2008 Starnes St · Augusta-Richmond County consolidated government (balance), GA 30904

$145,000

2 bd · 1.0 ba · 1,324 sqft · SingleFamily public records · 29 Days on market

Built 1920 0.25 ac lot Est $156k · 7% under

---

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 +19.3/30.0
• ARV discount +10.7/15.0
• DSCR +6.1/10.0
• 1% rule +4.6/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming craftsman style home in Harrisburg! This 3 bedroom, 1 bathroom home offers 1,324 square feet with newly refinished original hardwood floors, spacious living areas, an updated bathroom, and classic charm throughout. The large back yard is lined with trees offering privacy with the convenience of being downtown. This home is located conveniently to MCG, area hospitals, Augusta's medical district, and downtown Augusta, making it a great option for homeowners and investors alike. Schedule your showing today!

Key facts

• Craftsman style home
• Updated bathroom
• 0.25 acre lot

Tags

• CRAFTSMAN STYLE HOME
• UPDATED BATHROOM
• CONVENIENTLY LOCATED TO MCG

Property features AI

Finance

• Other: Zoning: R3
• Financial info: Tax annual amount reported

Exterior

• Parking: Paved parking; Parking pad
• Utilities: Public water; Public sewer; Natural gas connected; Water connected; Sewer connected; Cable available
• Home design: Single-family residence; One story; Entry level: 1; Has a view; Subdivision: Harrisburg
• Construction: Wood siding/frame construction; Metal roof; Crawl space foundation; Built on one level
• Exterior features: Covered front porch; Partial fencing; No pool

Interior

• Kitchen: Gas oven; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Hardwood flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Other interior features (see remarks); Unfurnished
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $158 ($2k/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 $139k (4.3% below list).
• Recommended offer: $139k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Monte Sano Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 410 students, 98% FRL); Langford Middle School (math 2% / reading 14%, grade F, #445 of 470 statewide, top 95%, 731 students, 98% FRL); Academy of Richmond County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,141 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 fast (+4.3%/yr); 227 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 36% of the median local income ($47k/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 $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

• It's been on market 29 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y 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

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $138,806 (4.3% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.96% ✗
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $156,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1924 Fenwick St	0.19mi	3/1.0 (+1)	1,320 (-0%)	4mo	$30,000	$23	83
2091 Heckle St	0.21mi	2/2.0	1,328 (+0%)	8mo	$142,800	$108	79
940 Russell St	0.52mi	2/1.5	1,376 (+4%)	1mo	$249,900	$182	66
1835 Mcdowell St	0.66mi	2/1.0	1,296 (-2%)	5mo	$230,000	$177	62
924 Beman St	0.47mi	3/1.0 (+1)	1,395 (+5%)	5mo	$165,000	$118	60
1804 Starnes St	0.37mi	3/1.0 (+1)	1,196 (-10%)	4mo	$65,000	$54	59
912 Holden St	0.39mi	3/2.0 (+1)	1,398 (+6%)	7mo	$120,000	$86	58
1135 Merry St	0.61mi	3/2.0 (+1)	1,294 (-2%)	6mo	$113,500	$88	54
1131 Merry St	0.59mi	2/1.0	1,208 (-9%)	7mo	$149,000	$123	52
947 Beman St	0.52mi	2/2.0	1,200 (-9%)	5mo	$185,000	$154	52
1931 Telfair St	0.35mi	3/2.5 (+1)	1,472 (+11%)	9mo	$150,000	$102	47
1113 Adrian St	0.74mi	2/1.0	1,208 (-9%)	7mo	$155,000	$128	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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-11,602
• Equity at exit: $21,620

10-year hold

• IRR: 3.4%
• Equity multiple: 1.26×
• Total profit: $10,499
• Equity at exit: $12,537

Cash invested: $40,600 (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 →

ZIP-level market 30904

• Rents YoY: 4.3%
• Active inventory: 227
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,388 high
• Mortgage (P&I): −$760
• Tax from tax record: −$117 /mo · $1,408/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $158

Break-even live

Break-even rent $1,188

Max offer price $145,000

Occupancy floor 84%

Sensitivity live

Price	-10% $240	-5% $199	+0% $158	+5% $117	+10% $76
Rent	-10% $49	-5% $104	+0% $158	+5% $213	+10% $268
Rate	-1.0pp $231	-0.5pp $195	base $158	+0.5pp $121	+1.0pp $83

