23 Curry St · Augusta-Richmond County consolidated government (balance), GA 30904

$25,000

2 bd · 1.0 ba · 1,652 sqft · SingleFamily public records · 8 Days on market

Built 1911 0.37 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Fixer upper near the Augusta Canal Trailhead & The Kroc Center with vacant 0.37 acre neighboring lot included (21 Curry). House needs extensive repairs, utilities are off, and this is an as-is sale with no warranties, disclosures or representations. Buyers are to complete their due diligence prior to submitting an offer. Cash buyers only.

Key facts

• 0.37 acre lot
• Built 1911
• Listed 8 days

Tags

• AUGUSTA CANAL TRAILHEAD
• VACANT NEIGHBORING LOT

Property features AI

Finance

• Other: Zoning: R3
• HOA & community: Community amenities include park and trails; Street lights in the neighborhood

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer; Natural gas available; Sewer connected; Water available
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Asbestos and wood siding exterior; Shingle roof; Built with a crawl space foundation
• Exterior features: Enclosed, screened front porch; Has a view; Rectangular lot; Other lot features; Frontage: city street and state road; Lot dimensions approximately 60 x 275

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: No heating; No cooling
• Interior features: Other interior features; Crawl space basement; 6 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $977 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 53.2% 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: Lamar - Milledge Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 301 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 rising fast (+4.3%/yr); 227 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 37% of the median local income ($47k/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 $173 of loan paydown is wiped out by about $750 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1911 — 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 $25,000

Questions for the listing agent

1. Built in 1911 — 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: 5.82% ✓
• Cap rate: 53.19%
• Cash-on-cash: 167.50%
• DSCR: 8.45
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $168,504
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1831 Ellis St	0.36mi	3/1.0 (+1)	1,665 (+1%)	13mo	$67,500	$41	66
542 Hickman Rd	0.66mi	2/2.0	1,617 (-2%)	6mo	$194,900	$121	56
1940 Telfair St	0.46mi	3/2.0 (+1)	1,825 (+10%)	9mo	$135,000	$74	44
1931 Telfair St	0.43mi	3/2.5 (+1)	1,472 (-11%)	9mo	$150,000	$102	43
94 Milledge Road Rd	0.43mi	3/1.5 (+1)	1,517 (-8%)	22mo	$180,000	$119	41
2204 Country Club Ct	0.73mi	3/2.0 (+1)	1,709 (+4%)	21mo	$241,000	$141	34
2006 Fenwick St	0.68mi	3/1.0 (+1)	1,434 (-13%)	15mo	$72,000	$50	29

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: —
• Equity multiple: 9.59×
• Total profit: $60,114
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 21.09×
• Total profit: $140,627
• Equity at exit: $2,162

Cash invested: $7,000 (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: 227
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,455 high
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $977

Break-even live

Break-even rent $219

Max offer price $25,000

Occupancy floor 28%

Sensitivity live

Price	-10% $994	-5% $986	+0% $977	+5% $968	+10% $960
Rent	-10% $862	-5% $920	+0% $977	+5% $1,035	+10% $1,092
Rate	-1.0pp $990	-0.5pp $983	base $977	+0.5pp $971	+1.0pp $964

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Curry St Augusta, GA	2.0	1.5	1306	$950	$0.73	45d	1	0.01mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,194	$2.08	15d	11	0.54mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	45d	1	0.61mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	24d	1	0.61mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	24d	1	0.62mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	45d	1	0.63mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	45d	1	0.64mi
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	45d	1	0.72mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	24d	1	0.74mi
2110 Gary St Augusta, GA	2.0	1.5	1173	$1,195	$1.02	45d	1	0.97mi
848 Lake Terrace Dr Augusta, GA	2.0	1.0	1200	$1,300	$1.08	45d	1	1.00mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,800	$1.32	45d	1	1.06mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,700	$1.25	24d	1	1.06mi
2404 Hiawassee Rd Augusta, GA	3.0	1.0	1666	$1,550	$0.93	45d	1	1.12mi
217 E Vineland Rd Augusta, GA	3.0	2.0	1551	$1,550	$1.00	24d	1	1.15mi
339 Railroad Ave North Augusta, SC	1.0–2.0	1.0–2.0	956	$1,990	$2.08	15d	27	1.15mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	24d	1	1.18mi
2279 Overton Rd Augusta, GA	3.0	2.5	2209	$1,895	$0.86	45d	1	1.22mi
164 Railroad Ave North Augusta, SC	1.0–2.0	1.0–2.0	968	$3,119	$3.22	15d	23	1.36mi
111 Railroad Ave Unit 406 North Augusta, SC	2.0	2.0	1155	$2,399	$2.08	24d	1	1.40mi
111 Railroad Ave Unit 701 North Augusta, SC	2.0	2.0	1188	$2,599	$2.19	24d	1	1.40mi
111 Railroad Ave Unit 702 North Augusta, SC	2.0	2.0	1155	$2,195	$1.90	24d	1	1.40mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	45d	1	1.43mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	24d	1	1.43mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	24d	1	1.44mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	45d	1	1.45mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	24d	1	1.45mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	45d	1	1.45mi

Listing history 7 events

1. 2026-06-18
   status $25,000 Pending 8 DOM
2. 2026-06-18
   days on market $25,000 Active 8 DOM
3. 2026-06-17
   days on market $25,000 Active 7 DOM
4. 2026-06-16
   days on market $25,000 Active 6 DOM
5. 2026-06-15
   days on market $25,000 Active 5 DOM
6. 2026-06-14
   remarks 342-char remark
7. 2026-06-14
   listed $25,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $17,466
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$727
• Taxable income: $12,044
• Est. tax owed @ 24.0%: −$2,890
• After-tax cash flow: $8,834/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

1 event — show timeline

• 2026-06-10 Listed $25,000 Hive MLS

Property tax history

+10.8%/yr

Latest (2025): $1,603 · +23.1% YoY. Source: county tax records.