3211 Tate Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$99,900

3 bd · 1.5 ba · 1,450 sqft · SingleFamily public records · 38 Days on market

Built 1968 8,712 sqft lot $69/sqft · 39% below area Est $165k · 39% under

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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 +29.5/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• 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

Welcome to this charming and affordable 3 bedroom, 1.5 bath home offering 1450 sq ft of comfortable living space! Built 1968 and situated on a 0.20 acre lot, this home is full of potential - perfect for first time homebuyers or savvy investors looking to add to their portfolio. Step inside to find a spacious layout featuring a large living area and separate dining space, ideal for entertaining or everyday living. The home offers generously sized bedrooms and plenty of natural light throughout. Outside, enjoy a manageable yard with room to pensonalize and make your own. With a little TLC, this property can truly shine! Whether you're looking to move in or maximize rental income, this is an opportunity you don't want to miss! Contact your Favorite Brokerage today - we are always ready to work hard for you!

Key facts

• 8,712 sq ft lot
• Built 1968
• Listed 38 days

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer / sewer connected
• Home design: Single-family residence; One-story home; Entry level on the first floor
• Construction: Brick construction; Composition roof; Built with a crawl space foundation
• Exterior features: Front porch; Fenced yard; Has a view

Interior

• Kitchen: Refrigerator
• Flooring: Other flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric heating; Heat pump
• Interior features: Refrigerator included; Crawl space / no basement; Total of 6 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $356 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: Terrace Manor Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 254 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 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; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 34% 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 $691 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 38 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.32% ✓
• Cap rate: 10.58%
• Cash-on-cash: 15.29%
• DSCR: 1.68
• GRM: 6.3

CMA / ARV

• ARV (median comp): $165,055
• List price: $99,900
• Delta: -33.42%
• 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
3128 Bellemeade Dr	0.28mi	3/2.0	1,400 (-3%)	5mo	$177,000	$126	75
2847 Glenn Hills Cir	0.34mi	4/2.0 (+1)	1,590 (+10%)	1mo	$215,000	$135	60
2048 Signal Hill Ct Lot 27	0.32mi	3/2.0	1,256 (-13%)	1mo	$246,930	$197	60
2059 Signal Hill Ct	0.28mi	3/2.0	1,256 (-13%)	3mo	$245,930	$196	60
2064 Signal Hill Ct	0.27mi	3/2.0	1,256 (-13%)	4mo	$262,864	$209	60
2056 Signal Hill Ct	0.30mi	3/2.0	1,256 (-13%)	5mo	$251,873	$201	58
2040 Signal Hill Ct	0.34mi	3/2.0	1,256 (-13%)	3mo	$247,430	$197	58
2055 Signal Hill Ct	0.30mi	3/2.5	1,663 (+15%)	3mo	$270,630	$163	56
2063 Signal Hill Ct	0.27mi	3/2.5	1,663 (+15%)	4mo	$269,630	$162	55
2044 Signal Hill Ct	0.33mi	3/2.5	1,663 (+15%)	3mo	$272,630	$164	54
2811 Glenn Hills Dr	0.55mi	3/2.0	1,608 (+11%)	2mo	$158,500	$99	53
1048 Richland Crk Dr	0.43mi	3/2.0	1,256 (-13%)	4mo	$245,430	$195	52

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: 2.6%
• Equity multiple: 1.10×
• Total profit: $2,662
• Equity at exit: $14,895

10-year hold

• IRR: 9.0%
• Equity multiple: 1.60×
• Total profit: $16,661
• Equity at exit: $8,638

Cash invested: $27,972 (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 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 364
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,322 high
• Mortgage (P&I): −$524
• Tax from tax record: −$122 /mo · $1,464/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$278
• Net cashflow: $356

Break-even live

Break-even rent $870

Max offer price $99,900

Occupancy floor 68%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3309 Tate Rd Augusta, GA	3.0	2.0	1796	$1,500	$0.84	44d	1	0.25mi
2830 Lumpkin Rd Unit A Augusta, GA	3.0	1.5	1000	$900	$0.90	23d	1	0.32mi
2612 Lumpkin Rd Augusta, GA	3.0	1.5	1614	$1,450	$0.90	44d	1	0.77mi
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	44d	1	0.94mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	23d	1	1.05mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	44d	1	1.21mi
1500 Champions Pines Ln Augusta, GA	1.0–2.0	1.0–2.0	825	$1,140	$1.38	23d	14	1.29mi
1924 N Leg Rd Augusta, GA	1.0–2.0	1.0	939	$1,050	$1.12	23d	3	1.29mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	23d	1	1.33mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	44d	1	1.33mi
3320 Hillis Rd Augusta, GA	4.0	3.0	1788	$1,850	$1.03	14d	1	1.34mi
3412 Kensington Dr N Augusta, GA	3.0	2.0	1225	$1,350	$1.10	23d	1	1.35mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	44d	1	1.37mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	44d	1	1.39mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	23d	1	1.39mi
2708 Blossom Dr Unit B Augusta, GA	2.0	1.5	896	$950	$1.06	44d	1	1.40mi
255 Reservation Way Augusta, GA	2.0	2.0	1170	$1,440	$1.23	21d	15	1.40mi
101 Little Rock Dr Augusta, GA	2.0	2.0	1031	$1,690	$1.64	44d	1	1.40mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	1.40mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	1.43mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	23d	3	1.46mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	14d	1	1.46mi
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$970	$0.90	23d	6	1.49mi