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	45d	1	0.02mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	45d	1	0.11mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	25d	1	0.22mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	45d	1	0.22mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	25d	1	0.29mi
2110 Gary St Augusta, GA	2.0	1.5	1173	$1,195	$1.02	45d	1	0.32mi
1946 Greene St Augusta, GA	3.0	1.0	952	$1,350	$1.42	15d	1	0.33mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	46d	1	0.48mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	15d	1	0.53mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	25d	1	0.54mi
501 Milledge Rd Augusta, GA	2.0	1.0	1008	$1,098	$1.09	15d	2	0.54mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	15d	1	0.59mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	25d	1	0.59mi
25 Curry St Augusta, GA	2.0	1.5	1306	$950	$0.73	45d	1	0.71mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	25d	1	0.75mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	45d	1	0.75mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,194	$2.08	15d	11	0.78mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	45d	1	0.79mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	25d	1	0.79mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	45d	1	0.79mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	25d	1	0.80mi
2016 Central Ave Unit A Augusta, GA	1.0	1.0	900	$1,000	$1.11	25d	1	0.83mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	25d	1	0.85mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	25d	1	0.85mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	25d	1	0.86mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	45d	1	0.87mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	25d	1	0.93mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	25d	1	0.97mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	45d	1	0.97mi
1326 Wingfield St Augusta, GA	2.0	1.0	1507	$1,700	$1.13	15d	1	1.07mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	45d	1	1.12mi
2224 Queens Way Augusta, GA	2.0	1.0	1239	$995	$0.80	45d	1	1.13mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	25d	10	1.13mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,700	$1.25	25d	1	1.13mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,800	$1.32	45d	1	1.13mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	45d	1	1.13mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	25d	1	1.13mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$1,862	$1.78	22d	13	1.20mi
2404 Hiawassee Rd Augusta, GA	3.0	1.0	1666	$1,550	$0.93	45d	1	1.22mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	45d	1	1.24mi

Listing history 30 events

1. 2026-06-21
   days on market $145,000 Active 29 DOM
2. 2026-06-18
   days on market $145,000 Active 26 DOM
3. 2026-06-17
   days on market $145,000 Active 25 DOM
4. 2026-06-16
   days on market $145,000 Active 24 DOM
5. 2026-06-15
   days on market $145,000 Active 23 DOM
6. 2026-06-14
   days on market $145,000 Active 21 DOM
7. 2026-06-10
   days on market $145,000 Active 18 DOM
8. 2026-06-09
   days on market $145,000 Active 17 DOM
9. 2026-06-08
   days on market $145,000 Active 16 DOM
10. 2026-06-07
    days on market $145,000 Active 15 DOM
11. 2026-06-03
    days on market $145,000 Active 11 DOM
12. 2026-06-02
    days on market $145,000 Active 10 DOM
13. 2026-06-01
    days on market $145,000 Active 9 DOM
14. 2026-05-31
    days on market $145,000 Active 8 DOM
15. 2026-05-30
    days on market $145,000 Active 7 DOM
16. 2026-05-23
    listed $145,000 Active
17. 2025-12-31
    historical
18. 2025-12-05
    price $139,000
19. 2025-11-03
    historical
20. 2025-11-03
    historical
21. 2025-09-09
    listed $150,000
22. 2025-09-09
    listed $150,000
23. 2025-09-08
    listed $150,000 New
24. 2021-05-11
    soldstatus $315,000
25. 2021-04-20
    soldstatus $95,000
26. 2021-04-20
    soldstatus $95,000
27. 2021-03-30
    listed $95,000
28. 2021-03-30
    listed $95,000
29. 2018-12-11
    soldstatus $115,000
30. 2002-10-21
    soldstatus $37,000

ⓘ 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: $1,408 · $117/mo
• Projected year-2 tax: $1,408 · $117/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 ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $16,657
• − Mortgage interest: −$8,122
• − Property taxes: −$1,408
• − Insurance: −$725
• − Repairs & maintenance: −$1,333
• − Management: −$1,333
• − Depreciation: −$4,218
• Taxable loss: −$482
• Est. tax savings @ 24.0%: +$116
• After-tax cash flow: $2,016/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): 23,400
• Household income: $46,696
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1594.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 47% White 41% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 4% Korean 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: ▼ -211.97%
• Current HPI: 199.0807
• Rent YoY: ▲ 4.29%
• 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

+291.9% since first listed

15 events — show timeline

• 2026-05-23 Listed $145,000 Hive MLS
• 2025-12-31 Listing Removed — GAMLS
• 2025-12-05 Price Changed $139,000 GAMLS
• 2025-11-03 Listing Removed — Hive MLS
• 2025-11-03 Listing Removed — Hive MLS
• 2025-09-09 Listed $150,000 Hive MLS
• 2025-09-09 Listed $150,000 Hive MLS
• 2025-09-08 Listed $150,000 GAMLS
• 2021-05-11 Sold (Public Records) $315,000 Public Records
• 2021-04-20 Sold (MLS) $95,000 Hive MLS
• 2021-04-20 Sold (MLS) $95,000 Hive MLS
• 2021-03-30 Listed $95,000 Hive MLS
• 2021-03-30 Listed $95,000 Hive MLS
• 2018-12-11 Sold (Public Records) $115,000 Public Records
• 2002-10-21 Sold (Public Records) $37,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,408 · +8.6% YoY. Source: county tax records.