5 Charlestowne Dr · Augusta-Richmond County consolidated government (balance), GA 30907

$138,400

2 bd · 2.0 ba · 1,118 sqft · SingleFamily public records · 8 Days on market

Built 1997 1,742 sqft lot Est $181k · 24% under $100/mo HOA · 7% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• 1% rule +4.8/10.0
• DSCR +4.4/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor opportunity in a gated community just minutes from Augusta National Golf Club. This townhome offers strong potential for renovation and value appreciation. Property is in need of repairs and updates and is being sold as-is. Ideal for investors, flippers, or buyers seeking a project. Great rental potential in a highly desirable location.

Key facts

• 1,742 sq ft lot
• 2 parking spots
• Built 1997

Property features AI

Finance

• HOA & community: Annual association fee of $1,200; Association covers grounds maintenance, structure maintenance, and security; Homeowners association and street lighting

Exterior

• Parking: Assigned parking for 2 vehicles
• Security: Gated community; Community includes security
• Utilities: Public water; Public sewer; Electric service available (220 volts)
• Home design: Single-level home; Resale property; Fee simple ownership
• Construction: Vinyl siding; Composition roof; Slab foundation
• Exterior features: Private yard with backyard fencing; Patio

Interior

• Kitchen: Dishwasher; Open-concept dining area
• Bedrooms: Master bedroom on the main level; 2 main-level bedrooms
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Central heating (electric); Central air with ceiling fan(s)
• Interior features: High speed internet; Factory-built fireplace in the family room; 2+ common walls
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $31 ($372/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 $135k (2.5% below list).
• Recommended offer: $135k (2.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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: Warren Road Elementary School (math 27% / reading 22%, grade F, #753 of 1,228 statewide, top 64%, 603 students, 98% FRL); Tutt Middle School (math 7% / reading 21%, grade F, #405 of 470 statewide, top 86%, 476 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 rising (+1.1%/yr); 333 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $957 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 27y 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 $68k; list at $138k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $134,948 (2.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.98% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $181,116
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
206 Warren Rd	0.46mi	3/1.0 (+1)	1,206 (+8%)	6mo	$194,900	$162	52
2956 Arrowhead Dr	0.62mi	2/1.5	1,080 (-3%)	18mo	$135,000	$125	49
2201 Thicket Court Ct	0.71mi	2/2.0	1,176 (+5%)	12mo	$162,500	$138	48
1221 Kendal Ct	0.47mi	2/2.0	1,274 (+14%)	8mo	$219,000	$172	48
3107 Parrish Rd	0.63mi	3/1.0 (+1)	1,040 (-7%)	7mo	$182,000	$175	45

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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-22,890
• Equity at exit: $20,636

10-year hold

• IRR: -13.1%
• Equity multiple: 0.30×
• Total profit: $-27,013
• Equity at exit: $11,966

Cash invested: $38,752 (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 30907

• Rents YoY: 1.1%
• Active inventory: 333
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,349 high
• Mortgage (P&I): −$726
• Tax from tax record: −$152 /mo · $1,820/yr
• Insurance: −$58
• HOA: −$100
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $31

