2320 Harding Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$109,900

2 bd · 1.0 ba · 863 sqft · SingleFamily public records · 26 Days on market

Built 1950 0.27 ac lot Est $99k · 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 +23.2/30.0
• DSCR +7.4/10.0
• 1% rule +5.2/10.0
• ARV discount +2.7/15.0
• 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

A REAL BEAUTY ! FRESHLY PAINTED THROUGHOUT. WILL INSTALL NEW CARPET OF BUYERS CHOICE OF COLORS. BEAUTIFUL KITCHEN CABINETS AND COUNTER TOPS. LARGE DECK, AND STORAGE BUILDING WILL REMAIN. APPOINTMENT IS A MUST. PLEASE LEAVE YOUR CARD.

Key facts

• Large fenced-in lot
• Expansive backyard
• 0.27 acre lot

Tags

• LARGE FENCED-IN LOT
• EXPANSIVE BACKYARD
• DETACHED STORAGE SHED
• PRIVATE OUTDOOR RETREAT

Property features AI

Finance

• Other: Lot is landscaped; Paved roads with city street and state road frontage; Lot dimensions approximately 126 x 142 x 94 x 77 (0.27 acres); Zoned residential

Exterior

• Parking: Other/see remarks for parking details
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property; One story; Entry level on main floor; Vinyl siding; Frame construction
• Construction: Composition roof; Slab foundation
• Exterior features: Deck; Patio; Front porch; Fenced yard; Has view; Shed(s) / outdoor storage

Interior

• Kitchen: Built-in electric oven; Cooktop; Microwave
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl; Wood; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Heat pump; Hot water heating; Natural gas heating
• Interior features: Eat-in kitchen; Other interior features
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $199 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.5% 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: Richmond Hill K-8 (math 4% / reading 10%, grade F, #1,152 of 1,228 statewide, top 94%, 1,174 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); 367 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $760 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 26 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $48k; list at $110k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $108,251 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — 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. 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?
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: 1.02% ✓
• Cap rate: 8.46%
• Cash-on-cash: 7.75%
• DSCR: 1.34
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $99,245
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2307 Harding Rd	0.09mi	2/1.0	864 (+0%)	7mo	$50,000	$58	90
2807 Anne St	0.41mi	2/1.0	800 (-7%)	1mo	$88,000	$110	68
2920 Shelby Dr	0.48mi	3/1.0 (+1)	872 (+1%)	16mo	$112,000	$128	58
2113 Richards Rd	0.66mi	2/1.0	900 (+4%)	12mo	$110,000	$122	52
2916 Whistler Ln	0.56mi	2/1.0	761 (-12%)	3mo	$73,625	$97	52
2810 Jordan St	0.44mi	2/1.5	960 (+11%)	9mo	$110,000	$115	51
2922 Whistler Ln	0.54mi	2/1.0	752 (-13%)	4mo	$60,000	$80	50
2806 King St	0.40mi	2/1.0	960 (+11%)	15mo	$110,000	$115	50
2802 Jordan St	0.49mi	2/1.0	992 (+15%)	4mo	$115,000	$116	49
2801 King Street St	0.44mi	3/1.0 (+1)	950 (+10%)	16mo	$114,900	$121	44
2023 Dunham Ct	0.66mi	3/1.0 (+1)	925 (+7%)	11mo	$80,000	$86	43
2912 Hummingbird Lane Ln	0.56mi	2/1.0	752 (-13%)	15mo	$70,000	$93	40

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: -7.7%
• Equity multiple: 0.73×
• Total profit: $-8,456
• Equity at exit: $16,386

10-year hold

• IRR: -2.1%
• Equity multiple: 0.88×
• Total profit: $-3,841
• Equity at exit: $9,502

Cash invested: $30,772 (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: 367
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$576
• Tax from tax record: −$62 /mo · $742/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $199

Break-even live

Break-even rent $866

Max offer price $109,900

Occupancy floor 77%

Sensitivity live

Price	-10% $261	-5% $230	+0% $199	+5% $168	+10% $137
Rent	-10% $110	-5% $155	+0% $199	+5% $243	+10% $287
Rate	-1.0pp $254	-0.5pp $227	base $199	+0.5pp $170	+1.0pp $141

