2816 King St · Augusta-Richmond County consolidated government (balance), GA 30906

$89,400

2 bd · 1.0 ba · 800 sqft · SingleFamily public records · 36 Days on market

Built 1948 0.28 ac lot $112/sqft · 18% below area Est $110k · 18% 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 +26.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.1/10.0
• 1% rule +7.2/10.0
• 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 MLS

This is a 900sq ft, 2 bedroom 1 bath home featuring a living room, kitchen with range and refrigerator, new paint throughout the entire home, ceiling fans, hardwood flooring throughout, updated bathroom with ceramic tiled flooring and shower, and large backyard. An absolute great investment property, ready to rent or make a home!

Key facts

• 0.28 acre lot
• Built 1948
• Listed 36 days

Property features AI

Finance

• Other: Zoning: R-1A; Lot dimensions approximately 75' x 164' (0.28 acres); Subdivision: New Belmont; Directions: From Peach Orchard Rd, take Lumpkin Rd to King St; home will be on the right

Exterior

• Parking: See remarks for parking details
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One story; Entry at level 1; Vinyl siding (see remarks)
• Construction: Composition roof
• Exterior features: Front porch; Fenced yard; Has a view; Paved road access

Interior

• Kitchen: Refrigerator; Range; Microwave
• Bedrooms: 4 total rooms
• Flooring: Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Ceiling fans; Forced air heating
• Interior features: Window coverings; Crawl space (no finished basement)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 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: 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); 364 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% 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 $618 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 36 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $6k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• 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 $86,718 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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 1948 — 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: 1.22% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.40%
• DSCR: 1.51
• GRM: 6.8

CMA / ARV

• ARV (median comp): $109,562
• List price: $89,400
• Delta: -18.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2807 Anne St	0.07mi	2/1.0	800 (0%)	1mo	$88,000	$110	96
2216 Martin Rd	0.42mi	2/1.0	800 (0%)	9mo	$109,000	$136	73
2225 Martin Rd	0.46mi	2/1.0	816 (+2%)	3mo	$68,198	$84	73
2325 Henry Cir	0.47mi	2/1.0	800 (0%)	10mo	$109,900	$137	70
2307 Harding Rd	0.27mi	2/1.0	864 (+8%)	7mo	$50,000	$58	68
2235 Bandler Rd	0.52mi	2/1.0	825 (+3%)	9mo	$105,000	$127	63
2916 Whistler Ln	0.63mi	2/1.0	761 (-5%)	3mo	$73,625	$97	60
2922 Whistler Ln	0.64mi	2/1.0	752 (-6%)	4mo	$60,000	$80	57
2229 Bandler Rd	0.53mi	2/1.0	768 (-4%)	14mo	$109,900	$143	57
2113 Richards Rd	0.42mi	2/1.0	900 (+12%)	12mo	$110,000	$122	49
2912 Hummingbird Lane Ln	0.62mi	2/1.0	752 (-6%)	15mo	$70,000	$93	49
2920 Shelby Dr	0.59mi	3/1.0 (+1)	872 (+9%)	16mo	$112,000	$128	39

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: -2.8%
• Equity multiple: 0.90×
• Total profit: $-2,511
• Equity at exit: $13,330

10-year hold

• IRR: 3.2%
• Equity multiple: 1.20×
• Total profit: $5,057
• Equity at exit: $7,730

Cash invested: $25,032 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,090 high
• Mortgage (P&I): −$469
• Tax from tax record: −$117 /mo · $1,406/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $238

Break-even live

Break-even rent $789

Max offer price $89,400

Occupancy floor 73%

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: $22,350
• Closing costs: $2,682
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	43d	3	0.11mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	0.36mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	23d	1	0.66mi
526 Richmond Hill Rd W Augusta, GA	1.0	1.0	770	$810	$1.05	14d	1	0.75mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	43d	1	0.94mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	44d	1	0.97mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	43d	1	1.07mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	23d	1	1.13mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	43d	1	1.13mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	23d	1	1.13mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	43d	1	1.15mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	23d	1	1.15mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	43d	1	1.15mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	43d	1	1.17mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	14d	1	1.17mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.18mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	43d	1	1.18mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	43d	6	1.20mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,063	$0.85	23d	3	1.22mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	43d	1	1.22mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	14d	7	1.28mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	43d	1	1.30mi

