3611 Elliott Blvd · Augusta-Richmond County consolidated government (balance), GA 30906

$120,000

3 bd · 1.5 ba · 1,438 sqft · SingleFamily public records · 13 Days on market

Built 1976 0.41 ac lot Est $184k · 35% under

---

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 +27.1/30.0
• ARV discount +15.0/15.0
• DSCR +9.4/10.0
• 1% rule +7.0/10.0
• 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

Looking for the perfect starter home without breaking the bank? This charming home is priced to sell quick and packed with potential! Sitting on a huge open lot, there's plenty of room for kids, pets, entertaining, or even future additions. The spacious backyard also features a storage shed perfect for tools, lawn equipment, or extra storage. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this one checks all the boxes. Opportunities at this price don't last long - schedule your showing today!

Key facts

• Spacious backyard
• Storage shed
• 0.41 acre lot

Tags

• SPACIOUS BACKYARD
• STORAGE SHED

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Parking pad (open parking)
• Utilities: Public water; Public sewer; Cable available; Electricity available; High-speed internet available; Natural gas available; Sewer connected
• Home design: Single-family residence; House structure; Resale property
• Construction: Built in 1976; Wood siding; Composition roof; Crawl space foundation
• Exterior features: Open, sloped lot

Interior

• Kitchen: Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central heating (heat pump); Central air conditioning
• Interior features: One-level living; Den and family room; Separate dining room; Crawl space basement
• Laundry & utility: Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.7% 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.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 61% 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 ($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 $830 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $120,000

Questions for the listing agent

1. Built in 1976 — 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. 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.
4. 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.
5. 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: 1.20% ✓
• Cap rate: 9.68%
• Cash-on-cash: 12.10%
• DSCR: 1.54
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $184,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3601 Concord Court Ct	0.07mi	3/2.0	1,512 (+5%)	2mo	$199,500	$132	85
2204 Glynn Arven Ct	0.25mi	3/2.0	1,405 (-2%)	4mo	$169,000	$120	79
2215 Winston Way	0.28mi	3/1.5	1,512 (+5%)	8mo	$164,900	$109	71
2303 Summit Ct	0.34mi	3/2.0	1,386 (-4%)	6mo	$196,500	$142	71
3419 Lucie St	0.38mi	3/1.5	1,300 (-10%)	3mo	$129,000	$99	64
3640 Elliott Blvd	0.29mi	3/2.0	1,248 (-13%)	4mo	$160,000	$128	59
3419 Lucie St	0.38mi	4/1.5 (+1)	1,300 (-10%)	3mo	$129,000	$99	59
2239 Windsor Spring Rd	0.66mi	3/2.5	1,500 (+4%)	2mo	$240,000	$160	57
3505 Rushing Rd	0.48mi	4/2.0 (+1)	1,580 (+10%)	2mo	$197,000	$125	52
3438 Rushing Rd	0.57mi	2/1.5 (-1)	1,556 (+8%)	9mo	$110,000	$71	47
2101 Hobson Ct	0.71mi	3/2.0	1,566 (+9%)	7mo	$245,000	$156	44
3516 Mount Vernon Dr	0.63mi	3/2.0	1,623 (+13%)	6mo	$232,500	$143	42

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: -1.7%
• Equity multiple: 0.94×
• Total profit: $-2,078
• Equity at exit: $17,892

10-year hold

• IRR: 4.5%
• Equity multiple: 1.29×
• Total profit: $9,705
• Equity at exit: $10,375

Cash invested: $33,600 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,437 high
• Mortgage (P&I): −$629
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $339

Break-even live

Break-even rent $1,008

Max offer price $120,000

Occupancy floor 71%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 Caddenwoods Dr Augusta, GA	3.0	2.0	1496	$1,430	$0.96	43d	1	0.23mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	23d	1	0.34mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	43d	1	0.34mi
2104 Julius Dr Augusta, GA	2.0	2.0	1128	$1,200	$1.06	21d	1	0.35mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	43d	1	0.64mi
2105 Hobson Ct Augusta, GA	3.0	2.0	1700	$1,375	$0.81	13d	1	0.70mi
2707 Gardenbrook Ct Augusta, GA	3.0	2.0	1728	$1,606	$0.93	43d	1	1.08mi
3444 Murphy Ct Augusta, GA	3.0	1.0	1332	$1,349	$1.01	43d	1	1.11mi
3528 Woodlake Rd Hephzibah, GA	3.0	2.0	1276	$1,400	$1.10	13d	1	1.13mi
2115 Oak Leaf Way Augusta, GA	3.0	2.0	1535	$1,850	$1.21	23d	1	1.17mi
2115 Oak Leaf Way Augusta, GA	3.0	2.0	1535	$1,850	$1.21	43d	1	1.17mi
3325 Hamden St Augusta, GA	3.0	2.0	1554	$1,435	$0.92	23d	1	1.19mi
3721 Colbert St Augusta, GA	4.0	2.0	1302	$1,400	$1.08	43d	1	1.20mi
3420 Linderwood Dr Augusta, GA	4.0	2.0	1805	$2,035	$1.13	23d	1	1.21mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	43d	1	1.23mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	13d	1	1.23mi
3443 Linderwood Dr Augusta, GA	3.0	2.0	1428	$1,435	$1.00	43d	1	1.38mi
3519 Evangeline Dr Augusta, GA	4.0	1.5	1800	$1,595	$0.89	43d	1	1.38mi
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	43d	1	1.39mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.41mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	43d	1	1.41mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	43d	1	1.41mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	23d	1	1.41mi

Listing history 6 events

1. 2026-06-03
   statusdays on market $120,000 Under Contract 13 DOM
2. 2026-06-02
   days on market $120,000 New 12 DOM
3. 2026-06-01
   days on market $120,000 New 11 DOM
4. 2026-05-31
   days on market $120,000 New 10 DOM
5. 2026-05-30
   days on market $120,000 New 9 DOM
6. 2026-05-21
   listed $120,000 New

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $1,407 · $117/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $17,246
• − Mortgage interest: −$6,722
• − Property taxes: −$1,407
• − Insurance: −$600
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − Depreciation: −$3,491
• Taxable income: $2,266
• Est. tax owed @ 24.0%: −$544
• After-tax cash flow: $3,521/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

1 event — show timeline

• 2026-05-21 Listed $120,000 GAMLS

Property tax history

+3.3%/yr

Latest (2025): $1,407 · -16.5% YoY. Source: county tax records.