306 2nd St · Augusta-Richmond County consolidated government (balance), GA 30901

$139,900

3 bd · 2.0 ba · 1,504 sqft · SingleFamily public records · 38 Days on market

Built 1921 3,485 sqft lot $93/sqft · 28% below area Est $195k · 28% 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 +20.5/30.0
• ARV discount +15.0/15.0
• Appreciation +9.1/10.0
• DSCR +6.5/10.0
• 1% rule +5.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks MLS

This cute historic stucco Craftsman-style home in the resurgent local historic district of Olde Town is 1,374 square feet and features 3 bedrooms and 2 baths. As you walk into the home, you are greeted by the living area that opens nicely to the kitchen, allowing for a nice hosting space. The main hall runs centrally through the home towards the back where the three bedrooms reside. The master bedroom features its own bathroom, with the other two bedrooms sharing the other. The main hall ends at the mudroom/laundry room area, which opens to the nice fenced-in back yard. Gas stoves, gas heat, gas water heaters, off-street parking. Great investment property, that's been well-maintained! Located in the heart of Historic Olde Town, this home is conveniently located near downtown restaurants and Augusta University's Medical Campus. Ideal for medical or dental students, with its convenient location, very walkable to downtown. Featuring sturdy brick exterior and recent renovations to interior.

Key facts

• Covered front porch
• Fenced back yard
• Grill

Tags

• FENCED BACK YARD
• COVERED FRONT PORCH
• OFF-STREET PARKING
• WASHER DRYER SET
• PATIO FURNITURE
• GRILL

Property features AI

Finance

• Other: Zoning: R3
• HOA & community: Community trails; Sidewalks; Other association amenities

Exterior

• Parking: Concrete parking areas; Unpaved parking areas
• Utilities: Public water; Public sewer; Natural gas connected; Water connected; Sewer connected
• Home design: Single-family residence; One level/one story; Entry level: 1
• Construction: Brick and stucco construction; Metal roof; Crawl space/no basement
• Exterior features: Covered patio; Patio; Front porch; Rear porch; Fenced yard; Has view

Interior

• Kitchen: Range; Refrigerator; Dishwasher
• Bedrooms: 6 total rooms (includes bedroom count and other rooms)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Heat pump; Natural gas heating; Fireplace(s)
• Interior features: Eat-in kitchen; Window coverings; Vented exhaust fan
• Laundry & utility: Washer; Dryer; Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $184 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

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: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 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 2% at this address vs 16% district-wide (-14 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 soft (-1.3%/yr); 129 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $12k of equity ($967 loan paydown + $11k 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 $39k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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.

Risks & watch-outs

• Watch-outs: built in 1921 — 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 $135,703 (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 1921 — 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: 1.09% ✓
• Cap rate: 7.87%
• Cash-on-cash: 5.64%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (median comp): $195,372
• List price: $139,900
• Delta: -28.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
218 Broad St	0.09mi	3/2.0	1,586 (+6%)	5mo	$237,750	$150	83
105 Broad St	0.14mi	4/2.0 (+1)	1,512 (+0%)	15mo	$160,000	$106	75
716 5th St	0.61mi	3/2.0	1,496 (-0%)	1mo	$155,000	$104	70
522 2nd St	0.20mi	4/2.0 (+1)	1,521 (+1%)	19mo	$235,000	$155	68
222 Ellis ST St	0.09mi	4/2.0 (+1)	1,658 (+10%)	12mo	$230,000	$139	64
512 3rd Street St	0.25mi	3/2.0	1,659 (+10%)	12mo	$197,750	$119	61
512 2nd St	0.18mi	4/2.0 (+1)	1,623 (+8%)	15mo	$255,000	$157	61
107 E Hall St	0.69mi	3/2.0	1,548 (+3%)	15mo	$54,000	$35	50
118 E Hale St	0.69mi	3/2.0	1,413 (-6%)	10mo	$139,900	$99	49
6 Hall St	0.71mi	3/2.0	1,570 (+4%)	21mo	$150,000	$96	42

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: 23.4%
• Equity multiple: 2.70×
• Total profit: $66,578
• Equity at exit: $108,006