Break-even live

Break-even rent $1,310

Max offer price $138,400

Occupancy floor 93%

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: $34,600
• Closing costs: $4,152
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
114 York Way Augusta, GA	2.0	2.0	1350	$1,500	$1.11	44d	1	0.25mi
301 York Ln Augusta, GA	2.0	2.0	1273	$1,575	$1.24	23d	1	0.26mi
2626 York Dr Augusta, GA	2.0	2.0	1100	$1,400	$1.27	21d	1	0.29mi
249 Boy Scout Rd Augusta, GA	1.0–2.0	1.0	785	$1,199	$1.53	44d	9	0.33mi
127 Warren Rd Augusta, GA	3.0	2.0	1326	$2,400	$1.81	44d	1	0.48mi
1101 Colony Place Dr Unit 1101 Augusta, GA	1.0	1.0	998	$1,000	$1.00	44d	1	0.49mi
1408 Colony Place Dr Augusta, GA	2.0	2.0	1196	$1,300	$1.09	44d	1	0.51mi
222 Boy Scout Rd Augusta, GA	1.0–2.0	1.0–2.0	869	$1,284	$1.48	14d	7	0.54mi
102 Point Pl Unit 00 113 Augusta, GA	2.0	2.5	1187	$1,319	$1.11	44d	1	0.56mi
1035 Stevens Creek Rd Augusta, GA	1.0–2.0	1.0–2.5	901	$1,319	$1.46	44d	3	0.57mi
1017 Stevens Creek Rd Augusta, GA	2.0–3.0	1.5–2.0	1255	$1,250	$1.00	14d	2	0.62mi
2905 Arrowhead Dr Augusta, GA	2.0	2.0	1051	$1,020	$0.97	23d	1	0.66mi
704 Windsong Cir Augusta, GA	2.0	2.0	876	$1,250	$1.43	23d	1	0.70mi
3148 Village West Dr Augusta, GA	2.0	2.5	1398	$1,350	$0.97	44d	1	0.72mi
3148 Village West Dr Augusta, GA	2.0	2.5	1398	$1,350	$0.97	23d	1	0.72mi
100 Bon Air Dr Augusta, GA	1.0–2.0	1.0–2.0	853	$1,255	$1.47	14d	25	0.78mi
940 Stevens Creek Rd Augusta, GA	2.0	2.0	950	$950	$1.00	44d	2	0.79mi
950 Stevens Creek Rd Augusta, GA	2.0	2.0	1100	$1,232	$1.12	14d	9	0.81mi
2525 Center West Pkwy Augusta, GA	2.0	2.0	848	$1,552	$1.83	44d	1	0.87mi
3150 Skinner Mill Rd Augusta, GA	2.0	2.0	1200	$1,495	$1.25	44d	1	0.91mi
3150 Skinner Mill Rd Augusta, GA	1.0	1.0	800	$1,295	$1.62	23d	1	0.91mi
926 Stevens Creek Rd Augusta, GA	1.0–2.0	1.0–2.0	762	$1,272	$1.67	14d	13	0.92mi
108 Arborside Dr Augusta, GA	1.0–2.0	1.0–2.0	884	$1,325	$1.50	14d	12	0.97mi
2515 Center West Pkwy Augusta, GA	1.0	1.0	750	$900	$1.20	21d	1	0.98mi
2029 Summer Valley Way Augusta, GA	2.0	2.0	1104	$1,295	$1.17	44d	1	1.01mi
500 Norwich Rd Augusta, GA	2.0	2.0	1275	$972	$0.76	44d	1	1.02mi
3190 Skinner Mill Rd Augusta, GA	1.0–2.0	1.0–2.0	1060	$1,150	$1.08	44d	1	1.15mi
3318 Westcliffe Ct Augusta, GA	3.0	1.5	1261	$1,500	$1.19	14d	1	1.18mi
2010 Riviera Dr Augusta, GA	2.0	2.0	1092	$1,395	$1.28	44d	1	1.18mi
785 Stevens Creek Rd Unit D Augusta, GA	2.0	1.5	1150	$1,000	$0.87	14d	1	1.19mi
777 Stevens Creek Rd Apt B Augusta, GA	2.0	1.5	1200	$1,200	$1.00	23d	1	1.21mi
777 Stevens Creek Rd Apt B Augusta, GA	2.0	2.5	1200	$1,200	$1.00	44d	1	1.21mi
777 Stevens Creek Rd Unit A Augusta, GA	2.0	1.5	1200	$1,150	$0.96	14d	1	1.21mi
779 Stevens Creek Rd Unit C Augusta, GA	2.0	1.5	1200	$1,150	$0.96	14d	1	1.22mi
779 Stevens Creek Rd Unit C Augusta, GA	2.0	1.5	1200	$1,200	$1.00	44d	1	1.22mi
3029 Brookhaven Way Unit 1 Augusta, GA	2.0	2.0	1122	$1,350	$1.20	23d	1	1.25mi
3021 Brookhaven Way Augusta, GA	2.0	2.0	1100	$1,400	$1.27	44d	1	1.27mi
2525 Commons Trce Augusta, GA	3.0	2.0	1400	$1,800	$1.29	14d	1	1.29mi
1006 Bertram Road Ext Augusta, GA	2.0	2.0	1100	$1,335	$1.21	14d	1	1.31mi
323 Sally Dr Augusta, GA	3.0	2.0	1434	$1,595	$1.11	23d	1	1.36mi

HOA detail

• Monthly dues: $100 · $1,200/yr
• Likely covers: security

Listing history 6 events

1. 2026-06-18
   days on market $138,400 Active 8 DOM
2. 2026-06-17
   days on market $138,400 Active 7 DOM
3. 2026-06-16
   days on market $138,400 Active 6 DOM
4. 2026-06-15
   days on market $138,400 Active 5 DOM
5. 2026-06-14
   remarks 347-char remark
6. 2026-06-14
   listed $138,400 Active 3 DOM

ⓘ 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: $1,820 · $152/mo
• Projected year-2 tax: $1,820 · $152/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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,194
• − Mortgage interest: −$7,753
• − Property taxes: −$1,820
• − Insurance: −$692
• − Repairs & maintenance: −$1,296
• − Management: −$1,296
• − HOA: −$1,200
• − Depreciation: −$4,026
• Taxable loss: −$1,888
• Est. tax savings @ 24.0%: +$453
• After-tax cash flow: $825/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: Columbia County · 154,184 people
• City population: 154,035
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 46,975
• Household income: $81,912
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 983.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Asian 7% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Vietnamese 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: ▼ -174.93%
• Current HPI: 233.5167
• Rent YoY: ▲ 1.12%
• 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

+103.8% since first listed

8 events — show timeline

• 2026-06-09 Listed $138,400 FMLS
• 2026-06-09 Listed $138,400 GAMLS
• 2020-02-28 Sold (MLS) $67,900 Hive MLS
• 2020-01-02 Listed $67,900 Hive MLS
• 2000-06-09 Sold (Public Records) $67,900 Public Records
• 2000-06-09 Sold (MLS) $67,900 Hive MLS
• 2000-05-03 Price Changed $67,900 Hive MLS
• 1999-09-16 Listed $67,900 Hive MLS

Property tax history

+10.6%/yr

Latest (2025): $1,820 · +3.2% YoY. Source: county tax records.