1720 Cornell Dr · Augusta-Richmond County consolidated government (balance), GA 30904

$140,000

3 bd · 2.0 ba · 1,584 sqft · SingleFamily public records

Built 1955 0.36 ac lot Est $220k · 36% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.0/10.0
• 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

Fully Renovated & Move-In Ready! This 1,584-sq-ft home has been beautifully updated inside and out, offering modern comfort in a quiet neighborhood. Enjoy peace of mind with a brand-new roof, new water heater, and all-new appliances. The bright interior features fresh finishes, a versatile bonus room, and a 4th bedroom that's perfect for an office, nursery, or flex space. Out back, you'll find a manageable yard that's easy to maintain — ideal for relaxing without the upkeep. Every detail has been thoughtfully refreshed so you can move right in and make it your own.

Key facts

• 0.36 acre lot
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 9.1% 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 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: Wilkinson Gardens Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 466 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); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 40% 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 $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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $140,000

Questions for the listing agent

1. Built in 1955 — 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: 9.06%
• Cash-on-cash: 9.89%
• DSCR: 1.44
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $220,176
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2010 Cook Rd	0.29mi	3/1.0	1,560 (-2%)	13mo	$101,834	$65	69
1745 Oak Dr	0.50mi	4/2.0 (+1)	1,574 (-1%)	9mo	$218,000	$139	63
1731 Oak Dr	0.50mi	3/2.0	1,437 (-9%)	3mo	$120,000	$84	59
2280 Raleigh Dr	0.71mi	3/2.0	1,500 (-5%)	6mo	$180,000	$120	53
1750 Kings Wood Dr	0.53mi	3/1.0	1,482 (-6%)	12mo	$220,000	$148	51
1506 Myrtle Ln	0.67mi	3/2.0	1,768 (+12%)	7mo	$298,000	$169	44
1535 Essie Mcintyre Blvd. Blvd	0.59mi	3/2.0	1,457 (-8%)	20mo	$148,700	$102	42
1508 Myrtle Ln	0.65mi	2/1.0 (-1)	1,386 (-12%)	1mo	$199,900	$144	39
2240 Darlington Dr	0.58mi	3/2.0	1,375 (-13%)	15mo	$170,000	$124	38
1706 King Woods Dr	0.56mi	3/1.5	1,379 (-13%)	21mo	$230,200	$167	33
1822 Kissingbower RD Rd	0.69mi	3/1.5	1,810 (+14%)	12mo	$140,000	$77	32
2284 Darlington Dr	0.74mi	3/2.0	1,428 (-10%)	22mo	$215,900	$151	31

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-104
• Equity at exit: $20,874

10-year hold

• IRR: 10.8%
• Equity multiple: 1.89×
• Total profit: $34,870
• 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 30904

• Rents YoY: 4.3%
• Active inventory: 222
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,544 high
• Mortgage (P&I): −$734
• Tax from tax record: −$105 /mo · $1,254/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $323

