1938 Roys Ln · Augusta-Richmond County consolidated government (balance), GA 30906

$109,900

3 bd · 1.0 ba · 1,176 sqft · SingleFamily public records · 38 Days on market

Built 1954 0.29 ac lot $93/sqft · 23% below area Est $143k · 23% under

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Why this score? — see what drove the B- 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 +27.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• 1% rule +7.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable home with three bedrooms. Convenient Augusta location.

Key facts

• Refinished hardwoods
• Kitchen cabinets
• Lvp flooring

Tags

• FRESH INTERIOR PAINT
• REFINISHED HARDWOODS
• LVP FLOORING
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• KITCHEN CABINETS

Property features AI

Finance

• Other: Zoning: R3; Road frontage on city street and state road; Lot dimensions approx. 65 x 197 (0.29 acres); Subdivision: Silver Crest; Located off Old Louisville Road in South Augusta
• HOA & community: Street lights in the community

Exterior

• Parking: 1 covered garage space; 3-car carport (covered)
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Vinyl siding; Wood siding; Slab foundation; Composition shingle roof; Built as a residential single-family home
• Exterior features: Covered patio; Patio; Front porch; Rear porch; Storage; Workshop; Has a view; No fencing indicated

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: 6 total rooms (includes bedrooms and other living spaces)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas heating; Fireplace(s)
• Interior features: Window coverings; Unfurnished; Vented exhaust fan; Gas water heater
• Laundry & utility: Washer hookup; Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% 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 B — 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) — 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); 364 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 35% 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 $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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask has dropped $25k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $110k implies a 214% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $106,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — 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. 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: 1.23% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 6.8

CMA / ARV

• ARV (median comp): $143,021
• List price: $109,900
• Delta: -23.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1927 Pine Haven Rd	0.15mi	3/2.0	1,297 (+10%)	15mo	$150,000	$116	60
2060 Morning Dr Dr	0.70mi	3/1.5	1,200 (+2%)	10mo	$170,000	$142	53
2022 Ashley Dr	0.67mi	3/1.5	1,125 (-4%)	14mo	$130,000	$116	48
3401 Old Louisville Rd	0.61mi	4/2.0 (+1)	1,225 (+4%)	15mo	$165,000	$135	43

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,126
• Equity at exit: $16,386

10-year hold

• IRR: 5.2%
• Equity multiple: 1.34×
• Total profit: $10,323
• 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 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 364
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,352 high
• Mortgage (P&I): −$576
• Tax from tax record: −$122 /mo · $1,462/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$284
• Net cashflow: $324

Break-even live

Break-even rent $942

Max offer price $109,900

Occupancy floor 71%

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 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3444 Murphy Ct Augusta, GA	3.0	1.0	1332	$1,349	$1.01	44d	1	0.45mi
3443 Linderwood Dr Augusta, GA	3.0	2.0	1428	$1,435	$1.00	44d	1	0.85mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.10mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.10mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	1.18mi
1017 Caddenwoods Dr Augusta, GA	3.0	2.0	1496	$1,430	$0.96	44d	1	1.29mi
1916 Preston Dr Augusta, GA	3.0	1.5	1134	$1,055	$0.93	44d	1	1.29mi
1915 Dianne Dr Augusta, GA	3.0	1.0	1196	$1,236	$1.03	44d	1	1.40mi
3431 Winesap Way Augusta, GA	3.0	1.5	1188	$1,100	$0.93	44d	1	1.45mi
3721 Colbert St Augusta, GA	4.0	2.0	1302	$1,400	$1.08	44d	1	1.45mi

Listing history 27 events

1. 2026-06-18
   days on market $109,900 Active 38 DOM
2. 2026-06-17
   days on market $109,900 Active 37 DOM
3. 2026-06-16
   days on market $109,900 Active 36 DOM
4. 2026-06-15
   days on market $109,900 Active 35 DOM
5. 2026-06-14
   days on market $109,900 Active 33 DOM
6. 2026-06-10
   days on market $109,900 Active 30 DOM
7. 2026-06-09
   days on market $109,900 Active 29 DOM
8. 2026-06-08
   days on market $109,900 Active 28 DOM
9. 2026-06-07
   days on market $109,900 Active 27 DOM
10. 2026-06-03
    days on market $109,900 Active 23 DOM
11. 2026-06-03
    price $109,900 Active 22 DOM
12. 2026-06-02
    days on market $119,900 Active 22 DOM
13. 2026-06-01
    days on market $119,900 Active 21 DOM
14. 2026-05-31
    days on market $119,900 Active 20 DOM
15. 2026-05-30
    statusdays on market $119,900 Active 19 DOM
16. 2026-05-11
    price $119,900 512-char remark
17. 2026-04-28
    price $129,900
18. 2026-04-17
    status Active
19. 2026-04-05
    status Pending
20. 2026-04-05
    historical
21. 2026-03-30
    listed $135,000 Active
22. 2026-03-30
    listed $129,900 Active 512-char remark
23. 2014-12-08
    soldstatus $35,000

    Show marketing remark (63 chars)

    Adorable home with three bedrooms. Convenient Augusta location.

24. 2014-12-08
    soldstatus $35,000

    Show marketing remark (63 chars)

    Adorable home with three bedrooms. Convenient Augusta location.

25. 2014-11-20
    listed $35,000

    Show marketing remark (63 chars)

    Adorable home with three bedrooms. Convenient Augusta location.

26. 2014-11-20
    listed $35,000

    Show marketing remark (63 chars)

    Adorable home with three bedrooms. Convenient Augusta location.

27. 1976-11-01
    soldstatus $15,623

ⓘ 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: $1,462 · $122/mo
• Projected year-2 tax: $1,462 · $122/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $16,221
• − Mortgage interest: −$6,156
• − Property taxes: −$1,462
• − Insurance: −$550
• − Repairs & maintenance: −$1,298
• − Management: −$1,298
• − Depreciation: −$3,197
• Taxable income: $2,261
• Est. tax owed @ 24.0%: −$543
• After-tax cash flow: $3,345/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

+603.5% since first listed

15 events — show timeline

• 2026-06-02 Price Changed $109,900 Hive MLS
• 2026-05-29 Relisted — Hive MLS
• 2026-05-25 Contingent — Hive MLS
• 2026-05-11 Price Changed $119,900 Hive MLS
• 2026-04-28 Price Changed $129,900 Hive MLS
• 2026-04-17 Relisted — Hive MLS
• 2026-04-05 Pending — Hive MLS
• 2026-04-05 Listing Removed — Hive MLS
• 2026-03-30 Listed $135,000 Hive MLS
• 2026-03-30 Listed $129,900 Hive MLS
• 2014-12-08 Sold (MLS) $35,000 Hive MLS
• 2014-12-08 Sold (MLS) $35,000 Hive MLS
• 2014-11-20 Listed $35,000 Hive MLS
• 2014-11-20 Listed $35,000 Hive MLS
• 1976-11-01 Sold (Public Records) $15,623 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,462 · -3.7% YoY. Source: county tax records.