10-year hold

• IRR: 20.3%
• Equity multiple: 5.50×
• Total profit: $176,461
• Equity at exit: $216,053

Cash invested: $39,172 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,522 high
• Mortgage (P&I): −$734
• Tax from tax record: −$226 /mo · $2,710/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $184

Break-even live

Break-even rent $1,288

Max offer price $139,900

Occupancy floor 83%

Sensitivity live

Price	-10% $263	-5% $224	+0% $184	+5% $145	+10% $105
Rent	-10% $64	-5% $124	+0% $184	+5% $244	+10% $304
Rate	-1.0pp $255	-0.5pp $220	base $184	+0.5pp $148	+1.0pp $111

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Broad St Augusta, GA	2.0	1.0	1200	$1,100	$0.92	44d	1	0.08mi
134 Broad St Augusta, GA	2.0	1.0	1100	$1,150	$1.05	44d	1	0.08mi
211 Broad St Augusta, GA	3.0	2.0	1200	$1,350	$1.12	44d	1	0.13mi
320 3rd St Augusta, GA	2.0	1.0	1117	$1,200	$1.07	44d	1	0.16mi
112 Telfair St Unit B Augusta, GA	4.0	3.5	1400	$2,000	$1.43	14d	1	0.17mi
112 Telfair St Unit A Augusta, GA	4.0	3.0	1400	$2,300	$1.64	14d	1	0.17mi
936 Broad St #306 Augusta, GA	3.0	2.0	1510	$2,075	$1.37	24d	1	1.08mi
936 Broad St #317 Augusta, GA	2.0	2.0	1184	$1,600	$1.35	24d	1	1.08mi
329 E View Dr Augusta, GA	3.0	1.5	1260	$1,300	$1.03	24d	1	1.15mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	24d	1	1.35mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	44d	1	1.35mi
106 Tybee Ct Augusta, GA	3.0–4.0	2.0	1336	$1,071	$0.80	44d	4	1.37mi

Listing history 24 events

1. 2026-06-18
   days on market $139,900 Active 38 DOM
2. 2026-06-17
   days on market $139,900 Active 37 DOM
3. 2026-06-16
   days on market $139,900 Active 36 DOM
4. 2026-06-15
   days on market $139,900 Active 35 DOM
5. 2026-06-14
   days on market $139,900 Active 33 DOM
6. 2026-06-10
   days on market $139,900 Active 30 DOM
7. 2026-06-09
   days on market $139,900 Active 29 DOM
8. 2026-06-08
   days on market $139,900 Active 28 DOM
9. 2026-06-07
   pricedays on market $139,900 Active 27 DOM
10. 2026-06-03
    days on market $145,000 Active 23 DOM
11. 2026-06-02
    days on market $145,000 Active 22 DOM
12. 2026-06-01
    days on market $145,000 Active 21 DOM
13. 2026-05-31
    days on market $145,000 Active 20 DOM
14. 2026-05-30
    days on market $145,000 Active 19 DOM
15. 2026-05-18
    historical Active Under Contract 305-char remark
16. 2026-05-11
    historical
17. 2026-05-01
    listed $145,000 Active 305-char remark
18. 2026-05-01
    listed $145,000 Active
19. 2020-08-31
    soldstatus $128,000
20. 2020-08-17
    soldstatus $128,000

    Show marketing remark (1001 chars)

    This cute historic stucco Craftsman-style home in the resurgent local historic district of Olde Town is 1,374 square feet and features 3 bedrooms and 2 baths. As you walk into the home, you are greeted by the living area that opens nicely to the kitchen, allowing for a nice hosting space. The main hall runs centrally through the home towards the back where the three bedrooms reside. The master bedroom features its own bathroom, with the other two bedrooms sharing the other. The main hall ends at the mudroom/laundry room area, which opens to the nice fenced-in back yard. Gas stoves, gas heat, gas water heaters, off-street parking. Great investment property, that's been well-maintained! Located in the heart of Historic Olde Town, this home is conveniently located near downtown restaurants and Augusta University's Medical Campus. Ideal for medical or dental students, with its convenient location, very walkable to downtown. Featuring sturdy brick exterior and recent renovations to interior.

