2564 Richmond Hill Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$79,900

3 bd · 2.0 ba · 1,462 sqft · SingleFamily public records · 3 Days on market

Built 1950 0.41 ac lot $55/sqft · 52% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

3 bedroom 2 bath brick ranch in good condition. Newly renovatied with new laminate, paint, vinyl, counter tops and windows. Ceramic tile in baths. Carpet allowance for bedroom carpets and install dishwasher. Large screen porch for entertaining. Fireplace in great room. Must see this one.

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Brick and vinyl siding exterior; Metal roof; Slab foundation; Built on a 0.41-acre lot with approximate dimensions 125 x 164 x 120 x 149
• Exterior features: Enclosed patio/porch; Side porch; Outbuilding

Interior

• Kitchen: Dishwasher; Gas water heater
• Flooring: Laminate flooring; Ceramic tile flooring; Hardwood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Fireplace heating; Has heating
• Interior features: 6 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $545 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Cap rate 14.5% 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: Wheeless Road Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 557 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; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 36% 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 0.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 15y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $79,900

Questions for the listing agent

1. Built in 1950 — 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: 1.72% ✓
• Cap rate: 14.48%
• Cash-on-cash: 29.24%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (median comp): $164,771
• List price: $79,900
• Delta: -51.51%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2564 Richmond Hill Rd	0.00mi	3/2.0	1,462 (0%)	1mo	$79,900	$55	99
2261 Overlook Rd	0.20mi	3/2.0	1,576 (+8%)	6mo	$140,000	$89	73
2204 Sandra Ct	0.12mi	4/2.0 (+1)	1,325 (-9%)	2mo	$150,000	$113	72
2702 Richmond Hill Rd	0.43mi	3/1.5	1,403 (-4%)	1mo	$151,000	$108	70
2306 Overlook Rd	0.37mi	4/2.0 (+1)	1,550 (+6%)	9mo	$189,000	$122	60
2309 Poteet St	0.40mi	3/2.0	1,336 (-9%)	10mo	$128,000	$96	59
2222 Killebrew Ave	0.52mi	2/2.0 (-1)	1,382 (-6%)	7mo	$37,000	$27	56
2116 Gatewood Dr	0.58mi	4/2.0 (+1)	1,413 (-3%)	10mo	$190,000	$134	54
2407 Southgate Dr	0.56mi	4/2.0 (+1)	1,380 (-6%)	7mo	$47,500	$34	54
2140 Richards Rd	0.57mi	3/2.0	1,260 (-14%)	6mo	$158,000	$125	45
2380 Franklin St	0.75mi	3/2.0	1,341 (-8%)	8mo	$170,000	$127	44
2815 Anne St	0.70mi	3/1.0	1,273 (-13%)	4mo	$114,900	$90	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: 20.3%
• Equity multiple: 1.79×
• Total profit: $17,762
• Equity at exit: $11,913

10-year hold

• IRR: 26.4%
• Equity multiple: 3.00×
• Total profit: $44,663
• Equity at exit: $6,908

Cash invested: $22,372 (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 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 364
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,375 high
• Mortgage (P&I): −$419
• Tax from tax record: −$89 /mo · $1,066/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $545

Break-even live

Break-even rent $685

Max offer price $79,900

Occupancy floor 55%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	23d	1	0.09mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	21d	1	0.30mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	13d	7	0.57mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	0.69mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	43d	6	0.71mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	13d	1	0.71mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	43d	1	0.72mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	43d	1	0.74mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	23d	1	0.74mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	43d	1	0.74mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	23d	3	0.74mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	23d	1	0.76mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	43d	1	0.76mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	43d	1	0.80mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	43d	3	0.83mi
2484 Coleman Ave Augusta, GA	4.0	1.0	1662	$1,000	$0.60	43d	1	0.84mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	13d	1	0.88mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	23d	1	1.04mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	43d	1	1.09mi
2021 Fernwood Cir Augusta, GA	4.0	2.0	1593	$1,525	$0.96	43d	1	1.14mi
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	43d	1	1.19mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	43d	1	1.26mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	43d	1	1.35mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	23d	1	1.35mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	43d	1	1.38mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	44d	1	1.38mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	43d	1	1.49mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	23d	1	1.50mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	43d	1	1.50mi

Listing history 11 events

1. 2026-05-14
   status Pending 327-char remark
2. 2026-05-11
   historical
3. 2026-05-06
   listed $79,900 Active 327-char remark
4. 2026-05-06
   listed $79,900 Active
5. 2011-07-18
   soldstatus $69,900
6. 2011-07-06
   soldstatus $69,900

   Show marketing remark (288 chars)

   3 bedroom 2 bath brick ranch in good condition. Newly renovatied with new laminate, paint, vinyl, counter tops and windows. Ceramic tile in baths. Carpet allowance for bedroom carpets and install dishwasher. Large screen porch for entertaining. Fireplace in great room. Must see this one.

7. 2011-07-06
   soldstatus $69,900

   Show marketing remark (288 chars)

   3 bedroom 2 bath brick ranch in good condition. Newly renovatied with new laminate, paint, vinyl, counter tops and windows. Ceramic tile in baths. Carpet allowance for bedroom carpets and install dishwasher. Large screen porch for entertaining. Fireplace in great room. Must see this one.

8. 2011-01-21
   listed $69,900

   Show marketing remark (288 chars)

   3 bedroom 2 bath brick ranch in good condition. Newly renovatied with new laminate, paint, vinyl, counter tops and windows. Ceramic tile in baths. Carpet allowance for bedroom carpets and install dishwasher. Large screen porch for entertaining. Fireplace in great room. Must see this one.

9. 2011-01-21
   listed $69,900

   Show marketing remark (288 chars)

   3 bedroom 2 bath brick ranch in good condition. Newly renovatied with new laminate, paint, vinyl, counter tops and windows. Ceramic tile in baths. Carpet allowance for bedroom carpets and install dishwasher. Large screen porch for entertaining. Fireplace in great room. Must see this one.

10. 2010-04-08
    soldstatus $25,000
11. 2010-04-08
    soldstatus $25,000

ⓘ 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: $1,066 · $89/mo
• Projected year-2 tax: $1,066 · $89/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 7/10 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: $16,502
• − Mortgage interest: −$4,476
• − Property taxes: −$1,066
• − Insurance: −$400
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$2,324
• Taxable income: $5,596
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $5,200/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

+219.6% since first listed

12 events — show timeline

• 2026-05-27 Sold (MLS) $79,900 Hive MLS
• 2026-05-14 Pending — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-06 Listed $79,900 Hive MLS
• 2026-05-06 Listed $79,900 Hive MLS
• 2011-07-18 Sold (Public Records) $69,900 Public Records
• 2011-07-06 Sold (MLS) $69,900 Hive MLS
• 2011-07-06 Sold (MLS) $69,900 Hive MLS
• 2011-01-21 Listed $69,900 Hive MLS
• 2011-01-21 Listed $69,900 Hive MLS
• 2010-04-08 Sold (Public Records) $25,000 Public Records
• 2010-04-08 Sold (Public Records) $25,000 Public Records

Property tax history

-1.9%/yr

Latest (2025): $1,066 · +9.5% YoY. Source: county tax records.