Listing history 21 events

1. 2026-06-18
   days on market $99,900 Active 38 DOM
2. 2026-06-17
   days on market $99,900 Active 37 DOM
3. 2026-06-16
   days on market $99,900 Active 36 DOM
4. 2026-06-15
   days on market $99,900 Active 35 DOM
5. 2026-06-14
   days on market $99,900 Active 33 DOM
6. 2026-06-10
   days on market $99,900 Active 30 DOM
7. 2026-06-09
   days on market $99,900 Active 29 DOM
8. 2026-06-09
   pricedays on marketlisting id $99,900 Active 28 DOM
9. 2026-06-08
   days on market $109,900 Active 39 DOM

   Show marketing remark (829 chars)

   Welcome to this charming and affordable 3 bedroom, 1.5 bath home offering 1450 sq ft of comfortable living space! Built 1968 and situated on a 0.20 acre lot, this home is full of potential - perfect for first time homebuyers or savvy investors looking to add to their portfolio. Step inside to find a spacious layout featuring a large living area and separate dining space, ideal for entertaining or everyday living. The home offers generously sized bedrooms and plenty of natural light throughout. Outside, enjoy a manageable yard with room to pensonalize and make your own. With a little TLC, this property can truly shine! Whether you're looking to move in or maximize rental income, this is an opportunity you don't want to miss! Contact your Favorite Brokerage today - we are always ready to work hard for you!

10. 2026-06-07
    days on market $109,900 Active 38 DOM
11. 2026-06-03
    days on market $109,900 Active 34 DOM
12. 2026-06-02
    days on market $109,900 Active 33 DOM
13. 2026-06-01
    days on market $109,900 Active 32 DOM
14. 2026-05-31
    days on market $109,900 Active 31 DOM
15. 2026-05-30
    days on market $109,900 Active 30 DOM
16. 2026-05-11
    historical
17. 2026-04-30
    listed $109,900 New 829-char remark

    Show marketing remark (829 chars)

    Welcome to this charming and affordable 3 bedroom, 1.5 bath home offering 1450 sq ft of comfortable living space! Built 1968 and situated on a 0.20 acre lot, this home is full of potential - perfect for first time homebuyers or savvy investors looking to add to their portfolio. Step inside to find a spacious layout featuring a large living area and separate dining space, ideal for entertaining or everyday living. The home offers generously sized bedrooms and plenty of natural light throughout. Outside, enjoy a manageable yard with room to pensonalize and make your own. With a little TLC, this property can truly shine! Whether you're looking to move in or maximize rental income, this is an opportunity you don't want to miss! Contact your Favorite Brokerage today - we are always ready to work hard for you!

18. 2026-04-30
    listed $109,900 Active

    Show marketing remark (829 chars)

    Welcome to this charming and affordable 3 bedroom, 1.5 bath home offering 1450 sq ft of comfortable living space! Built 1968 and situated on a 0.20 acre lot, this home is full of potential - perfect for first time homebuyers or savvy investors looking to add to their portfolio. Step inside to find a spacious layout featuring a large living area and separate dining space, ideal for entertaining or everyday living. The home offers generously sized bedrooms and plenty of natural light throughout. Outside, enjoy a manageable yard with room to pensonalize and make your own. With a little TLC, this property can truly shine! Whether you're looking to move in or maximize rental income, this is an opportunity you don't want to miss! Contact your Favorite Brokerage today - we are always ready to work hard for you!

19. 2026-04-30
    listed $109,900 Active

    Show marketing remark (829 chars)

    Welcome to this charming and affordable 3 bedroom, 1.5 bath home offering 1450 sq ft of comfortable living space! Built 1968 and situated on a 0.20 acre lot, this home is full of potential - perfect for first time homebuyers or savvy investors looking to add to their portfolio. Step inside to find a spacious layout featuring a large living area and separate dining space, ideal for entertaining or everyday living. The home offers generously sized bedrooms and plenty of natural light throughout. Outside, enjoy a manageable yard with room to pensonalize and make your own. With a little TLC, this property can truly shine! Whether you're looking to move in or maximize rental income, this is an opportunity you don't want to miss! Contact your Favorite Brokerage today - we are always ready to work hard for you!

20. 2024-04-11
    soldstatus $105,000
21. 2000-08-22
    soldstatus $59,900

ⓘ 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: $1,464 · $122/mo
• Projected year-2 tax: $1,464 · $122/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $15,858
• − Mortgage interest: −$5,596
• − Property taxes: −$1,464
• − Insurance: −$500
• − Repairs & maintenance: −$1,269
• − Management: −$1,269
• − Depreciation: −$2,906
• Taxable income: $2,855
• Est. tax owed @ 24.0%: −$685
• After-tax cash flow: $3,593/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

+66.8% since first listed

8 events — show timeline

• 2026-06-08 Price Changed $99,900 Hive MLS
• 2026-06-08 Price Changed $99,900 GAMLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-30 Listed $109,900 Hive MLS
• 2026-04-30 Listed $109,900 Hive MLS
• 2026-04-30 Listed $109,900 GAMLS
• 2024-04-11 Sold (Public Records) $105,000 Public Records
• 2000-08-22 Sold (Public Records) $59,900 Public Records

Property tax history

+9.0%/yr

Latest (2025): $1,464 · -14.6% YoY. Source: county tax records.