1038 Aldrich St · Augusta-Richmond County consolidated government (balance), GA 30815

$216,379

3 bd · 2.5 ba · 1,720 sqft · Townhouse · 38 Days on market

Built 2025 Good condition 3,049 sqft lot Garage $126/sqft · at area comps Est $217k · at est. $125/mo HOA · 6% of rent

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Why this score? — see what drove the F 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 +10.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• DSCR +3.1/10.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Up to 5K in closing cost with lending partner. Free fridge and garage door opener OR free washer and dryer (Must use lending partner) The Balsa 25 is a beautifully designed home featuring three bedrooms, two and a half baths, and a one-car garage. The first level offers an open and inviting layout where family and friends can gather with ease. The impressive kitchen is just steps from the dining and living areas and includes stainless steel appliances, sparkling granite countertops, a spacious corner pantry, and a large island with a sink and counter seating--perfect for casual meals and entertaining.

Key facts

• Corner pantry
• Large island
• Walk in closet

Tags

• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• CORNER PANTRY
• LARGE ISLAND
• WALK IN SHOWER
• WALK IN CLOSET

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $216k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-100 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (6.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (11.1% below list).
• Recommended offer: $192k (11.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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: Willis Foreman Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 332 students, 98% FRL); Spirit Creek Middle School (math 4% / reading 12%, grade F, #445 of 470 statewide, top 95%, 532 students, 98% FRL); Hephzibah High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 1,072 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 (-0.7%/yr); 442 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $6k 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 38 days — a 3% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $192,414 (11.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.89% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.99%
• DSCR: 0.91
• GRM: 9.4

CMA / ARV

• ARV (median comp): $216,548
• List price: $216,379
• Delta: -0.08%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1013 Aldrich Street St	0.04mi	3/2.5	1,720 (0%)	0mo	$207,675	$121	98
1042 Aldrich St	0.00mi	3/2.5	1,720 (0%)	4mo	$218,605	$127	97
1026 Aldrich St	0.00mi	3/2.5	1,720 (0%)	6mo	$214,490	$125	95
3004 Grey Fox Dr	0.77mi	3/2.0	1,735 (+1%)	3mo	$195,000	$112	59
4835 Storey Mill Rd	0.59mi	4/2.5 (+1)	1,912 (+11%)	3mo	$313,000	$164	46
2522 Quail Run Dr	0.62mi	3/2.0	1,336 (-22%)	0mo	$245,000	$183	44
2530 Quail Run Dr	0.63mi	3/2.0	1,442 (-16%)	5mo	$250,000	$173	40
1027 Aldrich St	1.14mi	3/2.5	2,025 (+18%)	2mo	$210,000	$104	39
2433 Patiller Rd	0.60mi	3/2.0	1,440 (-16%)	12mo	$31,500	$22	35
2427 Southdale Dr	1.10mi	3/2.0	1,350 (-22%)	5mo	$170,000	$126	34
2424 Mims Rd	1.14mi	3/2.0	1,376 (-20%)	9mo	$182,500	$133	30
1008 Storey Mill Ct	0.71mi	4/2.0 (+1)	1,953 (+14%)	12mo	$289,990	$148	28

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: -23.3%
• Equity multiple: 0.22×
• Total profit: $-46,982
• Equity at exit: $32,263

10-year hold

• IRR: -30.1%
• Equity multiple: -0.16×
• Total profit: $-70,497
• Equity at exit: $18,709

Cash invested: $60,586 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $210,000 ($122/sqft)
• Median days on market: 38 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +3.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30815

• Home prices YoY: -24.2%
• Rents YoY: -0.7%
• Active inventory: 442
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,924 medium
• Mortgage (P&I): −$1,135
• Tax est. 1.5%: −$270 /mo · $3,246/yr
• Insurance: −$90
• HOA: −$125
• Vacancy / Maint / Mgmt: −$404
• Net cashflow: $-100

Break-even live

Break-even rent $2,051

Max offer price $201,869

Occupancy floor —

Sensitivity live

Price	-10% $49	-5% $-26	+0% $-100	+5% $-175	+10% $-250
Rent	-10% $-252	-5% $-176	+0% $-100	+5% $-24	+10% $52
Rate	-1.0pp $9	-0.5pp $-45	base $-100	+0.5pp $-156	+1.0pp $-213

