3307 Jonathan Cir · Augusta-Richmond County consolidated government (balance), GA 30906

$172,000

3 bd · 1.5 ba · 1,350 sqft · SingleFamily public records

Built 1976 10,019 sqft lot Est $132k · 30% over

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Why this score? — see what drove the F 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 +11.5/30.0
• DSCR +3.4/10.0
• 1% rule +2.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully remodeled solid brick 4-bedroom, 2-bath home with an open-concept design and a bright, spacious feel throughout. Conveniently located near the airport, I-520, and shopping, this move-in ready home offers a large, flat fenced backyard plus a great outbuilding for ample storage. Nearly everything is new, and the home is filled with tasteful updates including flooring, fixtures, cabinets, vanities, and stainless steel appliances, including a dishwasher, stove, and microwave. Nicely landscaped and full of modern appeal, this home is a must-see.

Key facts

• 0.23 acre lot
• Built 1976

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $-57 ($-683/yr) — negative.
• To cash-flow at today's rent, offer at most $162k (5.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $130k (24.6% below list).
• Recommended offer: $130k (24.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Richmond Hill K-8 (math 4% / reading 10%, grade F, #1,152 of 1,228 statewide, top 94%, 1,174 students, 98% FRL); Butler High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 837 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 soft (-0.2%/yr); 369 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 85% 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 34% 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 $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.
• Current owner paid $57k; list at $172k implies a 202% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $129,664 (24.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1976 — 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. 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?
5. 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.
6. 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.
7. 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: 0.75% ✗
• Cap rate: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $132,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3320 Jonathan Cir	0.09mi	3/2.0	1,345 (-0%)	3mo	$69,000	$51	91
3450 Jonathan Cir	0.34mi	3/1.0	1,354 (+0%)	8mo	$95,000	$70	75
3554 Jonathan Cir	0.31mi	3/1.5	1,334 (-1%)	11mo	$90,000	$67	74
3487 Jonathan Cir	0.49mi	3/2.0	1,325 (-2%)	2mo	$103,000	$78	70
3591 Jonathan Cir	0.22mi	3/2.0	1,275 (-6%)	12mo	$60,000	$47	68
3409 Gary Cir	0.31mi	3/2.0	1,444 (+7%)	8mo	$175,000	$121	65
3499 Jonathan Circle Cir	0.55mi	3/1.5	1,325 (-2%)	12mo	$105,000	$79	62
3225 Old Louisville Rd	0.62mi	3/2.0	1,344 (-0%)	14mo	$160,000	$119	57
1909 Dianne Dr	0.34mi	3/1.0	1,196 (-11%)	8mo	$117,000	$98	56
1608 Cider Ln	0.39mi	4/2.0 (+1)	1,431 (+6%)	11mo	$162,000	$113	56
3311 Cindy St	0.54mi	3/2.0	1,242 (-8%)	7mo	$170,000	$137	53
3115 Bell Dr	0.72mi	3/2.0	1,272 (-6%)	12mo	$189,000	$149	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.27×
• Total profit: $-35,343
• Equity at exit: $25,646

10-year hold

• IRR: -24.0%
• Equity multiple: -0.04×
• Total profit: $-50,318
• Equity at exit: $14,871

Cash invested: $48,160 (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: 369
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,297 high
• Mortgage (P&I): −$902
• Tax from tax record: −$108 /mo · $1,291/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $-57

Break-even live

Break-even rent $1,369

Max offer price $161,944

Occupancy floor 99%

Sensitivity live

Price	-10% $40	-5% $-8	+0% $-57	+5% $-106	+10% $-154
Rent	-10% $-159	-5% $-108	+0% $-57	+5% $-6	+10% $46
Rate	-1.0pp $30	-0.5pp $-13	base $-57	+0.5pp $-101	+1.0pp $-147

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: $43,000
• Closing costs: $5,160
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3431 Winesap Way Augusta, GA	3.0	1.5	1188	$1,100	$0.93	45d	1	0.26mi
1916 Preston Dr Augusta, GA	3.0	1.5	1134	$1,055	$0.93	45d	1	0.30mi
1915 Dianne Dr Augusta, GA	3.0	1.0	1196	$1,236	$1.03	45d	1	0.37mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	45d	1	0.96mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	25d	1	0.96mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	45d	1	1.02mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	25d	1	1.13mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	45d	1	1.13mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	45d	1	1.19mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	46d	1	1.19mi
2021 Fernwood Cir Augusta, GA	4.0	2.0	1593	$1,525	$0.96	45d	1	1.33mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	45d	1	1.41mi
3444 Murphy Ct Augusta, GA	3.0	1.0	1332	$1,349	$1.01	45d	1	1.50mi

Listing history 8 events

1. 2026-04-19
   historical
2. 2026-04-19
   status Pending
3. 2026-04-18
   historical
4. 2026-04-04
   listed $172,000 Active
5. 2026-04-04
   listed $172,000
6. 2026-02-12
   soldstatus $57,000
7. 2011-01-18
   soldstatus $59,000
8. 1999-01-05
   soldstatus $25,100

ⓘ 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: $1,291 · $108/mo
• Projected year-2 tax: $1,582 · $132/mo
• Expected delta: +$291/yr (+$24/mo · 22.5%)

ⓘ 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 ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $15,560
• − Mortgage interest: −$9,635
• − Property taxes: −$1,291
• − Insurance: −$860
• − Repairs & maintenance: −$1,245
• − Management: −$1,245
• − Depreciation: −$5,004
• Taxable loss: −$3,720
• Est. tax savings @ 24.0%: +$893
• After-tax cash flow: $210/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

+585.3% since first listed

8 events — show timeline

• 2026-04-19 Listing Removed — Hive MLS
• 2026-04-19 Pending — Hive MLS
• 2026-04-18 Listing Removed — Hive MLS
• 2026-04-04 Listed $172,000 Hive MLS
• 2026-04-04 Listed $172,000 Hive MLS
• 2026-02-12 Sold (Public Records) $57,000 Public Records
• 2011-01-18 Sold (Public Records) $59,000 Public Records
• 1999-01-05 Sold (Public Records) $25,100 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,291 · +22.9% YoY. Source: county tax records.