the home, stylish kitchen with back splash ceramic tiled flooring, appliances included, pantry, electric range, breakfast area, large laundry with storage. Update Bathrooms with New fixtures ~New Cabinets~New Roof~New Windows~Fresh Paint~Solid construction when it was build coupled with current day renovation makes this a DEAL to the First Time Homeowner. ceiling fans, contemporary bathroom tiles, floor tiles, counter tops, and the new kitchen back splash won't be found for this price. All electric Carport and Fenced yard. Perfect starter home, with payments less than rent! FHA and VA financing Eligible, Down payment assistance makes this move even more affordable than you think. Call your Realtor today!

4. 2013-03-29
   soldstatus $84,950

   Show marketing remark (962 chars)

   Your Own Place -Is within reach with this 1322-SF brick home in a quiet area Off Old Waynesboro Road. Not in a subdivision. Offers 3 bedrooms, 2 bathrooms, master suite with walk-in closet, refined living room with refinished wood floors throughout the home, stylish kitchen with back splash ceramic tiled flooring, appliances included, pantry, electric range, breakfast area, large laundry with storage. Update Bathrooms with New fixtures ~New Cabinets~New Roof~New Windows~Fresh Paint~Solid construction when it was build coupled with current day renovation makes this a DEAL to the First Time Homeowner. ceiling fans, contemporary bathroom tiles, floor tiles, counter tops, and the new kitchen back splash won't be found for this price. All electric Carport and Fenced yard. Perfect starter home, with payments less than rent! FHA and VA financing Eligible, Down payment assistance makes this move even more affordable than you think. Call your Realtor today!

5. 2012-07-27
   listed $89,900 962-char remark

   Show marketing remark (962 chars)

   Your Own Place -Is within reach with this 1322-SF brick home in a quiet area Off Old Waynesboro Road. Not in a subdivision. Offers 3 bedrooms, 2 bathrooms, master suite with walk-in closet, refined living room with refinished wood floors throughout the home, stylish kitchen with back splash ceramic tiled flooring, appliances included, pantry, electric range, breakfast area, large laundry with storage. Update Bathrooms with New fixtures ~New Cabinets~New Roof~New Windows~Fresh Paint~Solid construction when it was build coupled with current day renovation makes this a DEAL to the First Time Homeowner. ceiling fans, contemporary bathroom tiles, floor tiles, counter tops, and the new kitchen back splash won't be found for this price. All electric Carport and Fenced yard. Perfect starter home, with payments less than rent! FHA and VA financing Eligible, Down payment assistance makes this move even more affordable than you think. Call your Realtor today!

6. 2012-07-27
   listed $89,900

   Show marketing remark (962 chars)

   Your Own Place -Is within reach with this 1322-SF brick home in a quiet area Off Old Waynesboro Road. Not in a subdivision. Offers 3 bedrooms, 2 bathrooms, master suite with walk-in closet, refined living room with refinished wood floors throughout the home, stylish kitchen with back splash ceramic tiled flooring, appliances included, pantry, electric range, breakfast area, large laundry with storage. Update Bathrooms with New fixtures ~New Cabinets~New Roof~New Windows~Fresh Paint~Solid construction when it was build coupled with current day renovation makes this a DEAL to the First Time Homeowner. ceiling fans, contemporary bathroom tiles, floor tiles, counter tops, and the new kitchen back splash won't be found for this price. All electric Carport and Fenced yard. Perfect starter home, with payments less than rent! FHA and VA financing Eligible, Down payment assistance makes this move even more affordable than you think. Call your Realtor today!

7. 2010-04-09
   soldstatus $21,500
8. 2009-06-22
   listed $32,900

ⓘ 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: $1,877 · $156/mo
• Projected year-2 tax: $1,877 · $156/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $20,606
• − Mortgage interest: −$10,083
• − Property taxes: −$1,877
• − Insurance: −$900
• − Repairs & maintenance: −$1,648
• − Management: −$1,648
• − Depreciation: −$5,236
• Taxable loss: −$787
• Est. tax savings @ 24.0%: +$189
• After-tax cash flow: $2,363/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

+447.1% since first listed

9 events — show timeline

• 2026-05-26 Pending — Hive MLS
• 2026-05-12 Listed $180,000 Hive MLS
• 2013-04-04 Sold (Public Records) $85,000 Public Records
• 2013-03-29 Sold (MLS) $84,950 Hive MLS
• 2013-03-29 Sold (MLS) $84,950 Hive MLS
• 2012-07-27 Listed $89,900 Hive MLS
• 2012-07-27 Listed $89,900 Hive MLS
• 2010-04-09 Sold (MLS) $21,500 FMLS
• 2009-06-22 Listed $32,900 FMLS

Property tax history

+4.0%/yr

Latest (2025): $1,877 · +2.4% YoY. Source: county tax records.