3618 Monmouth Rd · Augusta-Richmond County consolidated government (balance), GA 30815

$150,000

3 bd · 2.0 ba · 1,633 sqft · SingleFamily public records

Built 1985 0.30 ac lot Est $204k · 27% under

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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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

COMPLETELY RENOVATED INCLUDING NEW ROOF, APPLIANCES, HEATING SYSTEM. CARPET ALLOWANCE, BEAUTIFULLY AND TASTEFULLY DECORATED. CONVENIENT TO FT GORDON IN NEWER SECTION OF WOODLAKE.

Key facts

• 0.3 acre lot
• Garage
• Built 1985

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 7.9% 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: Jamestown Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 391 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 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 (-0.7%/yr); 359 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y ago 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 $80k; list at $150k implies a 88% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; major wind risk, 66% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.04% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.90%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $204,125
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3618 Monmouth Rd	0.00mi	3/2.0	1,633 (0%)	1mo	$105,000	$64	99
3656 Woodcock Dr	0.27mi	4/2.0 (+1)	1,641 (+0%)	2mo	$225,000	$137	80
3635 Monmouth Rd	0.12mi	3/2.0	1,617 (-1%)	16mo	$229,000	$142	80
2686 Crosscreek Rd	0.17mi	3/2.0	1,504 (-8%)	1mo	$115,000	$76	78
2618 Claymont Rd	0.11mi	4/2.0 (+1)	1,704 (+4%)	17mo	$184,000	$108	68
3605 Hill Top Ct	0.15mi	3/2.0	1,490 (-9%)	14mo	$210,000	$141	67
3608 Monmouth Rd	0.08mi	3/2.0	1,392 (-15%)	9mo	$184,000	$132	64
3523 Edmonton St	0.26mi	4/2.0 (+1)	1,811 (+11%)	2mo	$222,400	$123	63
2627 Corning St	0.54mi	3/2.5	1,500 (-8%)	9mo	$176,500	$118	51
3013 Plumbridge Ct	0.43mi	3/2.0	1,846 (+13%)	8mo	$241,000	$131	51
2633 Crosscreek Rd	0.47mi	4/2.0 (+1)	1,404 (-14%)	1mo	$175,000	$125	49
2616 Cranbrook Dr	0.55mi	4/2.0 (+1)	1,827 (+12%)	8mo	$219,000	$120	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: -10.6%
• Equity multiple: 0.63×
• Total profit: $-15,696
• Equity at exit: $22,365

10-year hold

• IRR: -6.1%
• Equity multiple: 0.66×
• Total profit: $-14,289
• Equity at exit: $12,969

Cash invested: $42,000 (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 30815

• Home prices YoY: -24.2%
• Rents YoY: -0.7%
• Active inventory: 359
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,556 high
• Mortgage (P&I): −$787
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $207

Break-even live

Break-even rent $1,294

Max offer price $150,000

Occupancy floor 82%

Sensitivity live

Price	-10% $291	-5% $249	+0% $207	+5% $164	+10% $122
Rent	-10% $84	-5% $145	+0% $207	+5% $268	+10% $329
Rate	-1.0pp $282	-0.5pp $245	base $207	+0.5pp $168	+1.0pp $128

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	24d	1	0.28mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	44d	1	0.28mi
2604 Edmonton Ct Hephzibah, GA	3.0	2.0	1343	$1,190	$0.89	15d	1	0.34mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	44d	1	0.37mi
2727 Barclay St Hephzibah, GA	4.0	2.0	1430	$1,234	$0.86	44d	1	0.47mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1377	$1,600	$1.16	24d	1	0.65mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.65mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	44d	1	0.70mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	24d	1	0.70mi
2614 Andorra Dr Hephzibah, GA	3.0	2.0	1622	$1,395	$0.86	44d	1	0.75mi
3528 Woodlake Rd Hephzibah, GA	3.0	2.0	1276	$1,400	$1.10	15d	1	0.94mi
3462 Firestone Dr Hephzibah, GA	3.0	2.5	1435	$1,800	$1.25	24d	1	1.04mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	44d	1	1.10mi
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	44d	1	1.13mi
2817 Ridgecrest Dr Hephzibah, GA	4.0	2.0	1257	$1,495	$1.19	44d	1	1.14mi
3524 Edgeworth Dr Hephzibah, GA	3.0	2.0	1200	$1,295	$1.08	24d	1	1.14mi
2834 Brentway Dr Hephzibah, GA	3.0	2.0	1475	$1,600	$1.08	44d	1	1.27mi
3543 Windermere Dr Hephzibah, GA	4.0	2.0	1394	$1,550	$1.11	44d	1	1.36mi
3543 Windermere Dr Hephzibah, GA	4.0	2.0	1394	$1,550	$1.11	24d	1	1.36mi
3613 Alene Cir Augusta, GA	3.0	2.0	1260	$1,325	$1.05	15d	1	1.41mi
2707 Gardenbrook Ct Augusta, GA	3.0	2.0	1728	$1,606	$0.93	44d	1	1.45mi
3001 Alene Ct Augusta, GA	4.0	2.0	1288	$1,631	$1.27	24d	1	1.46mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	15d	1	1.47mi

Listing history 7 events

1. 2026-04-21
   listed $150,000
2. 2026-04-21
   historical
3. 2026-04-21
   historical
4. 2026-04-21
   historical
5. 2026-04-21
   listed $150,000
6. 1999-08-24
   soldstatus $79,900 178-char remark

   Show marketing remark (178 chars)

   COMPLETELY RENOVATED INCLUDING NEW ROOF, APPLIANCES, HEATING SYSTEM. CARPET ALLOWANCE, BEAUTIFULLY AND TASTEFULLY DECORATED. CONVENIENT TO FT GORDON IN NEWER SECTION OF WOODLAKE.

7. 1999-08-23
   listed $79,900 178-char remark

   Show marketing remark (178 chars)

   COMPLETELY RENOVATED INCLUDING NEW ROOF, APPLIANCES, HEATING SYSTEM. CARPET ALLOWANCE, BEAUTIFULLY AND TASTEFULLY DECORATED. CONVENIENT TO FT GORDON IN NEWER SECTION OF WOODLAKE.

ⓘ 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: $2,080 · $173/mo
• Projected year-2 tax: $2,080 · $173/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $18,668
• − Mortgage interest: −$8,402
• − Property taxes: −$2,080
• − Insurance: −$750
• − Repairs & maintenance: −$1,493
• − Management: −$1,493
• − Depreciation: −$4,364
• Taxable income: $85
• Est. tax owed @ 24.0%: −$20
• After-tax cash flow: $2,458/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): 44,109
• Household income: $70,202
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 867.0

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 (62%)
• Race & ethnicity: Black 62% White 27% Two or more races 5% Hispanic / Latino 4%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% 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: ▼ -51.74%
• Current HPI: 162.4074
• Rent YoY: ▼ -0.71%
• 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

+87.7% since first listed

7 events — show timeline

• 2026-04-21 Listed $150,000 Hive MLS
• 2026-04-21 Listing Removed — Hive MLS
• 2026-04-21 Listing Removed — Hive MLS
• 2026-04-21 Listing Removed — Hive MLS
• 2026-04-21 Listed $150,000 Hive MLS
• 1999-08-24 Sold (MLS) $79,900 Hive MLS
• 1999-08-23 Listed $79,900 Hive MLS

Property tax history

+3.4%/yr

Latest (2025): $2,080 · -5.5% YoY. Source: county tax records.