4546 Mike Padgett Hwy Hwy · Augusta-Richmond County consolidated government (balance), GA 30906

$129,700

3 bd · 1.5 ba · 1,782 sqft · SingleFamily public records · 33 Days on market

Built 1971 0.94 ac lot $73/sqft · 56% below area

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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 +29.2/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• 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

Fixer upper on almost one acre of land. This would be an excellent home for your Plant Vogle worker or tenant. Three bedrooms down and two up. It needs some finishing off but would be a great home or investment. Huge detached garage/workshop in back with additional storage building.

Key facts

• 0.94 acre lot
• Built 1971
• Listed 32 days

🏷️ Possibly a rental listed for sale. The $129,700 price doesn't fit this home's estimated sale value (~$295,185) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $454 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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.
• Market conditions: Rents soft (-0.2%/yr); 367 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $897 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 33 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $125,809 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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: 1.19% ✓
• Cap rate: 10.49%
• Cash-on-cash: 15.00%
• DSCR: 1.67
• GRM: 7.0

CMA / ARV

• ARV (median comp): $295,185
• List price: $129,700
• Delta: -56.06%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
128 Essence Dr	0.70mi	3/2.5	1,725 (-3%)	9mo	$264,900	$154	51

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: 2.4%
• Equity multiple: 1.09×
• Total profit: $3,295
• Equity at exit: $19,339

10-year hold

• IRR: 9.1%
• Equity multiple: 1.61×
• Total profit: $22,332
• Equity at exit: $11,214

Cash invested: $36,316 (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: 367
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,548 medium
• Mortgage (P&I): −$680
• Tax from tax record: −$35 /mo · $420/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $454

Break-even live

Break-even rent $974

Max offer price $129,700

Occupancy floor 66%

Sensitivity live

Price	-10% $527	-5% $491	+0% $454	+5% $417	+10% $380
Rent	-10% $332	-5% $393	+0% $454	+5% $515	+10% $576
Rate	-1.0pp $519	-0.5pp $487	base $454	+0.5pp $420	+1.0pp $386

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: $32,425
• Closing costs: $3,891
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4676 Mike Padgett Hwy Augusta, GA	4.0	2.0	2016	$1,700	$0.84	15d	1	1.28mi

Listing history 22 events

1. 2026-06-21
   days on market $129,700 Active 33 DOM
2. 2026-06-18
   days on market $129,700 Active 30 DOM
3. 2026-06-17
   days on market $129,700 Active 29 DOM
4. 2026-06-16
   days on market $129,700 Active 28 DOM
5. 2026-06-15
   days on market $129,700 Active 27 DOM
6. 2026-06-14
   days on market $129,700 Active 25 DOM
7. 2026-06-10
   days on market $129,700 Active 22 DOM
8. 2026-06-09
   days on market $129,700 Active 21 DOM
9. 2026-06-08
   days on market $129,700 Active 20 DOM
10. 2026-06-07
    days on market $129,700 Active 19 DOM
11. 2026-06-03
    days on market $129,700 Active 15 DOM
12. 2026-06-02
    days on market $129,700 Active 14 DOM
13. 2026-06-01
    days on market $129,700 Active 13 DOM
14. 2026-05-31
    days on market $129,700 Active 12 DOM
15. 2026-05-30
    days on market $129,700 Active 11 DOM
16. 2026-05-19
    status Active 283-char remark

    Show marketing remark (283 chars)

    Fixer upper on almost one acre of land. This would be an excellent home for your Plant Vogle worker or tenant. Three bedrooms down and two up. It needs some finishing off but would be a great home or investment. Huge detached garage/workshop in back with additional storage building.

17. 2026-05-11
    historical 283-char remark

    Show marketing remark (283 chars)

    Fixer upper on almost one acre of land. This would be an excellent home for your Plant Vogle worker or tenant. Three bedrooms down and two up. It needs some finishing off but would be a great home or investment. Huge detached garage/workshop in back with additional storage building.

18. 2026-05-05
    historical
19. 2026-02-27
    price $129,700
20. 2026-01-12
    price $134,700
21. 2025-11-05
    listed $129,700 283-char remark

    Show marketing remark (283 chars)

    Fixer upper on almost one acre of land. This would be an excellent home for your Plant Vogle worker or tenant. Three bedrooms down and two up. It needs some finishing off but would be a great home or investment. Huge detached garage/workshop in back with additional storage building.

22. 2025-11-05
    listed $139,700 Active

    Show marketing remark (283 chars)

    Fixer upper on almost one acre of land. This would be an excellent home for your Plant Vogle worker or tenant. Three bedrooms down and two up. It needs some finishing off but would be a great home or investment. Huge detached garage/workshop in back with additional storage building.

ⓘ 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: $420 · $35/mo
• Projected year-2 tax: $1,193 · $99/mo
• Expected delta: +$774/yr (+$64/mo · 184.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $18,577
• − Mortgage interest: −$7,265
• − Property taxes: −$420
• − Insurance: −$648
• − Repairs & maintenance: −$1,486
• − Management: −$1,486
• − Depreciation: −$3,773
• Taxable income: $3,498
• Est. tax owed @ 24.0%: −$840
• After-tax cash flow: $4,606/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

+0.0% since first listed

7 events — show timeline

• 2026-05-19 Relisted — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-05 Listing Removed — Hive MLS
• 2026-02-27 Price Changed $129,700 Hive MLS
• 2026-01-12 Price Changed $134,700 Hive MLS
• 2025-11-05 Listed $139,700 Hive MLS
• 2025-11-05 Listed $129,700 Hive MLS

Property tax history

+2.8%/yr

Latest (2025): $420 · +30.9% YoY. Source: county tax records.