Break-even live

Break-even rent $1,135

Max offer price $140,000

Occupancy floor 74%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	23d	1	0.39mi
1914 1/2 Kratha Dr Augusta, GA	2.0	1.0	1400	$995	$0.71	13d	1	0.57mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	23d	1	0.58mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	13d	1	0.59mi
1719 Kissingbower Rd Augusta, GA	2.0	1.0	1185	$1,195	$1.01	21d	1	0.62mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	43d	1	0.63mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	13d	1	0.67mi
2201 Walden Dr Unit DRIVEA2 Augusta, GA	2.0	1.5	1063	$1,050	$0.99	43d	1	0.70mi
2201 Walden Dr Unit DRIVEB2 Augusta, GA	2.0	1.5	1063	$1,100	$1.03	43d	1	0.70mi
2201 Walden Dr Augusta, GA	2.0	1.0	1063	$1,100	$1.03	43d	1	0.70mi
1613 Pendleton Rd Augusta, GA	3.0	2.0	1418	$1,695	$1.20	13d	1	0.72mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	43d	1	0.77mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	23d	10	0.81mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	43d	1	0.84mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	43d	1	0.85mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	43d	1	0.87mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	23d	1	0.87mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	43d	1	0.90mi
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	43d	1	0.93mi
2240 Walden Dr Augusta, GA	3.0	2.0	1107	$1,495	$1.35	23d	1	0.99mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	43d	1	1.00mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	44d	1	1.00mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	44d	1	1.02mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	43d	1	1.02mi
19 Trapp Ct Unit 19 Augusta, GA	2.0	1.5	1050	$995	$0.95	43d	1	1.03mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	23d	1	1.05mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	23d	1	1.06mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	43d	1	1.06mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	23d	1	1.09mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	43d	1	1.09mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	43d	1	1.09mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	43d	1	1.10mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	23d	1	1.10mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	23d	1	1.10mi
1326 Wingfield St Augusta, GA	2.0	1.0	1507	$1,700	$1.13	13d	1	1.13mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	13d	1	1.21mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	21d	13	1.25mi
2224 Queens Way Augusta, GA	2.0	1.0	1239	$995	$0.80	43d	1	1.32mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	23d	1	1.35mi
1549 Craig St Unit 00 1559 Augusta, GA	3.0	3.0	1359	$1,600	$1.18	43d	1	1.44mi

Listing history 19 events

1. 2025-12-23
   soldstatus $130,000
2. 2025-11-25
   historical
3. 2025-11-24
   historical
4. 2025-11-24
   historical
5. 2025-11-06
   listed $140,000
6. 2025-11-06
   listed $140,000
7. 2025-10-31
   historical
8. 2025-10-19
   price $145,000
9. 2025-10-15
   price $152,500
10. 2025-10-01
    price $162,500
11. 2025-09-20
    listed $165,000 New
12. 2024-10-31
    historical
13. 2024-10-31
    historical
14. 2024-10-12
    listed $81,000
15. 2024-10-12
    listed $81,000
16. 2024-08-19
    historical
17. 2024-08-19
    historical
18. 2024-08-01
    listed $81,000
19. 2024-08-01
    listed $81,000

ⓘ 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: $1,254 · $105/mo
• Projected year-2 tax: $1,288 · $107/mo
• Expected delta: +$34/yr (+$3/mo · 2.7%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $18,532
• − Mortgage interest: −$7,842
• − Property taxes: −$1,254
• − Insurance: −$700
• − Repairs & maintenance: −$1,483
• − Management: −$1,483
• − Depreciation: −$4,073
• Taxable income: $1,698
• Est. tax owed @ 24.0%: −$407
• After-tax cash flow: $3,469/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

+60.5% since first listed

19 events — show timeline

• 2025-12-23 Sold (Public Records) $130,000 Public Records
• 2025-11-25 Listing Removed — Hive MLS
• 2025-11-24 Listing Removed — Hive MLS
• 2025-11-24 Listing Removed — Hive MLS
• 2025-11-06 Listed $140,000 Hive MLS
• 2025-11-06 Listed $140,000 Hive MLS
• 2025-10-31 Listing Removed — GAMLS
• 2025-10-19 Price Changed $145,000 GAMLS
• 2025-10-15 Price Changed $152,500 GAMLS
• 2025-10-01 Price Changed $162,500 GAMLS
• 2025-09-20 Listed $165,000 GAMLS
• 2024-10-31 Listing Removed — Hive MLS
• 2024-10-31 Listing Removed — Hive MLS
• 2024-10-12 Listed $81,000 Hive MLS
• 2024-10-12 Listed $81,000 Hive MLS
• 2024-08-19 Listing Removed — Hive MLS
• 2024-08-19 Listing Removed — Hive MLS
• 2024-08-01 Listed $81,000 Hive MLS
• 2024-08-01 Listed $81,000 Hive MLS

Property tax history

+4.2%/yr

Latest (2025): $1,254 · -15.9% YoY. Source: county tax records.