1541 Wooten Rd · Augusta-Richmond County consolidated government (balance), GA 30904

$138,000

3 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 41 Days on market

Built 1955 0.27 ac lot $126/sqft · 124% above area

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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 +21.0/30.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor special! Cash purchase only.

Key facts

• Hvac
• Appliances
• Luxury vinyl plank

Tags

• NEW ROOF
• HVAC
• LUXURY VINYL PLANK
• CERAMIC TILE FLOORING
• APPLIANCES
• COUNTERTOPS

Property features AI

Exterior

• Parking: Gravel parking
• Utilities: Public water; Public sewer; Sewer and water connected
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Concrete and stucco construction; Composition roof
• Exterior features: Covered side porch; Partial chain link fencing; Has a view; Wooded, secluded lot; Frontage on city street and state road

Interior

• Kitchen: Electric oven; Electric cooktop; Range; Dishwasher; Microwave; Garbage disposal; Electric water heater
• Bedrooms: Total rooms: 6
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Electric heating; Central air conditioning
• Interior features: Pantry; Eat-in kitchen; Storm windows; Insulated windows; Crawl space (no finished basement)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $138k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/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 $135k (2.5% below list).
• Recommended offer: $134k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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: Wilkinson Gardens Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 466 students, 98% FRL); Murphey Middle School (math 0% / reading 6%, grade F, #469 of 470 statewide, top 100%, 635 students, 98% FRL); Josey High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 779 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 4% at this address vs 16% district-wide (-12 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.3%/yr); 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $954 of loan paydown is wiped out by about $4k 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 41 days — a 3% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 22y ago; this cycle's ask has dropped $31k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $138k implies a 294% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $133,860 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 1955 — 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. 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?
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (median comp): $61,739
• List price: $138,000
• Delta: 123.52%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1723 Douglas St	0.29mi	3/1.0	1,000 (-9%)	4mo	$100,000	$100	68
1555 Koger St	0.08mi	2/1.0 (-1)	1,210 (+11%)	9mo	$40,000	$33	66
2113 Dyer St	0.43mi	3/1.0	1,040 (-5%)	8mo	$125,000	$120	65
1915 Olive Rd	0.55mi	2/1.0 (-1)	1,099 (+0%)	5mo	$42,500	$39	65
2020 Shirley Ave	0.42mi	3/2.0	1,144 (+5%)	7mo	$63,000	$55	63
2048 Wharton Dr	0.59mi	3/1.0	1,050 (-4%)	5mo	$124,500	$119	62
2004 Roosevelt Dr	0.35mi	3/1.0	984 (-10%)	6mo	$51,000	$52	62
1439 Dewitt Street St	0.51mi	3/1.0	1,014 (-7%)	8mo	$25,000	$25	57
1426 Essie Mcintyre Blvd	0.45mi	2/1.0 (-1)	1,015 (-7%)	10mo	$54,000	$53	54
1442 Essie Mcintyre Blvd	0.43mi	2/1.0 (-1)	948 (-13%)	5mo	$23,000	$24	49
2104 Roosevelt Dr	0.56mi	2/1.0 (-1)	983 (-10%)	12mo	$28,400	$29	42
1752 Pine Tree Rd	0.74mi	2/1.5 (-1)	1,218 (+11%)	2mo	$213,000	$175	38

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-8,202
• Equity at exit: $20,576

10-year hold

• IRR: 5.4%
• Equity multiple: 1.42×
• Total profit: $16,175
• Equity at exit: $11,932

Cash invested: $38,640 (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 30904

• Rents YoY: 4.3%
• Active inventory: 228
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,345 high
• Mortgage (P&I): −$724
• Tax from tax record: −$87 /mo · $1,039/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $195

Break-even live

Break-even rent $1,098

Max offer price $138,000

Occupancy floor 80%

Sensitivity live

Price	-10% $273	-5% $234	+0% $195	+5% $156	+10% $117
Rent	-10% $89	-5% $142	+0% $195	+5% $248	+10% $301
Rate	-1.0pp $265	-0.5pp $230	base $195	+0.5pp $159	+1.0pp $123

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: $34,500
• Closing costs: $4,140
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1750 Essie McIntyre Blvd Augusta, GA	2.0	1.0	720	$950	$1.32	45d	1	0.27mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	25d	1	0.32mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	25d	1	0.42mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	45d	1	0.42mi
2230 Hollis Rd Augusta, GA	2.0	1.0	1000	$975	$0.97	45d	1	0.55mi
1914 1/2 Kratha Dr Augusta, GA	2.0	1.0	1400	$995	$0.71	15d	1	0.61mi
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	45d	1	0.63mi
2125 Kennedy Dr Augusta, GA	2.0	1.0	750	$795	$1.06	15d	1	0.71mi
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	25d	1	0.72mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	45d	1	0.74mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	15d	1	0.87mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	45d	1	0.88mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	45d	1	0.90mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	15d	1	0.90mi
1719 Kissingbower Rd Augusta, GA	2.0	1.0	1185	$1,195	$1.01	23d	1	0.91mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	15d	1	0.93mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	45d	1	0.93mi
2726 Landing Loop Dr Augusta, GA	3.0	2.0	1008	$1,025	$1.02	46d	1	0.95mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	45d	1	0.95mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	45d	1	0.97mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	25d	1	0.97mi
1613 Pendleton Rd Augusta, GA	3.0	2.0	1418	$1,695	$1.20	15d	1	0.98mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	23d	13	1.00mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	25d	1	1.00mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	45d	1	1.01mi
2201 Walden Dr Unit DRIVEB2 Augusta, GA	2.0	1.5	1063	$1,100	$1.03	45d	1	1.04mi
2201 Walden Dr Augusta, GA	2.0	1.0	1063	$1,100	$1.03	45d	1	1.04mi
2201 Walden Dr Unit DRIVEA2 Augusta, GA	2.0	1.5	1063	$1,050	$0.99	45d	1	1.04mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	45d	1	1.06mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	45d	1	1.07mi
1239 Holden Dr Augusta, GA	3.0	1.0	816	$1,095	$1.34	15d	1	1.10mi
1246 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	15d	1	1.11mi
1244 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	15d	1	1.12mi
2219 Walden Dr Unit A6 Augusta, GA	2.0	1.0	800	$850	$1.06	25d	1	1.16mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	25d	1	1.27mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	25d	1	1.28mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	15d	1	1.32mi
1545 Heath St Augusta, GA	2.0	1.0	832	$650	$0.78	46d	1	1.32mi
1545 Heath St Unit B Augusta, GA	2.0	1.0	832	$650	$0.78	45d	1	1.32mi
2240 Walden Dr Augusta, GA	3.0	2.0	1107	$1,495	$1.35	25d	1	1.33mi

