2235A Moncrieff St · Augusta-Richmond County consolidated government (balance), GA 30906

$95,000

3 bd · 1.0 ba · 900 sqft · SingleFamily · 140 Days on market

Built 1980 Good condition 0.37 ac lot $106/sqft · 33% below area Est $143k · 33% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +4.0/5.0
• Livability +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This renovated 3 bedroom, 1 bath home has all the luxuries of a new home with new carpet, fresh paint, and new appliances. This is a great home for a 1st time buyer or investor.

Key facts

• 0.37 acre lot
• 4 parking spots
• Built 1980

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $84k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.8% vs local median 5.2% 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: Diamond Lakes Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 466 students, 98% FRL); Pine Hill Middle School (math 5% / reading 19%, grade F, #417 of 470 statewide, top 90%, 582 students, 98% FRL); Cross Creek High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 1,133 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); 544 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 39% 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 $657 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $30k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $18k; list at $95k implies a 431% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.56% ✓
• Cap rate: 12.79%
• Cash-on-cash: 23.19%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (median comp): $142,568
• List price: $95,000
• Delta: -33.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4145 Daisy Ln	0.38mi	2/1.0 (-1)	910 (+1%)	16mo	$14,000	$15	62
2303 Travis Road Rd	0.24mi	2/1.0 (-1)	932 (+4%)	34mo	$129,900	$139	58
2218 Boykin Rd	0.26mi	3/1.5	948 (+5%)	31mo	$136,000	$143	57
2369 E Plantation Rd	0.98mi	3/1.0	900 (0%)	30mo	$139,900	$155	45
4104 Short Leaf Ct	0.68mi	3/1.0	1,000 (+11%)	7mo	$148,000	$148	44
2106 Boykin Rd	0.52mi	3/1.0	1,108 (+23%)	9mo	$199,900	$180	43
4103 Mack Ln	0.70mi	3/2.0	1,056 (+17%)	5mo	$159,000	$151	34
4101 Short Leaf Ct	0.69mi	3/1.0	1,000 (+11%)	20mo	$110,000	$110	32
2117 Moncrieff St	0.37mi	2/2.0 (-1)	1,119 (+24%)	22mo	$137,500	$123	30
2264 Nellie Dr	0.86mi	2/2.0 (-1)	1,088 (+21%)	3mo	$59,934	$55	29

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: 1.49×
• Total profit: $13,031
• Equity at exit: $14,165

10-year hold

• IRR: 19.2%
• Equity multiple: 2.38×
• Total profit: $36,821
• Equity at exit: $8,214

Cash invested: $26,600 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $165,000 ($151/sqft)
• Median days on market: 39 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +5.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 544
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,482 medium
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $514

Break-even live

Break-even rent $831

Max offer price $95,000

Occupancy floor 60%

Sensitivity live

Price	-10% $580	-5% $547	+0% $514	+5% $481	+10% $448
Rent	-10% $397	-5% $456	+0% $514	+5% $573	+10% $631
Rate	-1.0pp $562	-0.5pp $538	base $514	+0.5pp $490	+1.0pp $464

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: $23,750
• Closing costs: $2,850
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3731 Peach Orchard Rd Augusta, GA	2.0	1.0	960	$1,190	$1.24	109d	1	0.87mi
3731 Peach Orchard Rd Augusta, GA	2.0	1.0	960	$1,220	$1.27	139d	1	0.87mi

Property features AI

Exterior

• Parking: 4 total parking spacesAssigned parkingDriveway parkingOpen parking available
• Utilities: Public waterPublic sewerCable availableElectricity availableNatural gas availableWater available
• Home design: One levelFee simple ownership
• Construction: Aluminum sidingComposition roofBlock foundationResale property
• Exterior features: Private entranceFront porchAsphalt road frontage on a city street

Interior

• Kitchen: Country-style kitchenDishwasherDisposalRefrigerator
• Bedrooms: 3 bedrooms on main levelMaster on main
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heatingCentral air
• Interior features: High speed InternetInsulated windows1 common wall
• Laundry & utility: Laundry located in kitchen

