808 E Boundary St · Augusta-Richmond County consolidated government (balance), GA 30901

$99,900

3 bd · 1.0 ba · 862 sqft · SingleFamily public records · 26 Days on market

Built 1957 6,534 sqft lot $116/sqft · 44% above area Est $69k · 44% over

---

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 +25.5/30.0
• Appreciation +9.1/10.0
• DSCR +8.4/10.0
• 1% rule +6.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks

Updated 3 bedroom brick ranch on large corner lot in Sunlight Park. Recent improvements include new paint, carpet, counter tops, windows, blinds, ceiling fans, plumbing, electrical, vanity, toilet, etc. Great rental property or starter home in established neighborhood convenient to downtown! Seller has never occupied the property and offers no warranties or disclosures.

Key facts

• 6,534 sq ft lot
• Built 1957
• Listed 26 days

Property features AI

Finance

• HOA & community: Community park; Playground; Sidewalks; Street lights

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior; Composition roof; Slab foundation; Built within existing records (year built not provided)
• Exterior features: Covered front porch

Interior

• Kitchen: Range; Refrigerator; Electric water heater
• Bedrooms: 6 total rooms (includes bedrooms and living areas)
• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fan(s); Electric forced-air heating
• Interior features: Eat-in kitchen; Window coverings; Vented exhaust fan
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

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: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 students, 98% FRL); Laney High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 684 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 4% at this address vs 16% district-wide (-12 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.3%/yr); 130 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($691 loan paydown + $8k appreciation (8.2% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 0.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 1957 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1957 — 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: 1.12% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.93%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (median comp): $69,316
• List price: $99,900
• Delta: 44.12%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 E Hall St	0.11mi	3/1.0	864 (+0%)	20mo	$64,000	$74	78
222 E Hale St	0.28mi	3/1.0	864 (+0%)	16mo	$84,000	$97	74
832 Strother Dr	0.30mi	3/1.0	864 (+0%)	19mo	$95,000	$110	70
821 1st St	0.16mi	2/1.0 (-1)	909 (+6%)	17mo	$75,500	$83	64
608 Albany Ave	0.44mi	3/1.5	900 (+4%)	9mo	$120,000	$133	63
2 Hale St	0.04mi	2/1.0 (-1)	794 (-8%)	21mo	$110,000	$139	62
853 Forsythe St	0.29mi	2/1.0 (-1)	754 (-12%)	1mo	$102,500	$136	60
1319 Solomon Pl	0.57mi	3/1.0	936 (+9%)	13mo	$101,833	$109	48
257 Watkins St	0.49mi	3/1.0	973 (+13%)	11mo	$69,900	$72	47
119 Telfair St	0.52mi	2/1.0 (-1)	968 (+12%)	13mo	$45,000	$46	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 2.92×
• Total profit: $53,780
• Equity at exit: $77,125

10-year hold

• IRR: 23.0%
• Equity multiple: 5.97×
• Total profit: $139,123
• Equity at exit: $154,279

Cash invested: $27,972 (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 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 130
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$524
• Tax from tax record: −$84 /mo · $1,007/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $232

Break-even live

Break-even rent $822

Max offer price $99,900

Occupancy floor 74%

Sensitivity live

Price	-10% $288	-5% $260	+0% $232	+5% $203	+10% $175
Rent	-10% $143	-5% $188	+0% $232	+5% $276	+10% $320
Rate	-1.0pp $282	-0.5pp $257	base $232	+0.5pp $206	+1.0pp $179

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 Forsythe St Augusta, GA	2.0	1.0	754	$895	$1.19	15d	1	0.23mi
420 E Boundary Augusta, GA	2.0	1.0	950	$850	$0.89	45d	1	0.51mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	25d	1	0.57mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	45d	1	0.57mi
204 Ellis St Augusta, GA	2.0	1.0	1029	$1,350	$1.31	15d	1	0.64mi
320 3rd St Augusta, GA	2.0	1.0	1117	$1,200	$1.07	45d	1	0.68mi
134 Broad St Augusta, GA	2.0	1.0	1100	$1,150	$1.05	45d	1	0.69mi
410 4th St Unit A Augusta, GA	2.0	1.5	925	$985	$1.06	25d	1	0.72mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	45d	1	0.73mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	25d	1	0.73mi
112 3rd St Apt F Augusta, GA	2.0	1.0	754	$990	$1.31	15d	1	0.80mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	45d	1	0.82mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	25d	1	0.82mi
709 Hall St Augusta, GA	2.0	1.0	600	$990	$1.65	45d	1	1.07mi
828 Broad St Unit B Augusta, GA	2.0	1.0	750	$995	$1.33	45d	1	1.33mi
828 Broad St Augusta, GA	2.0	1.0	750	$995	$1.33	25d	1	1.33mi
913 Walker St Augusta, GA	2.0	2.0	1000	$1,200	$1.20	15d	1	1.33mi
953 Hopkins St Augusta, GA	3.0	1.0	806	$1,100	$1.36	45d	1	1.40mi
1016 Laney Walker Blvd Augusta, GA	1.0–2.0	1.0	794	$995	$1.25	25d	4	1.47mi
1016 Laney Walker Blvd Augusta, GA	2.0	1.0	885	$935	$1.06	45d	5	1.47mi

Listing history 10 events

1. 2026-06-07
   statusdays on market $99,900 Pending 26 DOM
2. 2026-06-03
   days on market $99,900 Active Under Contract 23 DOM
3. 2026-06-02
   days on market $99,900 Active Under Contract 22 DOM
4. 2026-06-01
   days on market $99,900 Active Under Contract 21 DOM
5. 2026-05-31
   days on market $99,900 Active Under Contract 20 DOM
6. 2026-05-30
   days on market $99,900 Active Under Contract 19 DOM
7. 2026-05-11
   listed Active Under Contract 372-char remark
8. 2026-05-11
   historical
9. 2026-05-05
   listed $99,900 372-char remark
10. 2026-05-05
    listed $99,900 Active

ⓘ 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: $1,007 · $84/mo
• Projected year-2 tax: $1,007 · $84/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 6/10 Major FEMA zone X · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 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: $13,382
• − Mortgage interest: −$5,596
• − Property taxes: −$1,007
• − Insurance: −$500
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$2,906
• Taxable income: $1,232
• Est. tax owed @ 24.0%: −$296
• After-tax cash flow: $2,483/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): 16,484
• Household income: $25,163
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 2063.0

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: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 8.18%
• Current HPI: 206.3145
• Rent YoY: ▼ -1.31%
• 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

5 events — show timeline

• 2026-06-06 Pending — Hive MLS
• 2026-05-11 Listed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-05 Listed $99,900 Hive MLS
• 2026-05-05 Listed $99,900 Hive MLS

Property tax history

+2.4%/yr

Latest (2025): $1,007 · +7.3% YoY. Source: county tax records.