2109 Oakleaf Way · Augusta-Richmond County consolidated government (balance), GA 30906

$155,000

3 bd · 2.0 ba · 1,986 sqft · SingleFamily public records

Built 1977 10,454 sqft lot Est $234k · 34% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.0/10.0
• 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 MLS

Welcome to Oak Leaf! This 4 bedroom home is move in ready! Front entry opens to split level staircase. Upstairs you will enter the updated kitchen with ample cabinet storage, pantry, matching appliances, and connecting dining room with sliding glass doors. Living room is spacious and is open to the dining/kitchen area. Master suite is down the main hallway with en suite bathroom. Two additional bedrooms are on the upper level with second full bathroom featuring shower/tub combo. Downstairs is a huge second living space that opens to the lower level patio area. Fourth bedroom is down the hall with great closet storage. But wait. .. there's more! Additional room could be used as an office/computer room, large laundry with folding table and space for storage, AND huge rec room for more storage space. Back deck overlooks the fenced in backyard with lower level patio area. This house has so much to offer! Great location - close to dining, shopping, and the interstate. This is a must see!

Key facts

• 0.24 acre lot
• Built 1977

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $351 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 9.0% 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: Tobacco Road Elementary School (math 17% / reading 12%, grade F, #996 of 1,228 statewide, top 83%, 429 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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.

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 $155,000

Questions for the listing agent

1. Built in 1977 — 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: 1.10% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $234,348
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3503 Greenwood Dr	0.11mi	3/2.0	2,006 (+1%)	6mo	$215,000	$107	88
2104 Oakleaf Way	0.08mi	3/2.0	1,891 (-5%)	3mo	$223,000	$118	86
2154 Peppermint Pl	0.15mi	3/2.5	2,031 (+2%)	8mo	$234,900	$116	81
3406 Linderwood Dr	0.57mi	3/2.0	2,019 (+2%)	2mo	$235,000	$116	68
3406 Linderwood Dr	0.57mi	3/2.0	2,019 (+2%)	2mo	$235,000	$116	68
3534 Stoney Brook Rd	0.23mi	3/2.0	1,751 (-12%)	12mo	$215,000	$123	59
1924 Woodside Rd	0.55mi	3/2.0	2,158 (+9%)	6mo	$135,000	$63	55
3413 Sutton Pl	0.68mi	3/2.0	1,869 (-6%)	12mo	$262,000	$140	48
2114 Rosier Rd	0.68mi	4/2.5 (+1)	2,086 (+5%)	6mo	$195,000	$93	48
3404 Wentworth Pl	0.73mi	3/3.0	1,879 (-5%)	6mo	$261,000	$139	48
2511 Smoketree Rd	0.69mi	4/2.5 (+1)	1,820 (-8%)	6mo	$256,900	$141	42
2113 Chadwick Rd	0.60mi	4/2.5 (+1)	1,700 (-14%)	3mo	$210,000	$124	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: -5.0%
• Equity multiple: 0.82×
• Total profit: $-7,784
• Equity at exit: $23,111

10-year hold

• IRR: 1.0%
• Equity multiple: 1.06×
• Total profit: $2,581
• Equity at exit: $13,402

Cash invested: $43,400 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,709 high
• Mortgage (P&I): −$813
• Tax from tax record: −$122 /mo · $1,461/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $351

Break-even live

Break-even rent $1,265

Max offer price $155,000

Occupancy floor 74%

Sensitivity live

Price	-10% $439	-5% $395	+0% $351	+5% $307	+10% $263
Rent	-10% $216	-5% $284	+0% $351	+5% $419	+10% $486
Rate	-1.0pp $429	-0.5pp $390	base $351	+0.5pp $311	+1.0pp $270

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2115 Oak Leaf Way Augusta, GA	3.0	2.0	1535	$1,850	$1.21	44d	1	0.04mi
2115 Oak Leaf Way Augusta, GA	3.0	2.0	1535	$1,850	$1.21	24d	1	0.04mi
3443 Linderwood Dr Augusta, GA	3.0	2.0	1428	$1,435	$1.00	44d	1	0.36mi
3420 Linderwood Dr Augusta, GA	4.0	2.0	1805	$2,035	$1.13	24d	1	0.44mi
3010 Miranda Rd Augusta, GA	3.0	2.0	1816	$1,590	$0.88	44d	1	0.51mi
3010 Miranda Rd Augusta, GA	3.0	2.0	1816	$1,590	$0.88	24d	1	0.51mi
3444 Murphy Ct Augusta, GA	3.0	1.0	1332	$1,349	$1.01	44d	1	0.57mi
3325 Hamden St Augusta, GA	3.0	2.0	1554	$1,435	$0.92	24d	1	0.69mi
2105 Hobson Ct Augusta, GA	3.0	2.0	1700	$1,375	$0.81	14d	1	0.73mi
3721 Colbert St Augusta, GA	4.0	2.0	1302	$1,400	$1.08	44d	1	0.89mi
1017 Caddenwoods Dr Augusta, GA	3.0	2.0	1496	$1,430	$0.96	44d	1	0.98mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	24d	1	1.29mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	44d	1	1.29mi

