1512 Heard Ave · Augusta-Richmond County consolidated government (balance), GA 30904

$149,900

3 bd · 1.0 ba · 1,076 sqft · SingleFamily public records · 12 Days on market

Built 1952 7,405 sqft lot $139/sqft · 13% below area Est $173k · 13% under ↓ 25% 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 +19.3/30.0
• ARV discount +13.5/15.0
• DSCR +6.1/10.0
• 1% rule +4.3/10.0
• 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 MLS

Welcome home to this beautifully refreshed three-bedroom gem nestled in one of Augusta's most charming and established neighborhoods. This delightful residence has been thoughtfully updated from top to bottom, making it the perfect blend of move-in ready convenience and classic appeal. Enter to discover a freshly painted interior that feels bright and inviting from the moment you cross the threshold. The updates here go far beyond cosmetic -- a brand-new roof, new siding, updated electrical and plumbing systems, and stylish new kitchen cabinets ensure that every major component has been given careful attention. This home is truly ready for its next chapter. A generous screened-in porch offers the ideal spot to enjoy your morning coffee or unwind on warm Georgia evenings without a single mosquito crashing the party. Beyond the porch, a spacious backyard provides endless possibilities -- whether you envision weekend cookouts, a garden oasis, or simply room to enjoy the outdoors. Ample parking rounds out the exterior offerings. You will have easy access to reach downtown Augusta, local hospitals, and nearby colleges. Residents will appreciate the proximity to Monte Sano Elementary School and the Academy of Richmond County. The legendary Augusta National Golf Club sits just a short drive away -- not a bad neighbor to have. This one won't last long. Schedule your private showing today and see the possibilities for yourself.

Key facts

• Updated electrical
• New siding
• Screened-in porch

Tags

• NEW ROOF
• NEW SIDING
• UPDATED ELECTRICAL
• UPDATED PLUMBING
• NEW KITCHEN CABINETS
• SCREENED-IN PORCH

Property features AI

Exterior

• Parking: Paved parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One level
• Construction: Vinyl siding; Composition roof; Slab foundation; Built on a 0.17-acre lot
• Exterior features: Screened porch; Porch; Paved road access

Interior

• Kitchen: No appliances included
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Forced air heating
• Interior features: See remarks
• Laundry & utility: Washer hookup; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $139k (7.3% below list).
• Recommended offer: $139k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 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: Monte Sano Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 410 students, 98% FRL); Murphey Middle School (math 0% / reading 6%, grade F, #469 of 470 statewide, top 100%, 635 students, 98% FRL); Academy of Richmond County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,141 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); 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 36% 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 $1k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $139,013 (7.3% below list)

Questions for the listing agent

1. Built in 1952 — 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: 0.93% ✗
• Cap rate: 7.62%
• Cash-on-cash: 4.73%
• DSCR: 1.21
• GRM: 9.0

CMA / ARV

• ARV (median comp): $173,173
• List price: $149,900
• Delta: 9.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1608 Pendleton Rd	0.39mi	3/1.0	1,078 (+0%)	1mo	$184,900	$172	81
1510 Pendleton Rd	0.33mi	2/1.0 (-1)	1,094 (+2%)	3mo	$161,495	$148	74
2048 Wharton Dr	0.57mi	3/1.0	1,050 (-2%)	5mo	$124,500	$119	65
1516 Johns Rd	0.61mi	2/1.0 (-1)	1,119 (+4%)	2mo	$149,000	$133	58
1703 Holly Hill Rd	0.36mi	3/1.0	1,228 (+14%)	3mo	$203,900	$166	57
1802 Wrighstboro Rd Rd	0.54mi	2/2.0 (-1)	1,114 (+4%)	5mo	$122,880	$110	56
1541 Heath St	0.74mi	2/1.0 (-1)	1,037 (-4%)	4mo	$175,000	$169	51
1738 Kissingbower Rd	0.58mi	2/2.0 (-1)	1,149 (+7%)	7mo	$205,000	$178	47
1765 Kissingbower Rd	0.74mi	2/1.0 (-1)	1,140 (+6%)	4mo	$155,000	$136	47
1736 Kissingbower Rd	0.57mi	2/2.0 (-1)	992 (-8%)	6mo	$212,000	$214	46
1752 Pine Tree Rd	0.52mi	2/1.5 (-1)	1,218 (+13%)	2mo	$213,000	$175	45
2020 Shirley Ave	0.74mi	3/2.0	1,144 (+6%)	7mo	$63,000	$55	45