Listing history 50 events

1. 2026-09-23
   days on market $95,000 Active 140 DOM
2. 2026-09-22
   days on market $95,000 Active 139 DOM
3. 2026-09-21
   days on market $95,000 Active 138 DOM
4. 2026-09-20
   days on market $95,000 Active 137 DOM
5. 2026-09-19
   days on market $95,000 Active 136 DOM
6. 2026-09-18
   days on market $95,000 Active 135 DOM
7. 2026-09-17
   days on market $95,000 Active 134 DOM
8. 2026-09-16
   days on market $95,000 Active 133 DOM
9. 2026-09-15
   days on market $95,000 Active 132 DOM
10. 2026-09-14
    days on market $95,000 Active 131 DOM
11. 2026-09-13
    days on market $95,000 Active 130 DOM
12. 2026-09-12
    days on market $95,000 Active 129 DOM
13. 2026-09-11
    days on market $95,000 Active 128 DOM
14. 2026-09-05
    days on market $95,000 Active 122 DOM
15. 2026-09-04
    days on market $95,000 Active 121 DOM
16. 2026-09-03
    days on market $95,000 Active 120 DOM
17. 2026-08-31
    days on market $95,000 Active 117 DOM
18. 2026-08-30
    days on market $95,000 Active 116 DOM
19. 2026-08-29
    days on market $95,000 Active 115 DOM
20. 2026-08-28
    days on market $95,000 Active 114 DOM
21. 2026-08-27
    days on market $95,000 Active 113 DOM
22. 2026-08-26
    days on market $95,000 Active 112 DOM
23. 2026-08-25
    days on market $95,000 Active 111 DOM
24. 2026-08-24
    days on market $95,000 Active 110 DOM
25. 2026-08-23
    days on market $95,000 Active 109 DOM
26. 2026-08-22
    days on market $95,000 Active 108 DOM
27. 2026-08-21
    days on market $95,000 Active 107 DOM
28. 2026-08-20
    days on market $95,000 Active 106 DOM
29. 2026-08-19
    days on market $95,000 Active 105 DOM
30. 2026-08-18
    days on market $95,000 Active 104 DOM
31. 2026-08-17
    days on market $95,000 Active 103 DOM
32. 2026-08-16
    days on market $95,000 Active 102 DOM
33. 2026-08-15
    days on market $95,000 Active 101 DOM
34. 2026-08-15
    days on market $95,000 Active 100 DOM
35. 2026-08-13
    days on market $95,000 Active 99 DOM
36. 2026-08-12
    days on market $95,000 Active 98 DOM
37. 2026-08-11
    days on market $95,000 Active 97 DOM
38. 2026-08-10
    days on market $95,000 Active 96 DOM
39. 2026-08-09
    days on market $95,000 Active 95 DOM
40. 2026-08-08
    days on market $95,000 Active 94 DOM
41. 2026-08-07
    days on market $95,000 Active 93 DOM
42. 2026-08-06
    days on market $95,000 Active 92 DOM
43. 2026-08-05
    days on market $95,000 Active 91 DOM
44. 2026-08-04
    days on market $95,000 Active 90 DOM
45. 2026-08-03
    days on market $95,000 Active 89 DOM
46. 2026-07-31
    days on market $95,000 Active 86 DOM
47. 2026-07-30
    days on market $95,000 Active 85 DOM
48. 2026-07-29
    pricestatusdays on market $95,000 Active 84 DOM
49. 2026-07-10
    status $125,000 Pending 83 DOM
50. 2026-07-09
    days on market $125,000 Active 83 DOM

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $17,782
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,423
• − Management: −$1,423
• − Depreciation: −$2,764
• Taxable income: $4,952
• Est. tax owed @ 24.0%: −$1,188
• After-tax cash flow: $4,981/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.

Condition & rehab AI · 11 photos

Good 80/100 Cosmetic rehab Est. rehab $4,500–$13,500 screening

This renovated 3-bedroom, 1-bath home is move-in ready with new appliances, updated cabinetry, and fresh paint. It offers a good investment opportunity with potential for further value enhancement through exterior and landscaping improvements.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Improves curb appeal and enhances property value ↑
• Both New outdoor lighting — Enhances safety and curb appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 10/100

Zoned Schools

Elementary Diamond Lakes Elementary School F GA #1,041/1,228 Nat'l #38,100/41,679 Middle Pine Hill Middle School F GA #417/470 Nat'l #13,125/14,009 High Cross Creek High School F GA #385/424 Nat'l #16,721/17,239

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 · 200,753 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: 19% of renters

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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%

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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%

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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

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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

Property features AI

Exterior

• Parking: 4 total parking spacesAssigned parkingDriveway parkingOpen parking available
• Utilities: Public waterPublic sewerCable availableElectricity availableNatural gas availableWater available
• Home design: One levelFee simple ownership
• Construction: Aluminum sidingComposition roofBlock foundationResale property
• Exterior features: Private entranceFront porchAsphalt road frontage on a city street

Interior

• Kitchen: Country-style kitchenDishwasherDisposalRefrigerator
• Bedrooms: 3 bedrooms on main levelMaster on main
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Central heatingCentral air
• Interior features: High speed InternetInsulated windows1 common wall
• Laundry & utility: Laundry located in kitchen

Price history

+528.1% since first listed

8 events — show timeline

• 2026-04-09 Listed $125,000 FMLS
• 2026-04-09 Listed $125,000 GAMLS
• 2026-02-13 Price Changed $19,900 Hive MLS
• 2025-02-02 Listing Removed — Hive MLS
• 2024-12-30 Listed $319,900 Hive MLS
• 2010-06-10 Sold (MLS) $17,900 Hive MLS
• 2010-06-10 Sold (MLS) $17,900 Hive MLS
• 2010-03-30 Listed $19,900 Hive MLS