1934 Haynie Dr · Augusta-Richmond County consolidated government (balance), GA 30904

$109,900

2 bd · 1.0 ba · 1,176 sqft · SingleFamily public records

Built 1941 10,454 sqft lot Est $122k · 10% under ↓ 5% since listing

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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 +25.3/30.0
• ARV discount +12.1/15.0
• DSCR +8.3/10.0
• 1% rule +6.1/10.0
• 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

This charming, fully updated 2-bedroom cottage offers move-in-ready living in a prime central Augusta location, boasting brand new windows, fresh paint, new LVP, updated kitchen/baths with granite, and potential income generation, making it perfect for homeowners or investors near AU, the medical district, and downtown amenities.

Key facts

• 0.24 acre lot
• Built 1941

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $251 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Cap rate 9.0% 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: Bayvale Elementary School (math 12% / reading 8%, grade F, #1,092 of 1,228 statewide, top 91%, 377 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); 50% 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 31% 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 $760 of loan paydown is wiped out by about $3k 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 $31k 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.
• 2 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 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $109,900

Questions for the listing agent

1. Built in 1941 — 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: 1.11% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $122,304
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1942 Haynie Dr	0.06mi	2/1.0	1,116 (-5%)	3mo	$57,500	$52	86
1922 Kissingbower Rd	0.14mi	2/1.0	1,080 (-8%)	4mo	$69,500	$64	77
2608 Polo Ct	0.39mi	3/2.0 (+1)	1,221 (+4%)	7mo	$215,000	$176	60
2757 Deans Bridge Rd	0.67mi	2/1.0	1,180 (+0%)	17mo	$111,000	$94	54
2013 Shark Dr	0.70mi	3/1.0 (+1)	1,059 (-10%)	3mo	$133,000	$126	43
2753 Deans Bridge Rd	0.65mi	2/1.0	1,051 (-11%)	12mo	$81,500	$78	42
2730 Edward Dr	0.59mi	3/1.5 (+1)	1,305 (+11%)	8mo	$175,000	$134	40
2008 Tubman Home Rd	0.74mi	3/1.0 (+1)	1,092 (-7%)	11mo	$76,000	$70	40
2133 Roosevelt Dr	0.74mi	3/2.0 (+1)	1,200 (+2%)	17mo	$125,000	$104	39
2011 Shark Dr	0.69mi	3/2.5 (+1)	1,300 (+10%)	5mo	$160,000	$123	35
2425 Bass Ave	0.66mi	3/1.0 (+1)	1,014 (-14%)	13mo	$156,000	$154	31
1919 Hopie Rd	0.57mi	3/1.0 (+1)	1,008 (-14%)	20mo	$20,000	$20	28

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: -0.2%
• Equity multiple: 0.99×
• Total profit: $-256
• Equity at exit: $16,386

10-year hold

• IRR: 10.7%
• Equity multiple: 1.88×
• Total profit: $27,054
• Equity at exit: $9,502

Cash invested: $30,772 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,222 high
• Mortgage (P&I): −$576
• Tax from tax record: −$93 /mo · $1,115/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $251

Break-even live

Break-even rent $905

Max offer price $109,900

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	23d	1	0.06mi
1940 Haynie Dr Unit 2 Augusta, GA	1.0	1.0	840	$850	$1.01	23d	1	0.06mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	44d	1	0.06mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	14d	7	0.48mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	23d	1	0.64mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	44d	1	0.64mi
2125 Kennedy Dr Augusta, GA	2.0	1.0	750	$795	$1.06	14d	1	0.71mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	14d	1	0.71mi
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	23d	1	0.73mi
2726 Landing Loop Dr Augusta, GA	3.0	2.0	1008	$1,025	$1.02	44d	1	0.74mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	44d	6	0.80mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,063	$0.85	23d	3	0.85mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	14d	1	0.87mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	0.90mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	44d	1	0.93mi
2201 Walden Dr Unit DRIVEA2 Augusta, GA	2.0	1.5	1063	$1,050	$0.99	44d	1	0.93mi
2201 Walden Dr Unit DRIVEB2 Augusta, GA	2.0	1.5	1063	$1,100	$1.03	44d	1	0.93mi
2201 Walden Dr Augusta, GA	2.0	1.0	1063	$1,100	$1.03	44d	1	0.93mi
1914 1/2 Kratha Dr Augusta, GA	2.0	1.0	1400	$995	$0.71	14d	1	0.94mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	0.94mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	23d	1	0.96mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	44d	1	0.96mi
526 Richmond Hill Rd W Augusta, GA	1.0	1.0	770	$810	$1.05	14d	1	0.99mi
2219 Walden Dr Unit A6 Augusta, GA	2.0	1.0	800	$850	$1.06	23d	1	1.02mi
2240 Walden Dr Augusta, GA	3.0	2.0	1107	$1,495	$1.35	23d	1	1.03mi
19 Trapp Ct Unit 19 Augusta, GA	2.0	1.5	1050	$995	$0.95	44d	1	1.04mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	44d	1	1.05mi
2339 Walden Dr Augusta, GA	2.0	1.0	825	$975	$1.18	44d	1	1.06mi
2311 Walden Dr Unit E1 Augusta, GA	2.0	1.0	960	$875	$0.91	23d	1	1.07mi
2311 Walden Dr Augusta, GA	2.0	1.0	960	$900	$0.94	23d	1	1.07mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	44d	1	1.07mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	23d	1	1.07mi
2311 Walden Dr Unit A2 Augusta, GA	2.0	1.0	960	$950	$0.99	44d	1	1.07mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	44d	1	1.11mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	44d	1	1.11mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	23d	1	1.12mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	14d	1	1.12mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	44d	1	1.12mi
2230 Hollis Rd Augusta, GA	2.0	1.0	1000	$975	$0.97	44d	1	1.20mi
1719 Kissingbower Rd Augusta, GA	2.0	1.0	1185	$1,195	$1.01	21d	1	1.22mi

Listing history 7 events

1. 2026-03-13
   soldstatus $113,000
2. 2026-02-07
   status Pending
3. 2026-02-07
   historical
4. 2026-02-07
   historical
5. 2026-02-04
   price $109,900
6. 2026-01-08
   listed $119,000 Active
7. 2026-01-08
   listed $109,900

ⓘ 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: $1,115 · $93/mo
• Projected year-2 tax: $1,115 · $93/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 67% 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: $14,667
• − Mortgage interest: −$6,156
• − Property taxes: −$1,115
• − Insurance: −$550
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − Depreciation: −$3,197
• Taxable income: $1,302
• Est. tax owed @ 24.0%: −$313
• After-tax cash flow: $2,694/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

-5.0% since first listed

7 events — show timeline

• 2026-03-13 Sold (Public Records) $113,000 Public Records
• 2026-02-07 Pending — Hive MLS
• 2026-02-07 Listing Removed — Hive MLS
• 2026-02-07 Listing Removed — Hive MLS
• 2026-02-04 Price Changed $109,900 Hive MLS
• 2026-01-08 Listed $109,900 Hive MLS
• 2026-01-08 Listed $119,000 Hive MLS

Property tax history

+2.6%/yr

Latest (2025): $1,115 · +1.4% YoY. Source: county tax records.