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: -7.6%
• Equity multiple: 0.71×
• Total profit: $-11,977
• Equity at exit: $22,351

10-year hold

• IRR: 3.3%
• Equity multiple: 1.25×
• Total profit: $10,654
• Equity at exit: $12,961

Cash invested: $41,972 (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 30904

• Rents YoY: 4.3%
• Active inventory: 228
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,390 high
• Mortgage (P&I): −$786
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$292
• Net cashflow: $165

Break-even live

Break-even rent $1,181

Max offer price $149,900

Occupancy floor 83%

Sensitivity live

Price	-10% $250	-5% $208	+0% $165	+5% $123	+10% $80
Rent	-10% $55	-5% $110	+0% $165	+5% $220	+10% $275
Rate	-1.0pp $241	-0.5pp $203	base $165	+0.5pp $126	+1.0pp $87

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	45d	1	0.02mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	45d	1	0.15mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	15d	1	0.28mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	45d	1	0.29mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	25d	1	0.29mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	45d	1	0.29mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	45d	1	0.40mi
1613 Pendleton Rd Augusta, GA	3.0	2.0	1418	$1,695	$1.20	15d	1	0.40mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	45d	1	0.41mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	15d	1	0.41mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	25d	1	0.41mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	45d	1	0.41mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	15d	1	0.42mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	45d	1	0.44mi
1719 Kissingbower Rd Augusta, GA	2.0	1.0	1185	$1,195	$1.01	23d	1	0.46mi
1750 Essie McIntyre Blvd Augusta, GA	2.0	1.0	720	$950	$1.32	45d	1	0.50mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	45d	1	0.51mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	25d	1	0.54mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	25d	1	0.62mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	25d	1	0.62mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	25d	1	0.65mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	25d	1	0.66mi
1545 Heath St Unit B Augusta, GA	2.0	1.0	832	$650	$0.78	45d	1	0.69mi
1545 Heath St Augusta, GA	2.0	1.0	832	$650	$0.78	46d	1	0.69mi
1526 Heath St Augusta, GA	2.0	1.0	900	$1,250	$1.39	45d	1	0.70mi
2224 Queens Way Augusta, GA	2.0	1.0	1239	$995	$0.80	45d	1	0.76mi
2201 Walden Dr Unit DRIVEB2 Augusta, GA	2.0	1.5	1063	$1,100	$1.03	45d	1	0.77mi
2201 Walden Dr Unit DRIVEA2 Augusta, GA	2.0	1.5	1063	$1,050	$0.99	45d	1	0.77mi
2201 Walden Dr Augusta, GA	2.0	1.0	1063	$1,100	$1.03	45d	1	0.77mi
1239 Holden Dr Augusta, GA	3.0	1.0	816	$1,095	$1.34	15d	1	0.78mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	15d	1	0.81mi
1246 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	15d	1	0.81mi
2219 Walden Dr Unit A6 Augusta, GA	2.0	1.0	800	$850	$1.06	25d	1	0.81mi
1244 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	15d	1	0.81mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	25d	1	0.85mi
2726 Landing Loop Dr Augusta, GA	3.0	2.0	1008	$1,025	$1.02	46d	1	0.86mi
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	25d	1	0.86mi
1530 Whitney St Unit A Augusta, GA	2.0	1.0	960	$925	$0.96	45d	1	0.87mi
2125 Kennedy Dr Augusta, GA	2.0	1.0	750	$795	$1.06	15d	1	0.91mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	45d	1	0.92mi

