2411 Ruby Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$139,999

3 bd · 1.0 ba · 1,448 sqft · SingleFamily public records · 34 Days on market

Built 1952 0.25 ac lot $97/sqft · 10% below area Est $155k · 10% under

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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).

• Cash flow +17.1/30.0
• ARV discount +11.9/15.0
• DSCR +5.3/10.0
• 1% rule +4.2/10.0
• 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

PACK UP THE FAMILY, GREAT FOR FIRST TIME HOMEBUYER!HAS PLENTY OF ROOM 5 BR 2 BA, COMPLETELY REMODLED INSIDE AND OUT, NEW CARPET, PAINT, ROOF, AND VINYL. FEATURES GREAT DECK OFF BACK PERFECT FOR COOK OUT.

Key facts

• New baseboards
• Hvac heat pump
• Modern lvp flooring

Tags

• NEW ROOF
• HVAC HEAT PUMP
• UPDATED ELECTRICAL PANEL
• FRESH INTERIOR PAINT
• MODERN LVP FLOORING
• NEW BASEBOARDS

Property features AI

Exterior

• Parking: Concrete parking pad
• Security: Smoke detectors
• Utilities: Public water; Public sewer
• Home design: Single family residence; One story
• Construction: Block, brick and vinyl siding construction; Composition roof; Built with crawl space foundation
• Exterior features: Covered front porch

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning; Ceiling fans
• Interior features: Window coverings; Crawl space basement (no finished basement)
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/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 $128k (8.2% below list).
• Recommended offer: $128k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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 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: Wheeless Road Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 557 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% 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 34% 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 $968 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 34 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 21y ago; this cycle's ask has dropped $50k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $65k; list at $140k implies a 115% gain — meaningful room to come down on a strong offer.

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 $128,499 (8.2% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 8% 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. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 7.12%
• Cash-on-cash: 2.96%
• DSCR: 1.13
• GRM: 9.1

CMA / ARV

• ARV (median comp): $155,354
• List price: $139,999
• Delta: -9.88%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2380 Franklin St	0.09mi	3/2.0	1,341 (-7%)	8mo	$170,000	$127	72
2702 Richmond Hill Rd	0.42mi	3/1.5	1,403 (-3%)	1mo	$151,000	$108	72
2444 Ridge Rd	0.58mi	3/1.0	1,380 (-5%)	3mo	$150,000	$109	63
2564 Richmond Hill Rd	0.68mi	3/2.0	1,462 (+1%)	1mo	$79,900	$55	62
2309 Poteet St	0.32mi	3/2.0	1,336 (-8%)	10mo	$128,000	$96	60
2933 Deans Bridge Rd Rd	0.38mi	3/1.0	1,582 (+9%)	9mo	$165,000	$104	60
2306 Overlook Rd	0.33mi	4/2.0 (+1)	1,550 (+7%)	9mo	$189,000	$122	56
2917 Deans Bridge Rd	0.39mi	3/2.0	1,283 (-11%)	10mo	$145,000	$113	51
2261 Overlook Rd	0.56mi	3/2.0	1,576 (+9%)	6mo	$140,000	$89	50
2815 Anne St	0.64mi	3/1.0	1,273 (-12%)	4mo	$114,900	$90	47
2961 Shelby Dr	0.64mi	3/2.0	1,600 (+10%)	9mo	$120,750	$75	42
2140 Richards Rd	0.75mi	3/2.0	1,260 (-13%)	6mo	$158,000	$125	34

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: -14.9%
• Equity multiple: 0.48×
• Total profit: $-20,301
• Equity at exit: $20,874

10-year hold

• IRR: -12.0%
• Equity multiple: 0.38×
• Total profit: $-24,341
• Equity at exit: $12,105

Cash invested: $39,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,285 high
• Mortgage (P&I): −$734
• Tax from tax record: −$126 /mo · $1,511/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $97

Break-even live

Break-even rent $1,163

Max offer price $139,999

Occupancy floor 87%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	21d	1	0.39mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	43d	1	0.43mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	23d	1	0.50mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	43d	1	0.50mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	23d	1	0.51mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	23d	1	0.59mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	43d	1	0.59mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	43d	1	0.60mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	43d	1	0.63mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	13d	1	0.65mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	43d	1	0.67mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	43d	3	0.68mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	23d	3	0.69mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	43d	6	0.70mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	23d	1	0.73mi
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	43d	1	0.84mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	0.89mi
2612 Lumpkin Rd Augusta, GA	3.0	1.5	1614	$1,450	$0.90	43d	1	1.00mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	13d	7	1.18mi
2021 Fernwood Cir Augusta, GA	4.0	2.0	1593	$1,525	$0.96	43d	1	1.42mi
3320 Hillis Rd Augusta, GA	4.0	3.0	1788	$1,850	$1.03	13d	1	1.45mi
3309 Tate Rd Augusta, GA	3.0	2.0	1796	$1,500	$0.84	43d	1	1.47mi
2484 Coleman Ave Augusta, GA	4.0	1.0	1662	$1,000	$0.60	43d	1	1.48mi

