2688 Barclay St · Augusta-Richmond County consolidated government (balance), GA 30815

$172,000

3 bd · 2.0 ba · 1,404 sqft · SingleFamily public records · 14 Days on market

Built 1981 1,404 sqft lot Est $177k · at est.

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Why this score? — see what drove the D 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 +15.6/30.0
• ARV discount +8.7/15.0
• DSCR +4.8/10.0
• 1% rule +3.9/10.0
• 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

Outstanding Opportunity in Woodlake Subdivision! This 3 Bedroom, 2 Bathroom home offers 1,404 Sq. Ft. of living space and sits on a 0.27 Acre Lot. This functional layout and oversized yard is ideal for families. pets. or future outdoor projects. Get into Hephzibah's established Woodlake community at a price that lets you build equity and add your personal touches as you make this home yours. This Property is being SOLD AS IS!! No seller repairs. The buyer is responsible for all inspections and due diligence. Property conveyed in current condition.

Key facts

• Oversized yard
• 1,404 sq ft lot
• Garage

Tags

• OVERSIZED YARD
• ESTABLISHED COMMUNITY

Property features AI

Finance

• Other: Residential zoning

Exterior

• Parking: 1 total parking space; 1-car garage; Concrete off-street parking
• Utilities: Sewer available; Water available
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Brick construction; Block foundation
• Exterior features: Patio; Chain link and partial fencing at back yard; Shingle roof; Has a view; Paved road frontage on city street and state road

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total rooms: 4
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Electric heating; Forced air heating; Fireplace heating
• Interior features: Ceiling fans; Eat-in kitchen; Window coverings; Fireplace(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $172k.

Deal economics

• At list price, monthly cash flow is $73 ($880/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (11.2% below list).
• Recommended offer: $153k (11.2% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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; 28 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: 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 $152,709 (11.2% below list)

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. 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?
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: 0.89% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.83%
• DSCR: 1.08
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $176,904
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2633 Crosscreek Rd	0.20mi	4/2.0 (+1)	1,404 (0%)	1mo	$175,000	$125	85
2655 Cranbrook Dr	0.27mi	3/2.0	1,377 (-2%)	3mo	$189,900	$138	81
3608 Monmouth Rd	0.24mi	3/2.0	1,392 (-1%)	9mo	$184,000	$132	80
2603 Crosscreek Rd	0.36mi	3/2.0	1,377 (-2%)	3mo	$115,000	$84	77
2705 Castletown Dr	0.27mi	3/2.0	1,377 (-2%)	8mo	$174,000	$126	77
2686 Crosscreek Rd	0.23mi	3/2.0	1,504 (+7%)	1mo	$115,000	$76	76
3605 Hill Top Ct	0.14mi	3/2.0	1,490 (+6%)	14mo	$210,000	$141	72
2509 Drumcliff Ct	0.59mi	3/2.0	1,412 (+1%)	2mo	$174,000	$123	70
2659 Cranbrook Dr	0.28mi	3/2.0	1,335 (-5%)	14mo	$175,000	$131	67
2503 Dewsbury Ct	0.47mi	3/2.0	1,234 (-12%)	1mo	$95,000	$77	57
2818 Cranbrook Dr	0.61mi	3/2.0	1,227 (-13%)	6mo	$175,000	$143	45
2627 Corning St	0.75mi	3/2.5	1,500 (+7%)	9mo	$176,500	$118	44

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: -16.7%
• Equity multiple: 0.43×
• Total profit: $-27,689
• Equity at exit: $25,646

10-year hold

• IRR: -14.8%
• Equity multiple: 0.26×
• Total profit: $-35,439
• 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 30815

• Home prices YoY: -24.2%
• Rents YoY: -0.7%
• Active inventory: 359
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,527 high
• Mortgage (P&I): −$902
• Tax from tax record: −$159 /mo · $1,913/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $73

