805 Perry Ct · Augusta-Richmond County consolidated government (balance), GA 30901

$149,900

3 bd · 2.0 ba · 1,215 sqft · SingleFamily public records

Built 1987 10,019 sqft lot Est $135k · 11% over

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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 +15.9/30.0
• Appreciation +9.1/10.0
• DSCR +4.9/10.0
• 1% rule +3.7/10.0
• ARV discount +2.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks

Discover 805 Perry Ct, this charming 3 bedroom 2 bath brick residence is a perfect starter home or investment opportunity. The well-maintained property is nestled in a quiet, peaceful cul de sac, great for enjoying the yard and neighborhood. Conveniently located near the medical college and downtown Augusta. Schedule your tour today!

Key facts

• 0.23 acre lot
• Garage
• Built 1987

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 $72 ($862/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 $131k (12.6% below list).
• Recommended offer: $131k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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 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: Jenkins-White Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 389 students, 98% FRL); W.S. Hornsby Middle School (math 2% / reading 5%, grade F, #468 of 470 statewide, top 100%, 399 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; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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).

Forward outlook

• In year one you build about $13k of equity ($1k loan paydown + $12k 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 18y 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 $42k; list at $150k implies a 257% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 65% 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 $131,035 (12.6% 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: 0.87% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.05%
• DSCR: 1.09
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $134,865
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1015 Dugas St	0.43mi	3/2.0	1,182 (-3%)	4mo	$132,000	$112	72
1421 1/2 Picquet Ave	0.26mi	3/1.0	1,188 (-2%)	10mo	$95,000	$80	72
919 Wrightsboro Rd	0.11mi	4/2.0 (+1)	1,361 (+12%)	16mo	$115,000	$84	56
914 Pine St	0.53mi	3/2.5	1,248 (+3%)	16mo	$247,000	$198	56
912 Pine St	0.54mi	3/2.5	1,248 (+3%)	17mo	$227,000	$182	54
1021 Miller St	0.50mi	4/1.0 (+1)	1,317 (+8%)	1mo	$45,000	$34	53
1335 Conklin Ave	0.69mi	3/2.0	1,200 (-1%)	16mo	$145,000	$121	53
1431 Perry St	0.70mi	3/1.5	1,269 (+4%)	10mo	$110,000	$87	49
1608 Mill St	0.64mi	3/1.0	1,167 (-4%)	20mo	$30,000	$26	43
1757 Old Savannah Rd	0.75mi	3/2.0	1,148 (-6%)	17mo	$174,000	$152	42
1435 Perry Ave	0.72mi	3/2.0	1,303 (+7%)	19mo	$145,000	$111	39
1147 Mercier St	0.70mi	4/1.0 (+1)	1,316 (+8%)	10mo	$42,000	$32	36

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: 20.9%
• Equity multiple: 2.53×
• Total profit: $64,193
• Equity at exit: $115,726

10-year hold

• IRR: 18.5%
• Equity multiple: 5.19×
• Total profit: $175,841
• Equity at exit: $231,496

Cash invested: $41,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$786
• Tax from tax record: −$115 /mo · $1,378/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $72

