3314 Idlewild Dr · Augusta-Richmond County consolidated government (balance), GA 30909

$179,900

3 bd · 2.5 ba · 1,480 sqft · SingleFamily public records

Built 1963 9,583 sqft lot Est $188k · at est.

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Why this score? — see what drove the D 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 +16.4/30.0
• ARV discount +9.4/15.0
• DSCR +5.1/10.0
• 1% rule +3.4/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming 3-bedroom, 2-bath ranch-style home nestled in an established, well-loved neighborhood. Situated on a great lot with plenty of space to enjoy, this home offers comfortable single-level living with a functional layout perfect for everyday life and entertaining. The spacious living areas flow seamlessly into the kitchen and dining space, while the bedrooms provide privacy and comfort. Enjoy the convenience of nearby schools, shopping, dining, and easy access to main roads—all while savoring the peaceful feel of a mature community. Plenty of storage buildings! A wonderful opportunity to own a solid home in a convenient location!

Key facts

• 9,583 sq ft lot
• Garage
• Built 1963

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $101 ($1k/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 $152k (15.6% below list).
• Recommended offer: $152k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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 D — 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: Sue Reynolds Elementary School (math 8% / reading 22%, grade F, #988 of 1,228 statewide, top 81%, 655 students, 98% FRL); Langford Middle School (math 2% / reading 14%, grade F, #445 of 470 statewide, top 95%, 731 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 flat; 303 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 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

• 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 $151,781 (15.6% below list)

Questions for the listing agent

1. Built in 1963 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.41%
• DSCR: 1.11
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $187,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1728 Sandalwood Dr	0.35mi	3/2.0	1,525 (+3%)	2mo	$110,000	$72	75
1535 Wylds Rd	0.23mi	3/1.5	1,428 (-4%)	6mo	$160,000	$112	74
1612 Fairwood Dr	0.09mi	3/1.5	1,593 (+8%)	8mo	$195,000	$122	72
3407 Covington Dr	0.29mi	3/1.5	1,428 (-4%)	6mo	$150,000	$105	72
3414 Forest Estates Dr	0.34mi	3/1.5	1,577 (+7%)	0mo	$199,900	$127	69
1711 Greenway Dr	0.24mi	3/1.5	1,600 (+8%)	9mo	$130,000	$81	64
1413 Ranch Dr	0.32mi	3/1.5	1,336 (-10%)	8mo	$181,000	$135	58
1714 Sandalwood Dr	0.27mi	3/2.0	1,305 (-12%)	11mo	$175,000	$134	57
1702 Forest Creek Rd	0.38mi	3/2.0	1,302 (-12%)	7mo	$194,300	$149	55
3220 Briarcliff Dr	0.69mi	3/1.5	1,551 (+5%)	10mo	$158,000	$102	48
3347 Tanglewood Dr	0.74mi	3/2.0	1,375 (-7%)	7mo	$221,500	$161	46
3337 Wedgewood Dr	0.65mi	4/2.5 (+1)	1,342 (-9%)	12mo	$210,000	$156	39

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 · 0.48% rent growth · sell at horizon

5-year hold

• IRR: -15.1%
• Equity multiple: 0.47×
• Total profit: $-26,528
• Equity at exit: $26,824

10-year hold

• IRR: -10.9%
• Equity multiple: 0.41×
• Total profit: $-29,719
• Equity at exit: $15,554

Cash invested: $50,372 (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 30909

• Home prices YoY: -32.2%
• Rents YoY: 0.5%
• Active inventory: 303
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,518 high
• Mortgage (P&I): −$943
• Tax from tax record: −$80 /mo · $954/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $101