Listing history 34 events

1. 2026-06-21
   days on market $138,000 Active 41 DOM
2. 2026-06-18
   days on market $138,000 Active 38 DOM
3. 2026-06-17
   price $138,000 Active 37 DOM
4. 2026-06-17
   days on market $145,000 Active 37 DOM
5. 2026-06-16
   days on market $145,000 Active 36 DOM
6. 2026-06-15
   days on market $145,000 Active 35 DOM
7. 2026-06-14
   pricedays on market $145,000 Active 33 DOM
8. 2026-06-10
   days on market $150,000 Active 30 DOM
9. 2026-06-09
   days on market $150,000 Active 29 DOM
10. 2026-06-08
    days on market $150,000 Active 28 DOM
11. 2026-06-07
    days on market $150,000 Active 27 DOM
12. 2026-06-03
    days on market $150,000 Active 23 DOM
13. 2026-06-02
    days on market $150,000 Active 22 DOM
14. 2026-06-01
    days on market $150,000 Active 21 DOM
15. 2026-05-31
    days on market $150,000 Active 20 DOM
16. 2026-05-30
    days on market $150,000 Active 19 DOM
17. 2026-05-18
    price $150,000 719-char remark
18. 2026-03-20
    status Active
19. 2026-03-14
    historical
20. 2026-03-14
    status Pending
21. 2026-02-27
    price $160,000
22. 2026-01-27
    listed $169,000 Active
23. 2026-01-23
    listed $159,000 Active 719-char remark
24. 2025-12-05
    soldstatus $35,000

    Show marketing remark (37 chars)

    Investor special! Cash purchase only.

25. 2025-12-05
    soldstatus $35,000

    Show marketing remark (37 chars)

    Investor special! Cash purchase only.

26. 2025-11-21
    listed $42,000

    Show marketing remark (37 chars)

    Investor special! Cash purchase only.

27. 2025-11-21
    listed $42,000

    Show marketing remark (37 chars)

    Investor special! Cash purchase only.

28. 2024-11-19
    soldstatus $38,000
29. 2024-11-19
    soldstatus $38,000
30. 2024-10-26
    listed $45,900
31. 2024-10-26
    listed $45,900
32. 2004-11-30
    soldstatus $17,500
33. 2004-08-23
    listed $19,500
34. 1997-04-28
    soldstatus $30,000

ⓘ 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: $1,039 · $87/mo
• Projected year-2 tax: $1,270 · $106/mo
• Expected delta: +$231/yr (+$19/mo · 22.2%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $16,144
• − Mortgage interest: −$7,730
• − Property taxes: −$1,039
• − Insurance: −$690
• − Repairs & maintenance: −$1,292
• − Management: −$1,292
• − Depreciation: −$4,015
• Taxable income: $88
• Est. tax owed @ 24.0%: −$21
• After-tax cash flow: $2,320/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): 23,400
• Household income: $46,696
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1594.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 47% White 41% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -211.97%
• Current HPI: 199.0807
• Rent YoY: ▲ 4.29%
• 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

+360.0% since first listed

20 events — show timeline

• 2026-06-17 Price Changed $138,000 Hive MLS
• 2026-06-12 Price Changed $145,000 Hive MLS
• 2026-05-18 Price Changed $150,000 Hive MLS
• 2026-03-20 Relisted — Hive MLS
• 2026-03-14 Listing Removed — Hive MLS
• 2026-03-14 Pending — Hive MLS
• 2026-02-27 Price Changed $160,000 Hive MLS
• 2026-01-27 Listed $169,000 Hive MLS
• 2026-01-23 Listed $159,000 Hive MLS
• 2025-12-05 Sold (MLS) $35,000 Hive MLS
• 2025-12-05 Sold (MLS) $35,000 Hive MLS
• 2025-11-21 Listed $42,000 Hive MLS
• 2025-11-21 Listed $42,000 Hive MLS
• 2024-11-19 Sold (MLS) $38,000 Hive MLS
• 2024-11-19 Sold (MLS) $38,000 Hive MLS
• 2024-10-26 Listed $45,900 Hive MLS
• 2024-10-26 Listed $45,900 Hive MLS
• 2004-11-30 Sold (MLS) $17,500 Hive MLS
• 2004-08-23 Listed $19,500 Hive MLS
• 1997-04-28 Sold (Public Records) $30,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $1,039 · -18.3% YoY. Source: county tax records.