2920 Whistler Ln · Augusta-Richmond County consolidated government (balance), GA 30906

$65,000

2 bd · 1.0 ba · 872 sqft · SingleFamily public records · 32 Days on market

Built 1952 8,276 sqft lot $75/sqft · 38% below area Est $104k · 38% 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
• 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

3 bed/1 bath single-family home in South Augusta with great rental history. Needs some work but is priced to sell. This is an as-is sale and seller offers no warranties or disclosures.

Key facts

• 8,276 sq ft lot
• Built 1952
• Listed 32 days

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Single family residence; One story; Entry level 1; Residential property
• Construction: Block and vinyl siding construction; Composition roof; Built on crawl space
• Exterior features: Patio/porch: Other; Fencing: Other; Has a view

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: 4 total rooms
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Other interior features; Vented exhaust fan
• Laundry & utility: Washer hookup; Crawl space (no basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.2% 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 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: Richmond Hill K-8 (math 4% / reading 10%, grade F, #1,152 of 1,228 statewide, top 94%, 1,174 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; 15 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% 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 $449 of loan paydown is wiped out by about $2k 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 $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $14k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1952 — 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: 1.86% ✓
• Cap rate: 15.19%
• Cash-on-cash: 31.77%
• DSCR: 2.41
• GRM: 4.5

CMA / ARV

• ARV (median comp): $104,053
• List price: $65,000
• Delta: -37.53%
• 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
2920 Shelby Dr	0.07mi	3/1.0 (+1)	872 (0%)	16mo	$112,000	$128	78
2916 Whistler Ln	0.03mi	2/1.0	761 (-13%)	3mo	$73,625	$97	75
2922 Whistler Ln	0.01mi	2/1.0	752 (-14%)	4mo	$60,000	$80	73
2307 Harding Rd	0.60mi	2/1.0	864 (-1%)	7mo	$50,000	$58	64
2912 Hummingbird Lane Ln	0.05mi	2/1.0	752 (-14%)	15mo	$70,000	$93	62
2807 Anne St	0.69mi	2/1.0	800 (-8%)	1mo	$88,000	$110	53
2318 Getzen St	0.53mi	2/1.0	1,000 (+15%)	4mo	$102,500	$103	48
2325 Henry Cir	0.70mi	2/1.0	800 (-8%)	10mo	$109,900	$137	45
2806 King St	0.66mi	2/1.0	960 (+10%)	15mo	$110,000	$115	40
2801 King Street St	0.65mi	3/1.0 (+1)	950 (+9%)	16mo	$114,900	$121	37
2320 Henry Circle Cir	0.68mi	3/1.0 (+1)	1,000 (+15%)	11mo	$126,000	$126	30
2629 Richmond Hill Rd	0.73mi	3/1.0 (+1)	1,000 (+15%)	9mo	$91,000	$91	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: 23.2%
• Equity multiple: 1.91×
• Total profit: $16,642
• Equity at exit: $9,692

10-year hold

• IRR: 29.1%
• Equity multiple: 3.22×
• Total profit: $40,430
• Equity at exit: $5,620

Cash invested: $18,200 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,212 high
• Mortgage (P&I): −$341
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$254
• Net cashflow: $482

Break-even live

Break-even rent $602

Max offer price $65,000

Occupancy floor 55%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	23d	1	0.13mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	43d	1	0.54mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	43d	3	0.59mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	23d	1	0.88mi
526 Richmond Hill Rd W Augusta, GA	1.0	1.0	770	$810	$1.05	14d	1	0.97mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	1.00mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	43d	1	1.18mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	43d	1	1.21mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	14d	1	1.23mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	43d	1	1.24mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,063	$0.85	23d	3	1.28mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	43d	1	1.28mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	43d	6	1.29mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	43d	1	1.47mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.47mi

Listing history 29 events

1. 2026-06-14
   statusdays on market $65,000 Pending 32 DOM
2. 2026-06-10
   days on market $65,000 Active Under Contract 30 DOM
3. 2026-06-09
   days on market $65,000 Active Under Contract 29 DOM
4. 2026-06-08
   days on market $65,000 Active Under Contract 28 DOM
5. 2026-06-07
   days on market $65,000 Active Under Contract 27 DOM
6. 2026-06-03
   days on market $65,000 Active Under Contract 23 DOM
7. 2026-06-03
   status $65,000 Active Under Contract 22 DOM
8. 2026-06-02
   days on market $65,000 Active 22 DOM
9. 2026-06-01
   days on market $65,000 Active 21 DOM
10. 2026-05-31
    days on market $65,000 Active 20 DOM
11. 2026-05-30
    pricedays on market $65,000 Active 19 DOM
12. 2026-05-11
    historical
13. 2026-05-02
    price $74,900
14. 2026-04-13
    listed $79,000 Active
15. 2026-04-13
    listed $74,900 Active 184-char remark
16. 2023-12-31
    historical
17. 2023-12-31
    historical
18. 2023-11-04
    listed $99,900
19. 2023-11-04
    listed $99,900
20. 2014-08-19
    soldstatus $224,800
21. 2013-03-25
    soldstatus $23,484
22. 2013-03-25
    soldstatus $23,484
23. 2012-11-26
    listed $24,300
24. 2012-11-26
    listed $24,300
25. 2006-12-06
    soldstatus $58,000
26. 2006-08-11
    soldstatus $29,900
27. 2006-08-11
    soldstatus $29,900
28. 2006-05-12
    listed $29,900
29. 2006-05-12
    listed $29,900

ⓘ 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: $1,287 · $107/mo
• Projected year-2 tax: $1,287 · $107/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 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $14,538
• − Mortgage interest: −$3,641
• − Property taxes: −$1,287
• − Insurance: −$325
• − Repairs & maintenance: −$1,163
• − Management: −$1,163
• − Depreciation: −$1,891
• Taxable income: $5,068
• Est. tax owed @ 24.0%: −$1,216
• After-tax cash flow: $4,566/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

+117.4% since first listed

21 events — show timeline

• 2026-06-12 Pending — Hive MLS
• 2026-06-02 Contingent — Hive MLS
• 2026-05-30 Price Changed $65,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-02 Price Changed $74,900 Hive MLS
• 2026-04-13 Listed $79,000 Hive MLS
• 2026-04-13 Listed $74,900 Hive MLS
• 2023-12-31 Listing Removed — Hive MLS
• 2023-12-31 Listing Removed — Hive MLS
• 2023-11-04 Listed $99,900 Hive MLS
• 2023-11-04 Listed $99,900 Hive MLS
• 2014-08-19 Sold (Public Records) $224,800 Public Records
• 2013-03-25 Sold (MLS) $23,484 Hive MLS
• 2013-03-25 Sold (MLS) $23,484 Hive MLS
• 2012-11-26 Listed $24,300 Hive MLS
• 2012-11-26 Listed $24,300 Hive MLS
• 2006-12-06 Sold (Public Records) $58,000 Public Records
• 2006-08-11 Sold (MLS) $29,900 Hive MLS
• 2006-08-11 Sold (MLS) $29,900 Hive MLS
• 2006-05-12 Listed $29,900 Hive MLS
• 2006-05-12 Listed $29,900 Hive MLS

Property tax history

+6.4%/yr

Latest (2025): $1,287 · +3.9% YoY. Source: county tax records.