512 Dupont St · Augusta-Richmond County consolidated government (balance), GA 30901

$60,000

3 bd · 2.0 ba · 1,780 sqft · SingleFamily public records · 3 Days on market

Built 1952 9,147 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• 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

BANK OWNED PROPERTY SOLD "AS-IS". HOME IS IN POOR CONDITION. POTENTIAL INVESTMENT PROPERTY.

Key facts

• Full gut renovation
• Level lot
• 9,147 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• FULL GUT RENOVATION
• LEVEL LOT

Property features AI

Exterior

• Parking: Attached carport; One carport space; Driveway parking; Open parking available
• Utilities: Public water; Public sewer
• Home design: One-story property
• Construction: Block construction; Composition roof
• Exterior features: County road frontage; Fixer condition

Interior

• Kitchen: No specific kitchen features listed
• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on the main level); Master bathroom: none listed
• Heating & cooling: Central heating; Window air conditioning units
• Interior features: No shared/common walls; Other interior features
• Laundry & utility: No laundry features listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $722 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).

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); W.S. Hornsby Middle School (math 2% / reading 5%, grade F, #468 of 470 statewide, top 100%, 399 students, 98% FRL); Laney High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 684 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 4% at this address vs 16% district-wide (-12 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; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k of equity ($415 loan paydown + $5k 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 $17k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y 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.
• Current owner paid $10k; list at $60k implies a 532% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $60,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.51% ✓
• Cap rate: 20.74%
• Cash-on-cash: 51.60%
• DSCR: 3.30
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $165,540
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 E View Dr	0.29mi	3/1.5	1,596 (-10%)	10mo	$149,000	$93	58

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: 60.3%
• Equity multiple: 4.99×
• Total profit: $67,062
• Equity at exit: $46,321

10-year hold

• IRR: 54.1%
• Equity multiple: 10.07×
• Total profit: $152,430
• Equity at exit: $92,660

Cash invested: $16,800 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,508 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $722

Break-even live

Break-even rent $593

Max offer price $60,000

Occupancy floor 47%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 E View Dr Augusta, GA	3.0	1.5	1260	$1,300	$1.03	23d	1	0.39mi
106 Tybee Ct Augusta, GA	3.0–4.0	2.0	1336	$1,071	$0.80	43d	4	0.44mi
112 Telfair St Unit A Augusta, GA	4.0	3.0	1400	$2,300	$1.64	13d	1	1.12mi
112 Telfair St Unit B Augusta, GA	4.0	3.5	1400	$2,000	$1.43	13d	1	1.12mi

Listing history 4 events

1. 2026-06-18
   days on market $60,000 Active 3 DOM
2. 2026-06-17
   days on market $60,000 Active 2 DOM
3. 2026-06-15
   remarks 314-char remark
4. 2026-06-15
   listed $60,000 Active 1 DOM

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $1,547 · $129/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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,092
• − Mortgage interest: −$3,361
• − Property taxes: −$1,547
• − Insurance: −$300
• − Repairs & maintenance: −$1,447
• − Management: −$1,447
• − Depreciation: −$1,745
• Taxable income: $8,244
• Est. tax owed @ 24.0%: −$1,978
• After-tax cash flow: $6,691/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

+331.7% since first listed

7 events — show timeline

• 2026-06-01 Listed $60,000 FMLS
• 2026-02-13 Price Changed $13,900 Hive MLS
• 2023-05-01 Sold (MLS) $9,500 Hive MLS
• 2022-09-23 Listed $595,000 Hive MLS
• 2007-01-09 Sold (MLS) $9,500 Hive MLS
• 2007-01-09 Sold (MLS) $9,500 Hive MLS
• 2006-11-01 Listed $13,900 Hive MLS

Property tax history

+4.6%/yr

Latest (2025): $1,547 · +31.3% YoY. Source: county tax records.