Break-even live

Break-even rent $1,434

Max offer price $172,000

Occupancy floor 90%

Sensitivity live

Price	-10% $171	-5% $122	+0% $73	+5% $25	+10% $-24
Rent	-10% $-47	-5% $13	+0% $73	+5% $134	+10% $194
Rate	-1.0pp $160	-0.5pp $117	base $73	+0.5pp $29	+1.0pp $-17

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 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2604 Edmonton Ct Hephzibah, GA	3.0	2.0	1343	$1,190	$0.89	14d	1	0.04mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	24d	1	0.12mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	44d	1	0.12mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	44d	1	0.22mi
2727 Barclay St Hephzibah, GA	4.0	2.0	1430	$1,234	$0.86	44d	1	0.37mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	44d	1	0.55mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	24d	1	0.55mi
3528 Woodlake Rd Hephzibah, GA	3.0	2.0	1276	$1,400	$1.10	14d	1	0.70mi
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	44d	1	0.82mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1377	$1,600	$1.16	24d	1	0.93mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1400	$1,600	$1.14	44d	1	0.93mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	44d	1	0.94mi
2614 Andorra Dr Hephzibah, GA	3.0	2.0	1622	$1,395	$0.86	44d	1	1.02mi
2707 Gardenbrook Ct Augusta, GA	3.0	2.0	1728	$1,606	$0.93	44d	1	1.14mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	14d	1	1.16mi
3613 Alene Cir Augusta, GA	3.0	2.0	1260	$1,325	$1.05	14d	1	1.20mi
3524 Edgeworth Dr Hephzibah, GA	3.0	2.0	1200	$1,295	$1.08	24d	1	1.22mi
3001 Alene Ct Augusta, GA	4.0	2.0	1288	$1,631	$1.27	24d	1	1.25mi
2834 Brentway Dr Hephzibah, GA	3.0	2.0	1475	$1,600	$1.08	44d	1	1.30mi
3462 Firestone Dr Hephzibah, GA	3.0	2.5	1435	$1,800	$1.25	24d	1	1.30mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	44d	1	1.31mi
2817 Ridgecrest Dr Hephzibah, GA	4.0	2.0	1257	$1,495	$1.19	44d	1	1.31mi
2914 Cumberland Dr Augusta, GA	4.0	1.5	1650	$1,400	$0.85	22d	1	1.33mi
3519 Evangeline Dr Augusta, GA	4.0	1.5	1800	$1,595	$0.89	44d	1	1.34mi
3543 Windermere Dr Hephzibah, GA	4.0	2.0	1394	$1,550	$1.11	24d	1	1.44mi
3543 Windermere Dr Hephzibah, GA	4.0	2.0	1394	$1,550	$1.11	44d	1	1.44mi
2104 Julius Dr Augusta, GA	2.0	2.0	1128	$1,200	$1.06	22d	1	1.46mi
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	24d	1	1.48mi

Listing history 10 events

1. 2026-06-18
   days on market $172,000 Active 14 DOM
2. 2026-06-17
   days on market $172,000 Active 13 DOM
3. 2026-06-16
   days on market $172,000 Active 12 DOM
4. 2026-06-15
   days on market $172,000 Active 11 DOM
5. 2026-06-14
   days on market $172,000 Active 9 DOM
6. 2026-06-10
   days on market $172,000 Active 6 DOM
7. 2026-06-09
   days on market $172,000 Active 5 DOM
8. 2026-06-08
   days on market $172,000 Active 4 DOM
9. 2026-06-07
   remarks 553-char remark
10. 2026-06-07
    listed $172,000 Active 3 DOM

ⓘ 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: $1,913 · $159/mo
• Projected year-2 tax: $1,913 · $159/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 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: $18,325
• − Mortgage interest: −$9,635
• − Property taxes: −$1,913
• − Insurance: −$860
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$5,004
• Taxable loss: −$2,019
• Est. tax savings @ 24.0%: +$484
• After-tax cash flow: $1,364/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

1 event — show timeline

• 2026-06-03 Listed $172,000 Hive MLS

Property tax history

+4.7%/yr

Latest (2025): $1,913 · +141.9% YoY. Source: county tax records.