2521 Briarwood Ave · Augusta-Richmond County consolidated government (balance), GA 30906

$114,900

3 bd · 1.0 ba · 1,128 sqft · SingleFamily public records · 22 Days on market

Built 1954 0.25 ac lot Est $129k · 11% 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 +25.8/30.0
• ARV discount +12.3/15.0
• DSCR +8.6/10.0
• 1% rule +6.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good fixer-upper. Has great potential with TLC. Good for investor or fix up to rent.

Key facts

• Dining area
• Eat-in kitchen
• Spacious living room

Tags

• SINGLE-FAMILY RANCH HOME
• SPACIOUS LIVING ROOM
• DINING AREA
• EAT-IN KITCHEN
• CENTRAL HEATING AND AIR
• PUBLIC WATER AND SEWER

Property features AI

Finance

• Other: Accepted financing: Cash, Conventional, FHA, VA
• HOA & community: No HOA

Exterior

• Parking: Open parking with a parking pad
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family house; One story; Resale property
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1954
• Exterior features: Level lot

Interior

• Kitchen: Dishwasher; Refrigerator; Pantry
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl; Hardwood
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Dining room and living room combined; Pantry
• Laundry & utility: Laundry closet; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $277 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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: Terrace Manor Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 254 students, 98% FRL); Murphey Middle School (math 0% / reading 6%, grade F, #469 of 470 statewide, top 100%, 635 students, 98% FRL); Josey High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 779 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 4% at this address vs 16% district-wide (-12 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 $794 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 22 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $90k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $113,176 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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: 1.15% ✓
• Cap rate: 9.19%
• Cash-on-cash: 10.35%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $128,592
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2524 Elderberry Dr	0.09mi	3/1.0	1,200 (+6%)	9mo	$129,900	$108	77
1825 Medlar St	0.06mi	3/1.5	1,000 (-11%)	2mo	$97,000	$97	75
3207 E Gerald Dr	0.35mi	3/2.0	1,152 (+2%)	3mo	$179,000	$155	74
2019 Dunham Ct	0.37mi	3/1.0	1,200 (+6%)	1mo	$104,900	$87	72
3209 E Gerald Dr	0.36mi	3/2.0	1,221 (+8%)	4mo	$138,700	$114	62
2030 Virginia Ave	0.63mi	3/2.0	1,189 (+5%)	5mo	$159,900	$134	53
1907 Virginia Ave	0.73mi	3/2.0	1,133 (+0%)	11mo	$128,900	$114	52
2520 Reese Ave	0.69mi	2/1.0 (-1)	1,073 (-5%)	5mo	$76,000	$71	51
2707 Smith Dr	0.53mi	3/2.0	1,243 (+10%)	11mo	$176,000	$142	45
2126 Harding Rd	0.68mi	3/2.0	1,260 (+12%)	3mo	$155,000	$123	42
2021 Virginia Ave	0.64mi	3/1.5	1,296 (+15%)	3mo	$78,000	$60	41
3326 Sylvester Dr	0.69mi	3/1.0	960 (-15%)	5mo	$149,900	$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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-4,826
• Equity at exit: $17,132

10-year hold

• IRR: 1.8%
• Equity multiple: 1.11×
• Total profit: $3,577
• Equity at exit: $9,934

Cash invested: $32,172 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,323 high
• Mortgage (P&I): −$603
• Tax from tax record: −$117 /mo · $1,410/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $277

Break-even live

Break-even rent $972

Max offer price $114,900

Occupancy floor 74%

Sensitivity live

Price	-10% $342	-5% $310	+0% $277	+5% $245	+10% $212
Rent	-10% $173	-5% $225	+0% $277	+5% $330	+10% $382
Rate	-1.0pp $335	-0.5pp $307	base $277	+0.5pp $248	+1.0pp $217