Break-even live

Break-even rent $1,390

Max offer price $179,900

Occupancy floor 88%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1508 Wylds Ct Augusta, GA	2.0	1.0–2.0	900	$854	$0.95	44d	1	0.23mi
1710 Sandalwood Dr Augusta, GA	3.0	2.0	1530	$1,750	$1.14	44d	1	0.24mi
3404 Covington Dr Augusta, GA	3.0	2.0	1325	$1,800	$1.36	44d	1	0.27mi
1811 Sibley Rd Augusta, GA	1.0–2.0	1.0–2.0	820	$1,229	$1.50	14d	12	0.31mi
1709 Forest Creek Ct Augusta, GA	3.0	2.0	1217	$1,500	$1.23	23d	1	0.31mi
1813 Sibley Rd Unit A Augusta, GA	3.0	1.0	1120	$1,199	$1.07	44d	1	0.36mi
2008 Sibley Rd Augusta, GA	3.0	2.0	1477	$1,300	$0.88	44d	1	0.56mi
3211 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	972	$950	$0.98	44d	1	0.58mi
1700 Valley Park Ct Augusta, GA	1.0–3.0	1.0–2.0	957	$1,350	$1.41	23d	1	0.73mi
1700 Valley Park Ct Augusta, GA	1.0–3.0	1.0–2.0	957	$1,350	$1.41	44d	7	0.73mi
1910 Valley Spring Rd Augusta, GA	3.0	2.0	1518	$1,495	$0.98	14d	1	0.73mi
1924 N Leg Rd Augusta, GA	1.0–2.0	1.0	939	$1,050	$1.12	23d	3	0.75mi
1500 Champions Pines Ln Augusta, GA	1.0–2.0	1.0–2.0	825	$1,140	$1.38	23d	14	0.77mi
3208 Summerchase Cir Augusta, GA	3.0	2.0	1470	$1,450	$0.99	14d	1	0.83mi
2506 Otter Run Unit 1305 Augusta, GA	2.0	2.0	991	$1,320	$1.33	44d	1	0.84mi
1315 Marks Church Rd Augusta, GA	1.0–2.0	2.0	944	$1,320	$1.40	14d	6	0.84mi
3247 Summerchase Cir Augusta, GA	3.0	2.0	1526	$2,500	$1.64	21d	1	0.87mi
3220 Summerchase Cir Augusta, GA	3.0	2.5	1466	$1,550	$1.06	44d	1	0.88mi
3220 Summerchase Cir Augusta, GA	3.0	2.5	1466	$1,550	$1.06	23d	1	0.88mi
3234 W Wimbledon Dr Augusta, GA	2.0	1.0	984	$1,125	$1.14	23d	1	0.91mi
454 Forest Hills Dr Augusta, GA	2.0	2.0	1162	$1,200	$1.03	44d	1	0.99mi
646 Center Court Dr Augusta, GA	4.0	3.0	1809	$1,800	$1.00	44d	1	1.04mi
646 Center Court Dr Augusta, GA	4.0	3.0	1809	$1,800	$1.00	23d	1	1.04mi
3204 N Wimbledon Dr Augusta, GA	2.0	2.0	1498	$1,535	$1.02	44d	1	1.05mi
3122 Damascus Rd Augusta, GA	1.0–3.0	1.0–2.0	915	$1,650	$1.80	14d	16	1.12mi
255 Reservation Way Augusta, GA	2.0	2.0	1170	$1,440	$1.23	21d	15	1.19mi
1020 Amli Way Augusta, GA	1.0–4.0	1.0–3.0	1143	$1,492	$1.31	14d	25	1.24mi
1247 Augusta West Pkwy Augusta, GA	3.0	2.0–2.5	1529	$2,162	$1.41	14d	4	1.36mi
5281 Aruba Cir Augusta, GA	2.0	2.0	1118	$1,500	$1.34	23d	1	1.44mi
5281 Aruba Cir Augusta, GA	2.0	2.0	1118	$1,500	$1.34	44d	1	1.44mi
3625 Belair Rd Augusta, GA	4.0	2.0	1271	$1,395	$1.10	44d	1	1.45mi

Listing history 5 events

1. 2026-02-19
   historical
2. 2026-02-19
   status Pending
3. 2026-02-18
   historical
4. 2026-01-29
   listed $179,900
5. 2026-01-29
   listed $179,900 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: $954 · $80/mo
• Projected year-2 tax: $1,655 · $138/mo
• Expected delta: +$701/yr (+$58/mo · 73.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $18,214
• − Mortgage interest: −$10,077
• − Property taxes: −$954
• − Insurance: −$900
• − Repairs & maintenance: −$1,457
• − Management: −$1,457
• − Depreciation: −$5,233
• Taxable loss: −$1,865
• Est. tax savings @ 24.0%: +$448
• After-tax cash flow: $1,662/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): 46,501
• Household income: $71,364
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2113.0

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 0.65)
• Race & ethnicity: Black 44% White 39% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -133.14%
• Current HPI: 280.4587
• Rent YoY: ▲ 0.48%
• 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

• 2026-02-19 Listing Removed — Hive MLS
• 2026-02-19 Pending — Hive MLS
• 2026-02-18 Listing Removed — Hive MLS
• 2026-01-29 Listed $179,900 Hive MLS
• 2026-01-29 Listed $179,900 Hive MLS

Property tax history

+3.3%/yr

Latest (2025): $954 · -1.4% YoY. Source: county tax records.