Listing history 13 events

1. 2026-06-21
   days on market $149,900 Active 12 DOM
2. 2026-06-18
   days on market $149,900 Active 9 DOM
3. 2026-06-17
   days on market $149,900 Active 8 DOM
4. 2026-06-16
   days on market $149,900 Active 7 DOM
5. 2026-06-15
   days on market $149,900 Active 6 DOM
6. 2026-06-14
   days on market $149,900 Active 4 DOM
7. 2026-06-10
   remarks 699-char remark

   Show marketing remark (1442 chars)

   Welcome home to this beautifully refreshed three-bedroom gem nestled in one of Augusta's most charming and established neighborhoods. This delightful residence has been thoughtfully updated from top to bottom, making it the perfect blend of move-in ready convenience and classic appeal. Enter to discover a freshly painted interior that feels bright and inviting from the moment you cross the threshold. The updates here go far beyond cosmetic -- a brand-new roof, new siding, updated electrical and plumbing systems, and stylish new kitchen cabinets ensure that every major component has been given careful attention. This home is truly ready for its next chapter. A generous screened-in porch offers the ideal spot to enjoy your morning coffee or unwind on warm Georgia evenings without a single mosquito crashing the party. Beyond the porch, a spacious backyard provides endless possibilities -- whether you envision weekend cookouts, a garden oasis, or simply room to enjoy the outdoors. Ample parking rounds out the exterior offerings. You will have easy access to reach downtown Augusta, local hospitals, and nearby colleges. Residents will appreciate the proximity to Monte Sano Elementary School and the Academy of Richmond County. The legendary Augusta National Golf Club sits just a short drive away -- not a bad neighbor to have. This one won't last long. Schedule your private showing today and see the possibilities for yourself.

8. 2026-06-10
   pricestatusdays on marketlisting id $149,900 Active 1 DOM

   Show marketing remark (1442 chars)

   Welcome home to this beautifully refreshed three-bedroom gem nestled in one of Augusta's most charming and established neighborhoods. This delightful residence has been thoughtfully updated from top to bottom, making it the perfect blend of move-in ready convenience and classic appeal. Enter to discover a freshly painted interior that feels bright and inviting from the moment you cross the threshold. The updates here go far beyond cosmetic -- a brand-new roof, new siding, updated electrical and plumbing systems, and stylish new kitchen cabinets ensure that every major component has been given careful attention. This home is truly ready for its next chapter. A generous screened-in porch offers the ideal spot to enjoy your morning coffee or unwind on warm Georgia evenings without a single mosquito crashing the party. Beyond the porch, a spacious backyard provides endless possibilities -- whether you envision weekend cookouts, a garden oasis, or simply room to enjoy the outdoors. Ample parking rounds out the exterior offerings. You will have easy access to reach downtown Augusta, local hospitals, and nearby colleges. Residents will appreciate the proximity to Monte Sano Elementary School and the Academy of Richmond County. The legendary Augusta National Golf Club sits just a short drive away -- not a bad neighbor to have. This one won't last long. Schedule your private showing today and see the possibilities for yourself.

9. 2026-05-11
   historical
10. 2026-05-06
    historical
11. 2026-03-23
    price $189,900
12. 2025-12-30
    listed $199,900 Active
13. 2025-12-30
    listed $189,900 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: $1,012 · $84/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$367/yr (+$31/mo · 36.2%)

ⓘ 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 68% 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: $16,682
• − Mortgage interest: −$8,397
• − Property taxes: −$1,012
• − Insurance: −$750
• − Repairs & maintenance: −$1,335
• − Management: −$1,335
• − Depreciation: −$4,361
• Taxable loss: −$507
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $2,105/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

-25.0% since first listed

7 events — show timeline

• 2026-06-10 Listed $149,900 Hive MLS
• 2026-06-09 Listed $149,900 AMLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-06 Listing Removed — Hive MLS
• 2026-03-23 Price Changed $189,900 Hive MLS
• 2025-12-30 Listed $189,900 Hive MLS
• 2025-12-30 Listed $199,900 Hive MLS

Property tax history

+4.5%/yr

Latest (2025): $1,012 · +31.0% YoY. Source: county tax records.