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: $28,725
• Closing costs: $3,447
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	24d	1	0.18mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	44d	1	0.18mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	44d	1	0.34mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	24d	1	0.41mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	44d	1	0.41mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	22d	6	0.64mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	45d	1	0.89mi
1915 Dianne Dr Augusta, GA	3.0	1.0	1196	$1,236	$1.03	44d	1	0.91mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	45d	1	0.98mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	0.98mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	44d	3	0.99mi
1916 Preston Dr Augusta, GA	3.0	1.5	1134	$1,055	$0.93	44d	1	1.02mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	1.07mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	24d	1	1.10mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	44d	1	1.11mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	22d	1	1.39mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	15d	1	1.44mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	15d	7	1.46mi

Listing history 26 events

1. 2026-06-18
   days on market $114,900 Active 22 DOM
2. 2026-06-17
   days on market $114,900 Active 21 DOM
3. 2026-06-16
   days on market $114,900 Active 20 DOM
4. 2026-06-15
   days on market $114,900 Active 19 DOM
5. 2026-06-14
   days on market $114,900 Active 17 DOM
6. 2026-06-10
   statusdays on market $114,900 Active 14 DOM
7. 2026-06-09
   days on market $114,900 New 13 DOM
8. 2026-06-08
   days on market $114,900 New 12 DOM
9. 2026-06-07
   days on market $114,900 New 11 DOM
10. 2026-06-03
    days on market $114,900 New 7 DOM
11. 2026-06-02
    days on market $114,900 New 6 DOM
12. 2026-06-01
    days on market $114,900 New 5 DOM
13. 2026-05-31
    days on market $114,900 New 4 DOM
14. 2026-05-30
    days on market $114,900 New 3 DOM
15. 2026-05-27
    listed $114,900 New
16. 2026-05-11
    historical
17. 2026-02-13
    price $55,900 84-char remark

    Show marketing remark (84 chars)

    Good fixer-upper. Has great potential with TLC. Good for investor or fix up to rent.

18. 2022-09-17
    historical 84-char remark

    Show marketing remark (84 chars)

    Good fixer-upper. Has great potential with TLC. Good for investor or fix up to rent.

19. 2022-06-03
    listed $120,000 84-char remark

    Show marketing remark (84 chars)

    Good fixer-upper. Has great potential with TLC. Good for investor or fix up to rent.

20. 2022-06-03
    soldstatus $90,000

    Show marketing remark (84 chars)

    Good fixer-upper. Has great potential with TLC. Good for investor or fix up to rent.

21. 2021-10-29
    historical
22. 2021-05-17
    listed $120,000
23. 2021-05-17
    listed $120,000
24. 2006-11-08
    soldstatus $46,000 Closed 84-char remark

    Show marketing remark (84 chars)

    Good fixer-upper. Has great potential with TLC. Good for investor or fix up to rent.

25. 2006-11-08
    soldstatus $46,000

    Show marketing remark (84 chars)

    Good fixer-upper. Has great potential with TLC. Good for investor or fix up to rent.

26. 2006-05-10
    listed $55,900

ⓘ 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: $1,410 · $117/mo
• Projected year-2 tax: $1,410 · $117/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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥109°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $15,878
• − Mortgage interest: −$6,436
• − Property taxes: −$1,410
• − Insurance: −$574
• − Repairs & maintenance: −$1,270
• − Management: −$1,270
• − Depreciation: −$3,343
• Taxable income: $1,574
• Est. tax owed @ 24.0%: −$378
• After-tax cash flow: $2,951/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

+105.5% since first listed

12 events — show timeline

• 2026-05-27 Listed $114,900 GAMLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-02-13 Price Changed $55,900 Hive MLS
• 2022-09-17 Listing Removed — Hive MLS
• 2022-06-03 Sold (Public Records) $90,000 Public Records
• 2022-06-03 Listed $120,000 Hive MLS
• 2021-10-29 Listing Removed — Hive MLS
• 2021-05-17 Listed $120,000 Hive MLS
• 2021-05-17 Listed $120,000 Hive MLS
• 2006-11-08 Sold (MLS) $46,000 Hive MLS
• 2006-11-08 Sold (MLS) $46,000 Hive MLS
• 2006-05-10 Listed $55,900 Hive MLS

Property tax history

+1.7%/yr

Latest (2025): $1,410 · +6.2% YoY. Source: county tax records.