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	44d	3	0.19mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	22d	6	0.55mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	24d	1	0.63mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	0.84mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	45d	1	0.98mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	0.98mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	44d	1	1.01mi
526 Richmond Hill Rd W Augusta, GA	1.0	1.0	770	$810	$1.05	15d	1	1.02mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	24d	1	1.09mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	44d	1	1.09mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	24d	1	1.21mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	44d	1	1.21mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	45d	1	1.24mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	24d	1	1.27mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	44d	1	1.35mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	1.39mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	1.41mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	15d	1	1.42mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	44d	6	1.46mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	44d	1	1.46mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,063	$0.85	24d	3	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $109,900 Active 26 DOM
2. 2026-06-18
   price $109,900 Active 23 DOM
3. 2026-06-18
   days on market $115,000 Active 23 DOM
4. 2026-06-17
   days on market $115,000 Active 22 DOM
5. 2026-06-16
   days on market $115,000 Active 21 DOM
6. 2026-06-15
   days on market $115,000 Active 20 DOM
7. 2026-06-14
   days on market $115,000 Active 18 DOM
8. 2026-06-10
   days on market $115,000 Active 15 DOM
9. 2026-06-09
   days on market $115,000 Active 14 DOM
10. 2026-06-08
    days on market $115,000 Active 13 DOM
11. 2026-06-07
    days on market $115,000 Active 12 DOM
12. 2026-06-03
    days on market $115,000 Active 8 DOM
13. 2026-06-02
    days on market $115,000 Active 7 DOM
14. 2026-06-01
    days on market $115,000 Active 6 DOM
15. 2026-05-31
    days on market $115,000 Active 5 DOM
16. 2026-05-30
    days on market $115,000 Active 4 DOM
17. 2026-05-26
    listed $115,000 Active
18. 2002-09-19
    soldstatus $48,438 234-char remark

    Show marketing remark (234 chars)

    A REAL BEAUTY ! FRESHLY PAINTED THROUGHOUT. WILL INSTALL NEW CARPET OF BUYERS CHOICE OF COLORS. BEAUTIFUL KITCHEN CABINETS AND COUNTER TOPS. LARGE DECK, AND STORAGE BUILDING WILL REMAIN. APPOINTMENT IS A MUST. PLEASE LEAVE YOUR CARD.

19. 2002-09-19
    soldstatus $48,438 234-char remark

    Show marketing remark (234 chars)

    A REAL BEAUTY ! FRESHLY PAINTED THROUGHOUT. WILL INSTALL NEW CARPET OF BUYERS CHOICE OF COLORS. BEAUTIFUL KITCHEN CABINETS AND COUNTER TOPS. LARGE DECK, AND STORAGE BUILDING WILL REMAIN. APPOINTMENT IS A MUST. PLEASE LEAVE YOUR CARD.

20. 2002-09-19
    soldstatus $48,438

    Show marketing remark (234 chars)

    A REAL BEAUTY ! FRESHLY PAINTED THROUGHOUT. WILL INSTALL NEW CARPET OF BUYERS CHOICE OF COLORS. BEAUTIFUL KITCHEN CABINETS AND COUNTER TOPS. LARGE DECK, AND STORAGE BUILDING WILL REMAIN. APPOINTMENT IS A MUST. PLEASE LEAVE YOUR CARD.

21. 2002-08-07
    listed $45,900 234-char remark

    Show marketing remark (234 chars)

    A REAL BEAUTY ! FRESHLY PAINTED THROUGHOUT. WILL INSTALL NEW CARPET OF BUYERS CHOICE OF COLORS. BEAUTIFUL KITCHEN CABINETS AND COUNTER TOPS. LARGE DECK, AND STORAGE BUILDING WILL REMAIN. APPOINTMENT IS A MUST. PLEASE LEAVE YOUR CARD.

22. 2002-08-07
    listed $45,900 234-char remark

    Show marketing remark (234 chars)

    A REAL BEAUTY ! FRESHLY PAINTED THROUGHOUT. WILL INSTALL NEW CARPET OF BUYERS CHOICE OF COLORS. BEAUTIFUL KITCHEN CABINETS AND COUNTER TOPS. LARGE DECK, AND STORAGE BUILDING WILL REMAIN. APPOINTMENT IS A MUST. PLEASE LEAVE YOUR CARD.

ⓘ 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: $742 · $62/mo
• Projected year-2 tax: $1,011 · $84/mo
• Expected delta: +$269/yr (+$22/mo · 36.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,408
• − Mortgage interest: −$6,156
• − Property taxes: −$742
• − Insurance: −$550
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$3,197
• Taxable income: $618
• Est. tax owed @ 24.0%: −$148
• After-tax cash flow: $2,236/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

+150.5% since first listed

6 events — show timeline

• 2026-05-26 Listed $115,000 Hive MLS
• 2002-09-19 Sold (Public Records) $48,438 Public Records
• 2002-09-19 Sold (MLS) $48,438 Hive MLS
• 2002-09-19 Sold (MLS) $48,438 Hive MLS
• 2002-08-07 Listed $45,900 Hive MLS
• 2002-08-07 Listed $45,900 Hive MLS

Property tax history

-0.4%/yr

Latest (2025): $742 · +14.6% YoY. Source: county tax records.