Listing history 30 events

1. 2026-06-18
   days on market $89,400 Active 36 DOM
2. 2026-06-17
   days on market $89,400 Active 35 DOM
3. 2026-06-16
   days on market $89,400 Active 34 DOM
4. 2026-06-15
   price $89,400 Active 33 DOM
5. 2026-06-15
   days on market $89,900 Active 33 DOM
6. 2026-06-14
   days on market $89,900 Active 31 DOM
7. 2026-06-10
   days on market $89,900 Active 28 DOM
8. 2026-06-09
   days on market $89,900 Active 27 DOM
9. 2026-06-08
   days on market $89,900 Active 26 DOM
10. 2026-06-07
    days on market $89,900 Active 25 DOM
11. 2026-06-03
    days on market $89,900 Active 21 DOM
12. 2026-05-31
    days on market $89,900 Active 20 DOM
13. 2026-05-30
    days on market $89,900 Active 19 DOM
14. 2026-05-11
    historical
15. 2026-01-13
    price $89,900
16. 2025-09-11
    listed $95,000 Active
17. 2025-09-11
    listed $89,900 Active 618-char remark
18. 2024-11-21
    historical $950
19. 2024-11-19
    price $950
20. 2024-11-14
    listed $750
21. 2024-11-14
    historical $750
22. 2024-11-13
    listed $750
23. 2023-05-03
    soldstatus $60,000

    Show marketing remark (331 chars)

    This is a 900sq ft, 2 bedroom 1 bath home featuring a living room, kitchen with range and refrigerator, new paint throughout the entire home, ceiling fans, hardwood flooring throughout, updated bathroom with ceramic tiled flooring and shower, and large backyard. An absolute great investment property, ready to rent or make a home!

24. 2023-05-03
    soldstatus $60,000 Closed

    Show marketing remark (331 chars)

    This is a 900sq ft, 2 bedroom 1 bath home featuring a living room, kitchen with range and refrigerator, new paint throughout the entire home, ceiling fans, hardwood flooring throughout, updated bathroom with ceramic tiled flooring and shower, and large backyard. An absolute great investment property, ready to rent or make a home!

25. 2023-05-03
    soldstatus $60,000

    Show marketing remark (331 chars)

    This is a 900sq ft, 2 bedroom 1 bath home featuring a living room, kitchen with range and refrigerator, new paint throughout the entire home, ceiling fans, hardwood flooring throughout, updated bathroom with ceramic tiled flooring and shower, and large backyard. An absolute great investment property, ready to rent or make a home!

26. 2023-05-03
    soldstatus $60,000

    Show marketing remark (331 chars)

    This is a 900sq ft, 2 bedroom 1 bath home featuring a living room, kitchen with range and refrigerator, new paint throughout the entire home, ceiling fans, hardwood flooring throughout, updated bathroom with ceramic tiled flooring and shower, and large backyard. An absolute great investment property, ready to rent or make a home!

27. 2023-01-05
    historical
28. 2022-10-21
    listed $70,000
29. 2022-10-20
    listed $70,000

    Show marketing remark (331 chars)

    This is a 900sq ft, 2 bedroom 1 bath home featuring a living room, kitchen with range and refrigerator, new paint throughout the entire home, ceiling fans, hardwood flooring throughout, updated bathroom with ceramic tiled flooring and shower, and large backyard. An absolute great investment property, ready to rent or make a home!

30. 2022-10-20
    listed $70,000

    Show marketing remark (331 chars)

    This is a 900sq ft, 2 bedroom 1 bath home featuring a living room, kitchen with range and refrigerator, new paint throughout the entire home, ceiling fans, hardwood flooring throughout, updated bathroom with ceramic tiled flooring and shower, and large backyard. An absolute great investment property, ready to rent or make a home!

ⓘ 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: $1,406 · $117/mo
• Projected year-2 tax: $1,406 · $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 1/10 Low
• 🌡 Heat 8/10 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: $13,080
• − Mortgage interest: −$5,008
• − Property taxes: −$1,406
• − Insurance: −$447
• − Repairs & maintenance: −$1,046
• − Management: −$1,046
• − Depreciation: −$2,601
• Taxable income: $1,526
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,488/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

+27.7% since first listed

20 events — show timeline

• 2026-06-15 Price Changed $89,400 Hive MLS
• 2026-06-02 Relisted — Hive MLS
• 2026-05-31 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-01-13 Price Changed $89,900 Hive MLS
• 2025-09-11 Listed $95,000 Hive MLS
• 2025-09-11 Listed $89,900 Hive MLS
• 2024-11-21 Rental Removed $950 APPFOLIO
• 2024-11-19 Price Changed $950 APPFOLIO
• 2024-11-14 Listed for Rent $750 APPFOLIO
• 2024-11-14 Rental Removed $750 RENT.
• 2024-11-13 Listed for Rent $750 RENT.
• 2023-05-03 Sold (Public Records) $60,000 Public Records
• 2023-05-03 Sold (MLS) $60,000 Hive MLS
• 2023-05-03 Sold (MLS) $60,000 AMLS
• 2023-05-03 Sold (MLS) $60,000 Hive MLS
• 2023-01-05 Delisted — AMLS
• 2022-10-21 Listed $70,000 AMLS
• 2022-10-20 Listed $70,000 Hive MLS
• 2022-10-20 Listed $70,000 Hive MLS

Property tax history

+4.4%/yr

Latest (2025): $1,406 · +26.6% YoY. Source: county tax records.