2603 Brookshire Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$75,000

3 bd · 1.5 ba · 1,482 sqft · SingleFamily public records · 1 Days on market

Built 1970 0.25 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

BANK RESALE. SOLD "AS IS" SEPARATE FAMILY ROOM WITH FIREPLACE, LARGE EATING AREA IN KITCHEN, NEEDS COSMETIC REPAIRS. GOOD INVESTMENT OPPORTUNITY

Key facts

• 0.25 acre lot
• Built 1970

Property features AI

Exterior

• Parking: Other parking
• Utilities: Other utilities
• Home design: Single family residence; One story, entry level 1; Residential property
• Construction: Brick and frame construction; Block foundation; Composition roof; Built on one level
• Exterior features: Patio/porch (other); No fencing; Has a view

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating (other); Has cooling (other)
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Cap rate 15.6% 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 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: Meadowbrook Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 497 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 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; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 38% 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 $519 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 19y 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 $39k; list at $75k implies a 92% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price.
• Climate carrying-cost: major wind risk, 65% 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 $75,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.96% ✓
• Cap rate: 15.56%
• Cash-on-cash: 33.11%
• DSCR: 2.47
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $176,358
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3614 Brookshire Ct	0.08mi	3/1.5	1,450 (-2%)	2mo	$130,000	$90	91
3617 Lofwood Dr	0.19mi	3/2.0	1,432 (-3%)	8mo	$166,000	$116	76
2525 Meadowbrook Dr	0.21mi	3/2.0	1,507 (+2%)	12mo	$265,000	$176	75
3497 Bullock Avenue Ave	0.51mi	3/2.0	1,491 (+1%)	11mo	$149,900	$101	64
3609 Lofwood Ct	0.16mi	3/2.0	1,273 (-14%)	7mo	$165,000	$130	61
2701 Gardenbrook Ct	0.38mi	3/2.0	1,380 (-7%)	11mo	$164,000	$119	60
2509 Drumcliff Ct	0.63mi	3/2.0	1,412 (-5%)	2mo	$174,000	$123	59
2603 Crosscreek Rd	0.74mi	3/2.0	1,377 (-7%)	3mo	$115,000	$84	49
2633 Crosscreek Rd	0.74mi	4/2.0 (+1)	1,404 (-5%)	1mo	$175,000	$125	49
2804 Sturnidae Ct	0.54mi	4/2.0 (+1)	1,649 (+11%)	4mo	$189,900	$115	46
3611 Sturnidae Dr	0.53mi	3/2.0	1,300 (-12%)	9mo	$150,000	$115	46
3481 Bullock Ave	0.66mi	3/2.0	1,288 (-13%)	1mo	$163,900	$127	44

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: 24.7%
• Equity multiple: 1.98×
• Total profit: $20,500
• Equity at exit: $11,183

10-year hold

• IRR: 30.4%
• Equity multiple: 3.33×
• Total profit: $48,951
• Equity at exit: $6,485

Cash invested: $21,000 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,473 high
• Mortgage (P&I): −$393
• Tax from tax record: −$159 /mo · $1,911/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $579

Break-even live

Break-even rent $739

Max offer price $75,000

Occupancy floor 56%

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	43d	1	0.38mi
2707 Gardenbrook Ct Augusta, GA	3.0	2.0	1728	$1,606	$0.93	43d	1	0.41mi
3528 Woodlake Rd Hephzibah, GA	3.0	2.0	1276	$1,400	$1.10	13d	1	0.46mi
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	43d	1	0.51mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	13d	1	0.55mi
2104 Julius Dr Augusta, GA	2.0	2.0	1128	$1,200	$1.06	21d	1	0.59mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	23d	1	0.74mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	43d	1	0.74mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	43d	1	0.74mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	23d	1	0.74mi
3519 Evangeline Dr Augusta, GA	4.0	1.5	1800	$1,595	$0.89	43d	1	0.77mi
2604 Edmonton Ct Hephzibah, GA	3.0	2.0	1343	$1,190	$0.89	13d	1	0.90mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	23d	1	0.96mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	43d	1	0.96mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	43d	1	1.04mi
2914 Cumberland Dr Augusta, GA	4.0	1.5	1650	$1,400	$0.85	21d	1	1.07mi
2727 Barclay St Hephzibah, GA	4.0	2.0	1430	$1,234	$0.86	43d	1	1.13mi
1017 Caddenwoods Dr Augusta, GA	3.0	2.0	1496	$1,430	$0.96	43d	1	1.15mi
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	23d	1	1.24mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	43d	1	1.28mi
3320 Hillis Rd Augusta, GA	4.0	3.0	1788	$1,850	$1.03	13d	1	1.29mi
3613 Alene Cir Augusta, GA	3.0	2.0	1260	$1,325	$1.05	13d	1	1.31mi
3001 Alene Ct Augusta, GA	4.0	2.0	1288	$1,631	$1.27	23d	1	1.33mi
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$970	$0.90	23d	6	1.36mi
3412 Kensington Dr N Augusta, GA	3.0	2.0	1225	$1,350	$1.10	23d	1	1.36mi

Listing history 2 events

1. 2026-06-14
   remarks 46-char remark
2. 2026-06-14
   listed $75,000 Pending 1 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: $1,911 · $159/mo
• Projected year-2 tax: $1,911 · $159/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 65% 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: $17,670
• − Mortgage interest: −$4,201
• − Property taxes: −$1,911
• − Insurance: −$375
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$2,182
• Taxable income: $6,174
• Est. tax owed @ 24.0%: −$1,482
• After-tax cash flow: $5,472/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

+66.7% since first listed

10 events — show timeline

• 2026-06-13 Pending — Hive MLS
• 2026-06-13 Listed $75,000 Hive MLS
• 2026-02-13 Price Changed $49,900 Hive MLS
• 2023-10-10 Sold (MLS) $39,000 Hive MLS
• 2023-09-06 Listed $289,000 Hive MLS
• 2008-05-06 Sold (MLS) $39,000 Hive MLS
• 2008-05-06 Sold (MLS) $39,000 Hive MLS
• 2007-12-27 Listed $49,900 Hive MLS
• 2006-01-06 Sold (Public Records) $79,900 Public Records
• 2005-08-31 Sold (Public Records) $45,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,911 · +15.4% YoY. Source: county tax records.