21. 2020-08-17
    soldstatus $128,000

    Show marketing remark (1001 chars)

    This cute historic stucco Craftsman-style home in the resurgent local historic district of Olde Town is 1,374 square feet and features 3 bedrooms and 2 baths. As you walk into the home, you are greeted by the living area that opens nicely to the kitchen, allowing for a nice hosting space. The main hall runs centrally through the home towards the back where the three bedrooms reside. The master bedroom features its own bathroom, with the other two bedrooms sharing the other. The main hall ends at the mudroom/laundry room area, which opens to the nice fenced-in back yard. Gas stoves, gas heat, gas water heaters, off-street parking. Great investment property, that's been well-maintained! Located in the heart of Historic Olde Town, this home is conveniently located near downtown restaurants and Augusta University's Medical Campus. Ideal for medical or dental students, with its convenient location, very walkable to downtown. Featuring sturdy brick exterior and recent renovations to interior.

22. 2019-12-14
    listed $132,500

    Show marketing remark (1001 chars)

    This cute historic stucco Craftsman-style home in the resurgent local historic district of Olde Town is 1,374 square feet and features 3 bedrooms and 2 baths. As you walk into the home, you are greeted by the living area that opens nicely to the kitchen, allowing for a nice hosting space. The main hall runs centrally through the home towards the back where the three bedrooms reside. The master bedroom features its own bathroom, with the other two bedrooms sharing the other. The main hall ends at the mudroom/laundry room area, which opens to the nice fenced-in back yard. Gas stoves, gas heat, gas water heaters, off-street parking. Great investment property, that's been well-maintained! Located in the heart of Historic Olde Town, this home is conveniently located near downtown restaurants and Augusta University's Medical Campus. Ideal for medical or dental students, with its convenient location, very walkable to downtown. Featuring sturdy brick exterior and recent renovations to interior.

23. 2019-12-14
    listed $132,500

    Show marketing remark (1001 chars)

    This cute historic stucco Craftsman-style home in the resurgent local historic district of Olde Town is 1,374 square feet and features 3 bedrooms and 2 baths. As you walk into the home, you are greeted by the living area that opens nicely to the kitchen, allowing for a nice hosting space. The main hall runs centrally through the home towards the back where the three bedrooms reside. The master bedroom features its own bathroom, with the other two bedrooms sharing the other. The main hall ends at the mudroom/laundry room area, which opens to the nice fenced-in back yard. Gas stoves, gas heat, gas water heaters, off-street parking. Great investment property, that's been well-maintained! Located in the heart of Historic Olde Town, this home is conveniently located near downtown restaurants and Augusta University's Medical Campus. Ideal for medical or dental students, with its convenient location, very walkable to downtown. Featuring sturdy brick exterior and recent renovations to interior.

24. 1998-09-28
    soldstatus $1,730,000

ⓘ 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: $2,710 · $226/mo
• Projected year-2 tax: $2,710 · $226/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 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,258
• − Mortgage interest: −$7,837
• − Property taxes: −$2,710
• − Insurance: −$700
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$4,070
• Taxable income: $21
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $2,206/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

-91.9% since first listed

12 events — show timeline

• 2026-06-06 Price Changed $139,900 Hive MLS
• 2026-05-25 Relisted — Hive MLS
• 2026-05-18 Contingent — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-01 Listed $145,000 Hive MLS
• 2026-05-01 Listed $145,000 Hive MLS
• 2020-08-31 Sold (Public Records) $128,000 Public Records
• 2020-08-17 Sold (MLS) $128,000 Hive MLS
• 2020-08-17 Sold (MLS) $128,000 Hive MLS
• 2019-12-14 Listed $132,500 Hive MLS
• 2019-12-14 Listed $132,500 Hive MLS
• 1998-09-28 Sold (Public Records) $1,730,000 Public Records

Property tax history

+10.1%/yr

Latest (2025): $2,710 · +3.1% YoY. Source: county tax records.