Listing history 32 events

1. 2026-06-15
   statusdays on market $139,999 Pending 34 DOM
2. 2026-06-14
   days on market $139,999 Active 33 DOM
3. 2026-06-10
   days on market $139,999 Active 30 DOM
4. 2026-06-09
   days on market $139,999 Active 29 DOM
5. 2026-06-08
   days on market $139,999 Active 28 DOM
6. 2026-06-07
   days on market $139,999 Active 27 DOM
7. 2026-06-03
   days on market $139,999 Active 23 DOM
8. 2026-06-02
   days on market $139,999 Active 22 DOM
9. 2026-06-01
   days on market $139,999 Active 21 DOM
10. 2026-05-31
    days on market $139,999 Active 20 DOM
11. 2026-05-30
    days on market $139,999 Active 19 DOM
12. 2026-05-13
    price $139,999 1303-char remark
13. 2026-05-11
    historical
14. 2026-04-24
    price $144,999
15. 2026-04-14
    price $149,999
16. 2026-03-26
    price $154,999
17. 2026-03-16
    price $159,999
18. 2026-03-03
    price $164,999
19. 2026-02-20
    price $169,999
20. 2026-02-13
    price $76,900

    Show marketing remark (203 chars)

    PACK UP THE FAMILY, GREAT FOR FIRST TIME HOMEBUYER!HAS PLENTY OF ROOM 5 BR 2 BA, COMPLETELY REMODLED INSIDE AND OUT, NEW CARPET, PAINT, ROOF, AND VINYL. FEATURES GREAT DECK OFF BACK PERFECT FOR COOK OUT.

21. 2026-01-28
    price $179,999
22. 2025-12-18
    listed $189,999 Active
23. 2025-12-18
    listed $144,999 Active 1303-char remark
24. 2025-06-10
    soldstatus $65,000
25. 2022-07-08
    soldstatus $76,900

    Show marketing remark (203 chars)

    PACK UP THE FAMILY, GREAT FOR FIRST TIME HOMEBUYER!HAS PLENTY OF ROOM 5 BR 2 BA, COMPLETELY REMODLED INSIDE AND OUT, NEW CARPET, PAINT, ROOF, AND VINYL. FEATURES GREAT DECK OFF BACK PERFECT FOR COOK OUT.

26. 2022-02-08
    listed $238,200

    Show marketing remark (203 chars)

    PACK UP THE FAMILY, GREAT FOR FIRST TIME HOMEBUYER!HAS PLENTY OF ROOM 5 BR 2 BA, COMPLETELY REMODLED INSIDE AND OUT, NEW CARPET, PAINT, ROOF, AND VINYL. FEATURES GREAT DECK OFF BACK PERFECT FOR COOK OUT.

27. 2006-03-16
    soldstatus $76,900
28. 2006-03-03
    soldstatus $76,900 Closed

    Show marketing remark (203 chars)

    PACK UP THE FAMILY, GREAT FOR FIRST TIME HOMEBUYER!HAS PLENTY OF ROOM 5 BR 2 BA, COMPLETELY REMODLED INSIDE AND OUT, NEW CARPET, PAINT, ROOF, AND VINYL. FEATURES GREAT DECK OFF BACK PERFECT FOR COOK OUT.

29. 2006-03-03
    soldstatus $76,900

    Show marketing remark (203 chars)

    PACK UP THE FAMILY, GREAT FOR FIRST TIME HOMEBUYER!HAS PLENTY OF ROOM 5 BR 2 BA, COMPLETELY REMODLED INSIDE AND OUT, NEW CARPET, PAINT, ROOF, AND VINYL. FEATURES GREAT DECK OFF BACK PERFECT FOR COOK OUT.

30. 2005-11-29
    listed $76,900
31. 2005-07-14
    soldstatus $34,500
32. 2003-10-07
    soldstatus $23,200

ⓘ 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: $1,511 · $126/mo
• Projected year-2 tax: $1,511 · $126/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 ≥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: $15,420
• − Mortgage interest: −$7,842
• − Property taxes: −$1,511
• − Insurance: −$700
• − Repairs & maintenance: −$1,234
• − Management: −$1,234
• − Depreciation: −$4,073
• Taxable loss: −$1,173
• Est. tax savings @ 24.0%: +$281
• After-tax cash flow: $1,442/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

+503.4% since first listed

22 events — show timeline

• 2026-06-15 Pending — Hive MLS
• 2026-05-13 Price Changed $139,999 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-24 Price Changed $144,999 Hive MLS
• 2026-04-14 Price Changed $149,999 Hive MLS
• 2026-03-26 Price Changed $154,999 Hive MLS
• 2026-03-16 Price Changed $159,999 Hive MLS
• 2026-03-03 Price Changed $164,999 Hive MLS
• 2026-02-20 Price Changed $169,999 Hive MLS
• 2026-02-13 Price Changed $76,900 Hive MLS
• 2026-01-28 Price Changed $179,999 Hive MLS
• 2025-12-18 Listed $189,999 Hive MLS
• 2025-12-18 Listed $144,999 Hive MLS
• 2025-06-10 Sold (Public Records) $65,000 Public Records
• 2022-07-08 Sold (MLS) $76,900 Hive MLS
• 2022-02-08 Listed $238,200 Hive MLS
• 2006-03-16 Sold (Public Records) $76,900 Public Records
• 2006-03-03 Sold (MLS) $76,900 Hive MLS
• 2006-03-03 Sold (MLS) $76,900 Hive MLS
• 2005-11-29 Listed $76,900 Hive MLS
• 2005-07-14 Sold (Public Records) $34,500 Public Records
• 2003-10-07 Sold (Public Records) $23,200 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,511 · +7.9% YoY. Source: county tax records.