3667 Madrid Dr N · Augusta-Richmond County consolidated government (balance), GA 30906

$205,000

4 bd · 2.0 ba · 1,825 sqft · SingleFamily public records · 28 Days on market

Built 1996 0.56 ac lot Est $325k · 37% 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 +21.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.6/10.0
• 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

Come home to this charming 4-bedroom, 2-bath home on a little over half an acre with mature trees, a spacious yard, and plenty of room for gardening, outdoor entertaining, or future improvements. This home offers a functional layout with a cozy fireplace, welcoming living room, and a separate den perfect for family gatherings or an office. The eat-in kitchen provides a comfortable gathering area with great potential for updates and customization. The primary suite is equipped with a charming tray ceiling and relaxing natural light. The other 3 bedrooms and full bath are located on the opposite side of the home giving you complete privacy. Being less than 2 miles from Ft. Gordon's Gate 1 and

Key facts

• Spacious yard
• Tray ceiling
• Outdoor entertaining

Tags

• SPACIOUS YARD
• OUTDOOR ENTERTAINING
• SEPARATE DEN
• EAT-IN KITCHEN
• PRIMARY SUITE
• TRAY CEILING

Property features AI

Exterior

• Parking: Off-street parking; Driveway
• Utilities: Public water; Public sewer; Cable available; Water service available
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Brick construction; Shingle roof; Slab foundation; Built on one level
• Exterior features: Front porch; Back yard fencing; Has view

Interior

• Kitchen: Electric oven
• Bedrooms: Total rooms: 7
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (natural gas); Central air; Ceiling fans
• Interior features: Ceiling fans; Window coverings; Electric oven
• Laundry & utility: Washer hookup; Laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/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 $198k (3.6% below list).
• Recommended offer: $198k (3.6% below list) — sets the bar for 1% rule.
• Cap rate 8.2% 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: Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 3% at this address vs 16% district-wide (-13 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $1,976/mo this rent would consume 52% of the median local household income ($46k/yr) (locally 3363% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 28 days — a 2% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $76k; list at $205k implies a 170% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $197,590 (3.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.96% ✗
• Cap rate: 8.19%
• Cash-on-cash: 6.76%
• DSCR: 1.30
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $324,850
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1059 Burlington Dr	0.43mi	4/2.0	1,824 (-0%)	8mo	$328,368	$180	73
1055 Burlington Dr	0.47mi	4/2.0	1,824 (-0%)	12mo	$335,790	$184	68
729 Holderness Ct	0.61mi	4/2.0	1,886 (+3%)	5mo	$280,000	$148	62
1063 Burlington Dr	0.41mi	4/2.0	1,961 (+8%)	11mo	$326,400	$166	59
4062 Cottingham Way	0.53mi	3/2.5 (-1)	1,881 (+3%)	8mo	$318,400	$169	56
4002 Cottingham Way	0.66mi	3/2.5 (-1)	1,881 (+3%)	3mo	$317,400	$169	54
1051 Burlington Dr	0.47mi	4/2.0	1,961 (+8%)	14mo	$327,550	$167	54
4061 Cottingham Way	0.50mi	4/2.5	2,031 (+11%)	4mo	$327,900	$161	53
1029 Burlington Dr	0.51mi	3/2.0 (-1)	1,662 (-9%)	5mo	$295,377	$178	52
1029 Burlington Dr	0.51mi	3/2.0 (-1)	1,662 (-9%)	5mo	$295,377	$178	52
4053 Cottingham Way	0.51mi	3/2.0 (-1)	1,662 (-9%)	14mo	$306,400	$184	45
1060 Burlington Dr	0.50mi	3/2.0 (-1)	1,554 (-15%)	12mo	$303,800	$195	37

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: -9.0%
• Equity multiple: 0.68×
• Total profit: $-18,501
• Equity at exit: $30,566

10-year hold

• IRR: -3.7%
• Equity multiple: 0.79×
• Total profit: $-12,303
• Equity at exit: $17,725

Cash invested: $57,400 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,976 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$77 /mo · $927/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $323

Break-even live

Break-even rent $1,567

Max offer price $205,000

Occupancy floor 79%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
750 Holderness Ct Augusta, GA	4.0	2.5	2294	$2,270	$0.99	23d	1	0.68mi
3211 Lexington Way Augusta, GA	4.0	2.5	2335	$2,200	$0.94	44d	1	1.11mi
2524 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,700	$1.21	44d	1	1.22mi
2609 Dublin Dr Augusta, GA	3.0	2.0	1400	$1,395	$1.00	14d	1	1.34mi
2631 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,430	$1.02	14d	1	1.48mi
2297 Belair Spring Rd Augusta, GA	4.0	2.5	2031	$2,250	$1.11	14d	1	1.49mi
2514 Winterville Dr Augusta, GA	3.0	2.0	1612	$1,795	$1.11	14d	1	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $205,000 Active 28 DOM
2. 2026-06-17
   days on market $205,000 Active 27 DOM
3. 2026-06-16
   days on market $205,000 Active 26 DOM
4. 2026-06-15
   days on market $205,000 Active 25 DOM
5. 2026-06-14
   days on market $205,000 Active 23 DOM
6. 2026-06-10
   days on market $205,000 Active 20 DOM
7. 2026-06-09
   days on market $205,000 Active 19 DOM
8. 2026-06-08
   days on market $205,000 Active 18 DOM
9. 2026-06-07
   days on market $205,000 Active 17 DOM
10. 2026-06-03
    days on market $205,000 Active 13 DOM
11. 2026-06-02
    days on market $205,000 Active 12 DOM
12. 2026-06-01
    days on market $205,000 Active 11 DOM
13. 2026-05-31
    days on market $205,000 Active 10 DOM
14. 2026-05-30
    days on market $205,000 Active 9 DOM
15. 2026-05-13
    listed $205,000 Active
16. 1996-02-07
    soldstatus $76,000

ⓘ 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: $927 · $77/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$959/yr (+$80/mo · 103.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $23,711
• − Mortgage interest: −$11,483
• − Property taxes: −$927
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,897
• − Management: −$1,897
• − Depreciation: −$5,964
• Taxable income: $518
• Est. tax owed @ 24.0%: −$124
• After-tax cash flow: $3,755/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

+169.7% since first listed

2 events — show timeline

• 2026-05-13 Listed $205,000 Hive MLS
• 1996-02-07 Sold (Public Records) $76,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $927 · +2.9% YoY. Source: county tax records.