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: $54,095
• Closing costs: $6,491
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1013 Pleasant Valley Dr Hephzibah, GA	3.0	2.0	1884	$1,750	$0.93	63d	1	0.81mi
3011 Old Lodge Rd Hephzibah, GA	3.0	2.5	2205	$2,050	$0.93	70d	1	1.22mi

Property features AI

Finance

• Other: Subdivision: Knox Place
• HOA & community: Homeowners association with annual fee of $1,500 (approximately $125/month)Playground (association amenity)

Exterior

• Parking: GarageConcrete parking pad
• Utilities: Public sewer
• Home design: Townhouse (residential)Two levels / 2 storiesNew construction
• Construction: Stone and vinyl siding exteriorComposition roofSlab foundationBuilt recently (new construction)
• Exterior features: PatioFenced yardStreet lights (community)

Interior

• Kitchen: Built-in electric ovenMicrowave
• Flooring: Carpet
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central air conditioningForced air heating
• Interior features: Walk-in closetsKitchen islandPantry
• Laundry & utility: Electric water heater

Listing history 19 events

1. 2026-06-18
   days on market $216,379 Active 38 DOM
2. 2026-06-17
   days on market $216,379 Active 37 DOM
3. 2026-06-16
   days on market $216,379 Active 36 DOM
4. 2026-06-15
   days on market $216,379 Active 35 DOM
5. 2026-06-14
   days on market $216,379 Active 33 DOM
6. 2026-06-10
   days on market $216,379 Active 30 DOM
7. 2026-06-09
   days on market $216,379 Active 29 DOM
8. 2026-06-08
   days on market $216,379 Active 28 DOM
9. 2026-06-07
   days on market $216,379 Active 27 DOM
10. 2026-06-03
    days on market $216,379 Active 23 DOM
11. 2026-06-02
    days on market $216,379 Active 22 DOM
12. 2026-06-01
    days on market $216,379 Active 21 DOM
13. 2026-05-31
    days on market $216,379 Active 20 DOM
14. 2026-05-30
    days on market $216,379 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-04-21
    price $216,379
17. 2026-03-30
    price $215,379
18. 2026-03-21
    listed $214,490 Active
19. 2026-03-21
    listed $216,379 Active 1069-char remark

ⓘ 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 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 76% 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: $23,090
• − Mortgage interest: −$12,121
• − Property taxes: −$3,246
• − Insurance: −$1,082
• − Repairs & maintenance: −$1,847
• − Management: −$1,847
• − HOA: −$1,500
• − Depreciation: −$6,295
• Taxable loss: −$4,847
• Est. tax savings @ 24.0%: +$1,163
• After-tax cash flow: $-40/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This townhouse is in excellent condition with no visible repairs needed. It offers a good ROI with updates focusing on curb appeal and smart home features.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both Add smart home features — Improves convenience and marketability ↑

F Composite school gradezoned avg 7/100

Zoned Schools

Elementary Willis Foreman Elementary School F GA #1,160/1,228 Nat'l #40,579/41,679 Middle Spirit Creek Middle School F GA #445/470 Nat'l #13,582/14,009 High Hephzibah High School F GA #385/424 Nat'l #16,721/17,239

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 · 200,753 people
• City population: 154,035
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 44,109
• Household income: $70,202
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 27% Two or more races 5% Hispanic / Latino 4%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Korean 1%

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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: ▼ -51.74%
• Current HPI: 162.4074
• Rent YoY: ▼ -0.71%
• Metro: Augusta-Richmond County, GA-SC
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• Other: Subdivision: Knox Place
• HOA & community: Homeowners association with annual fee of $1,500 (approximately $125/month)Playground (association amenity)

Exterior

• Parking: GarageConcrete parking pad
• Utilities: Public sewer
• Home design: Townhouse (residential)Two levels / 2 storiesNew construction
• Construction: Stone and vinyl siding exteriorComposition roofSlab foundationBuilt recently (new construction)
• Exterior features: PatioFenced yardStreet lights (community)

Interior

• Kitchen: Built-in electric ovenMicrowave
• Flooring: Carpet
• Bathrooms: 2 full bathrooms1 half bathroom
• Heating & cooling: Central air conditioningForced air heating
• Interior features: Walk-in closetsKitchen islandPantry
• Laundry & utility: Electric water heater

Price history

+0.9% since first listed

5 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-21 Price Changed $216,379 Hive MLS
• 2026-03-30 Price Changed $215,379 Hive MLS
• 2026-03-21 Listed $216,379 Hive MLS
• 2026-03-21 Listed $214,490 Hive MLS