Listing history 14 events

1. 2026-04-17
   status Pending
2. 2026-04-17
   historical
3. 2026-04-17
   historical
4. 2026-03-30
   price $155,000
5. 2026-03-24
   price $160,000
6. 2026-03-23
   price $165,000
7. 2026-03-18
   listed $172,000 Active
8. 2026-03-18
   listed $155,000
9. 2020-10-27
   soldstatus $140,000
10. 2020-10-23
    soldstatus $140,000 997-char remark

    Show marketing remark (997 chars)

    Welcome to Oak Leaf! This 4 bedroom home is move in ready! Front entry opens to split level staircase. Upstairs you will enter the updated kitchen with ample cabinet storage, pantry, matching appliances, and connecting dining room with sliding glass doors. Living room is spacious and is open to the dining/kitchen area. Master suite is down the main hallway with en suite bathroom. Two additional bedrooms are on the upper level with second full bathroom featuring shower/tub combo. Downstairs is a huge second living space that opens to the lower level patio area. Fourth bedroom is down the hall with great closet storage. But wait. .. there's more! Additional room could be used as an office/computer room, large laundry with folding table and space for storage, AND huge rec room for more storage space. Back deck overlooks the fenced in backyard with lower level patio area. This house has so much to offer! Great location - close to dining, shopping, and the interstate. This is a must see!

11. 2020-10-23
    soldstatus $140,000

    Show marketing remark (997 chars)

    Welcome to Oak Leaf! This 4 bedroom home is move in ready! Front entry opens to split level staircase. Upstairs you will enter the updated kitchen with ample cabinet storage, pantry, matching appliances, and connecting dining room with sliding glass doors. Living room is spacious and is open to the dining/kitchen area. Master suite is down the main hallway with en suite bathroom. Two additional bedrooms are on the upper level with second full bathroom featuring shower/tub combo. Downstairs is a huge second living space that opens to the lower level patio area. Fourth bedroom is down the hall with great closet storage. But wait. .. there's more! Additional room could be used as an office/computer room, large laundry with folding table and space for storage, AND huge rec room for more storage space. Back deck overlooks the fenced in backyard with lower level patio area. This house has so much to offer! Great location - close to dining, shopping, and the interstate. This is a must see!

12. 2020-08-21
    listed $140,000 997-char remark

    Show marketing remark (997 chars)

    Welcome to Oak Leaf! This 4 bedroom home is move in ready! Front entry opens to split level staircase. Upstairs you will enter the updated kitchen with ample cabinet storage, pantry, matching appliances, and connecting dining room with sliding glass doors. Living room is spacious and is open to the dining/kitchen area. Master suite is down the main hallway with en suite bathroom. Two additional bedrooms are on the upper level with second full bathroom featuring shower/tub combo. Downstairs is a huge second living space that opens to the lower level patio area. Fourth bedroom is down the hall with great closet storage. But wait. .. there's more! Additional room could be used as an office/computer room, large laundry with folding table and space for storage, AND huge rec room for more storage space. Back deck overlooks the fenced in backyard with lower level patio area. This house has so much to offer! Great location - close to dining, shopping, and the interstate. This is a must see!

13. 2020-08-21
    listed $140,000

    Show marketing remark (997 chars)

    Welcome to Oak Leaf! This 4 bedroom home is move in ready! Front entry opens to split level staircase. Upstairs you will enter the updated kitchen with ample cabinet storage, pantry, matching appliances, and connecting dining room with sliding glass doors. Living room is spacious and is open to the dining/kitchen area. Master suite is down the main hallway with en suite bathroom. Two additional bedrooms are on the upper level with second full bathroom featuring shower/tub combo. Downstairs is a huge second living space that opens to the lower level patio area. Fourth bedroom is down the hall with great closet storage. But wait. .. there's more! Additional room could be used as an office/computer room, large laundry with folding table and space for storage, AND huge rec room for more storage space. Back deck overlooks the fenced in backyard with lower level patio area. This house has so much to offer! Great location - close to dining, shopping, and the interstate. This is a must see!

14. 2019-04-30
    soldstatus $616,000

ⓘ 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: $1,461 · $122/mo
• Projected year-2 tax: $1,461 · $122/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 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $20,510
• − Mortgage interest: −$8,682
• − Property taxes: −$1,461
• − Insurance: −$775
• − Repairs & maintenance: −$1,641
• − Management: −$1,641
• − Depreciation: −$4,509
• Taxable income: $1,801
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $3,781/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

-74.8% since first listed

14 events — show timeline

• 2026-04-17 Pending — Hive MLS
• 2026-04-17 Listing Removed — Hive MLS
• 2026-04-17 Listing Removed — Hive MLS
• 2026-03-30 Price Changed $155,000 Hive MLS
• 2026-03-24 Price Changed $160,000 Hive MLS
• 2026-03-23 Price Changed $165,000 Hive MLS
• 2026-03-18 Listed $155,000 Hive MLS
• 2026-03-18 Listed $172,000 Hive MLS
• 2020-10-27 Sold (Public Records) $140,000 Public Records
• 2020-10-23 Sold (MLS) $140,000 Hive MLS
• 2020-10-23 Sold (MLS) $140,000 Hive MLS
• 2020-08-21 Listed $140,000 Hive MLS
• 2020-08-21 Listed $140,000 Hive MLS
• 2019-04-30 Sold (Public Records) $616,000 Public Records

Property tax history

+1.2%/yr

Latest (2025): $1,461 · -20.8% YoY. Source: county tax records.