Break-even live

Break-even rent $1,219

Max offer price $149,900

Occupancy floor 90%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Laney Walker Blvd Augusta, GA	2.0	1.0	885	$935	$1.06	44d	5	0.24mi
1016 Laney Walker Blvd Augusta, GA	1.0–2.0	1.0	794	$995	$1.25	23d	4	0.24mi
1232 12th St Unit D Augusta, GA	2.0	1.0	800	$1,000	$1.25	44d	1	0.32mi
953 Hopkins St Augusta, GA	3.0	1.0	806	$1,100	$1.36	44d	1	0.34mi
913 Walker St Augusta, GA	2.0	2.0	1000	$1,200	$1.20	14d	1	0.82mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	44d	1	0.94mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	23d	1	0.96mi
505 13th St Augusta, GA	2.0	2.0	950	$1,122	$1.18	44d	3	1.01mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	21d	13	1.05mi
936 Broad St #317 Augusta, GA	2.0	2.0	1184	$1,600	$1.35	23d	1	1.09mi
828 Broad St Augusta, GA	2.0	1.0	750	$995	$1.33	23d	1	1.09mi
828 Broad St Unit B Augusta, GA	2.0	1.0	750	$995	$1.33	44d	1	1.09mi
821 Forsythe St Augusta, GA	2.0	1.0	754	$895	$1.19	14d	1	1.10mi
1030 Broad St Unit D Augusta, GA	2.0	1.0	880	$1,015	$1.15	44d	1	1.11mi
1030 Broad St Unit C Augusta, GA	2.0	1.0	900	$1,225	$1.36	23d	1	1.11mi
1030 Broad St Unit D Augusta, GA	2.0	1.0	880	$1,015	$1.15	23d	1	1.11mi
1030 Broad St Augusta, GA	2.0	1.0	880	$1,225	$1.39	44d	1	1.11mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	44d	1	1.12mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	23d	1	1.12mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	23d	1	1.16mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	44d	1	1.16mi
410 4th St Unit A Augusta, GA	2.0	1.5	925	$985	$1.06	23d	1	1.18mi
320 3rd St Augusta, GA	2.0	1.0	1117	$1,200	$1.07	44d	1	1.31mi
112 Telfair St Unit B Augusta, GA	4.0	3.5	1400	$2,000	$1.43	14d	1	1.40mi
112 Telfair St Unit A Augusta, GA	4.0	3.0	1400	$2,300	$1.64	14d	1	1.40mi
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	44d	1	1.43mi
112 3rd St Apt F Augusta, GA	2.0	1.0	754	$990	$1.31	14d	1	1.43mi
204 Ellis St Augusta, GA	2.0	1.0	1029	$1,350	$1.31	14d	1	1.44mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	44d	1	1.45mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	23d	1	1.45mi

Listing history 17 events

1. 2026-05-11
   historical
2. 2026-04-20
   status Pending
3. 2026-04-20
   historical
4. 2026-04-17
   historical
5. 2026-04-07
   listed $149,900 Active
6. 2026-04-07
   listed $149,900
7. 2026-03-08
   historical
8. 2026-02-13
   price $42,000
9. 2026-02-11
   price $149,900
10. 2025-09-08
    listed $149,900
11. 2025-09-08
    listed $152,500 Active
12. 2024-02-07
    soldstatus $42,000
13. 2023-11-02
    listed $316,095
14. 2008-07-18
    soldstatus $42,000 Closed
15. 2008-07-18
    soldstatus $42,000
16. 2008-04-22
    listed $42,000
17. 1988-02-01
    soldstatus $45,000

ⓘ 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: $1,378 · $115/mo
• Projected year-2 tax: $1,379 · $115/mo
• Expected delta: +$2/yr ($0/mo · 0.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,724
• − Mortgage interest: −$8,397
• − Property taxes: −$1,378
• − Insurance: −$750
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$4,361
• Taxable loss: −$1,676
• Est. tax savings @ 24.0%: +$402
• After-tax cash flow: $1,264/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

+233.1% since first listed

17 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-20 Pending — Hive MLS
• 2026-04-20 Listing Removed — Hive MLS
• 2026-04-17 Listing Removed — Hive MLS
• 2026-04-07 Listed $149,900 Hive MLS
• 2026-04-07 Listed $149,900 Hive MLS
• 2026-03-08 Listing Removed — Hive MLS
• 2026-02-13 Price Changed $42,000 Hive MLS
• 2026-02-11 Price Changed $149,900 Hive MLS
• 2025-09-08 Listed $152,500 Hive MLS
• 2025-09-08 Listed $149,900 Hive MLS
• 2024-02-07 Sold (MLS) $42,000 Hive MLS
• 2023-11-02 Listed $316,095 Hive MLS
• 2008-07-18 Sold (MLS) $42,000 Hive MLS
• 2008-07-18 Sold (MLS) $42,000 Hive MLS
• 2008-04-22 Listed $42,000 Hive MLS
• 1988-02-01 Sold (Public Records) $45,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,378 · +16.0% YoY. Source: county tax records.