385 Azalea Ave · Augusta-Richmond County consolidated government (balance), GA 30901

$90,000

3 bd · 2.0 ba · 1,660 sqft · SingleFamily public records · 23 Days on market

Built 1966 7,405 sqft lot $54/sqft · 21% below area Est $113k · 21% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks

nice nice 3br /2ba home located in the heart of the city

Key facts

• 7,405 sq ft lot
• Built 1966
• Listed 23 days

Property features AI

Finance

• Other: Zoning: r15; Lot is subdivided (approximately 0.17 acres, dimensions ~35 x 35); Subdivision: Sunnydale Park

Exterior

• Parking: Paved parking
• Utilities: Public water; Natural gas available
• Home design: Single-family residence; One story; Entry level on first floor; Brick construction (see remarks)
• Construction: Shingle roof; Block foundation; Built with brick (see remarks)
• Exterior features: Front porch; Back yard fencing; Has a view; No pool

Interior

• Kitchen: Built-in gas oven; Built-in electric oven
• Bedrooms: 7 total rooms (includes bedrooms and other living spaces)
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Ceiling fan(s); Unfinished basement
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $599 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.3% 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 A — 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: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 students, 98% FRL); Academy of Richmond County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,141 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 (-1.3%/yr); 129 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $1,577/mo this rent would consume 75% of the median local household income ($25k/yr) (locally 2063% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($622 loan paydown + $7k appreciation (8.2% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 0.0% rent growth), your $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — 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: 1.75% ✓
• Cap rate: 14.28%
• Cash-on-cash: 28.53%
• DSCR: 2.27
• GRM: 4.8

CMA / ARV

• ARV (median comp): $113,283
• List price: $90,000
• Delta: -20.55%
• 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
512 3rd Street St	0.64mi	3/2.0	1,659 (-0%)	12mo	$197,750	$119	60
218 Broad St	0.61mi	3/2.0	1,586 (-4%)	5mo	$237,750	$150	60
512 2nd St	0.48mi	4/2.0 (+1)	1,623 (-2%)	15mo	$255,000	$157	57
222 Ellis ST St	0.61mi	4/2.0 (+1)	1,658 (-0%)	12mo	$230,000	$139	56
247 Ellis St	0.68mi	3/2.0	1,752 (+6%)	4mo	$100,000	$57	56
107 E Hall St	0.46mi	3/2.0	1,548 (-7%)	15mo	$54,000	$35	55
312 E View Dr	0.65mi	3/1.5	1,596 (-4%)	10mo	$149,000	$93	53
6 Hall St	0.55mi	3/2.0	1,570 (-5%)	21mo	$150,000	$96	48
118 E Hale St	0.41mi	3/2.0	1,413 (-15%)	10mo	$139,900	$99	47
105 Broad St	0.52mi	4/2.0 (+1)	1,512 (-9%)	15mo	$160,000	$106	43
522 2nd St	0.47mi	4/2.0 (+1)	1,521 (-8%)	19mo	$235,000	$155	43
507 Fairhope St	0.73mi	3/2.0	1,450 (-13%)	16mo	$245,000	$169	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 41.1%
• Equity multiple: 3.84×
• Total profit: $71,692
• Equity at exit: $69,482

10-year hold

• IRR: 35.3%
• Equity multiple: 7.80×
• Total profit: $171,311
• Equity at exit: $138,990

Cash invested: $25,200 (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 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 129
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,577 high
• Mortgage (P&I): −$472
• Tax from tax record: −$137 /mo · $1,644/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $599

Break-even live

Break-even rent $818

Max offer price $90,000

Occupancy floor 57%

Sensitivity live

Price	-10% $650	-5% $625	+0% $599	+5% $574	+10% $548
Rent	-10% $475	-5% $537	+0% $599	+5% $661	+10% $724
Rate	-1.0pp $644	-0.5pp $622	base $599	+0.5pp $576	+1.0pp $552

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Telfair St Unit B Augusta, GA	4.0	3.5	1400	$2,000	$1.43	14d	1	0.40mi
112 Telfair St Unit A Augusta, GA	4.0	3.0	1400	$2,300	$1.64	14d	1	0.40mi
134 Broad St Augusta, GA	2.0	1.0	1100	$1,150	$1.05	44d	1	0.57mi
136 Broad St Augusta, GA	2.0	1.0	1200	$1,100	$0.92	44d	1	0.57mi
329 E View Dr Augusta, GA	3.0	1.5	1260	$1,300	$1.03	24d	1	0.61mi
211 Broad St Augusta, GA	3.0	2.0	1200	$1,350	$1.12	44d	1	0.63mi
320 3rd St Augusta, GA	2.0	1.0	1117	$1,200	$1.07	44d	1	0.68mi
106 Tybee Ct Augusta, GA	3.0–4.0	2.0	1336	$1,071	$0.80	44d	4	0.84mi

Listing history 7 events

1. 2026-06-07
   status $90,000 Pending 23 DOM
2. 2026-06-03
   days on market $90,000 Active 23 DOM
3. 2026-06-02
   days on market $90,000 Active 22 DOM
4. 2026-06-01
   days on market $90,000 Active 21 DOM
5. 2026-05-31
   days on market $90,000 Active 20 DOM
6. 2026-05-30
   days on market $90,000 Active 19 DOM
7. 2026-05-11
   listed $90,000 Active 56-char remark

ⓘ 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: $1,644 · $137/mo
• Projected year-2 tax: $1,644 · $137/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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,921
• − Mortgage interest: −$5,041
• − Property taxes: −$1,644
• − Insurance: −$450
• − Repairs & maintenance: −$1,514
• − Management: −$1,514
• − Depreciation: −$2,618
• Taxable income: $6,140
• Est. tax owed @ 24.0%: −$1,474
• After-tax cash flow: $5,716/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): 16,484
• Household income: $25,163
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 2063.0

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: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 8.18%
• Current HPI: 206.3145
• Rent YoY: ▼ -1.31%
• 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

2 events — show timeline

• 2026-06-03 Pending — Hive MLS
• 2026-05-11 Listed $90,000 Hive MLS

Property tax history

+5.5%/yr

Latest (2025): $1,644 · +4.3% YoY. Source: county tax records.