2825 Fairmount St · Augusta-Richmond County consolidated government (balance), GA 30906

$122,000

3 bd · 2.0 ba · 1,554 sqft · SingleFamily public records · 12 Days on market

Built 1952 0.27 ac lot Est $162k · 25% under

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Why this score? — see what drove the C+ 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.0/10.0
• 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 MLS

This property has a spacious fenced backyard and two carports. It has a very large eat in kitchen and four bedrooms. The floor plan is nice. There is a storage building in the back. This is a HUD ACQUIRED property. It is SOLD AS IS. The case number is 105-541328. Electronic bidding is required. Visit WWW. HUDPEMCO. COM for bidding information. This property is FHA insurable with a repair escrow 3300. All information is reliable, but not guaranteed. Verify all information to your own satisfaction.

Key facts

• 0.27 acre lot
• Built 1952
• Listed 12 days

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Sewer connected
• Home design: Single-family residence; One story; Entry level: 1; Residential property
• Construction: Concrete construction; Slab foundation; Built on one level
• Exterior features: Composition roof; No patio or porch; No fencing; Has a view

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $122k.

Deal economics

• At list price, monthly cash flow is $236 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $122k).
• Cap rate 8.6% 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 C — 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: Terrace Manor Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 254 students, 98% FRL); Murphey Middle School (math 0% / reading 6%, grade F, #469 of 470 statewide, top 100%, 635 students, 98% FRL); Josey High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 779 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 (-0.2%/yr); 369 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 35% 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 $843 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 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 13y 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 $38k; list at $122k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $122,000

Questions for the listing agent

1. Built in 1952 — 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: 1.10% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.29%
• DSCR: 1.37
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $161,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2820 Virginia Rd	0.11mi	3/2.0	1,433 (-8%)	4mo	$189,000	$132	79
2933 Deans Bridge Rd Rd	0.45mi	3/1.0	1,582 (+2%)	9mo	$165,000	$104	65
2313 Ridge Rd	0.48mi	4/2.0 (+1)	1,500 (-4%)	3mo	$205,000	$137	64
2832 Rocky Creek Rd	0.33mi	3/1.5	1,718 (+11%)	2mo	$105,000	$61	64
2805 Virginia Rd	0.20mi	4/2.0 (+1)	1,386 (-11%)	9mo	$120,000	$87	60
2408 Golden Camp Rd	0.54mi	3/1.5	1,458 (-6%)	5mo	$95,500	$66	58
2554 Tara Heights Cir	0.68mi	3/2.0	1,628 (+5%)	6mo	$126,543	$78	55
2329 Sumac Dr	0.48mi	4/2.0 (+1)	1,512 (-3%)	20mo	$160,000	$106	51
2444 Ridge Rd	0.53mi	3/1.0	1,380 (-11%)	3mo	$150,000	$109	50
3011 Storey Dr	0.59mi	3/1.0	1,370 (-12%)	3mo	$100,000	$73	46
2703 Tara Heights Ct	0.61mi	3/2.0	1,366 (-12%)	11mo	$172,000	$126	42
3110 Fir Ct	0.67mi	4/2.0 (+1)	1,726 (+11%)	13mo	$155,000	$90	35

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: -7.1%
• Equity multiple: 0.75×
• Total profit: $-8,672
• Equity at exit: $18,191

10-year hold

• IRR: -1.7%
• Equity multiple: 0.90×
• Total profit: $-3,386
• Equity at exit: $10,548

Cash invested: $34,160 (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: 369
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$640
• Tax from tax record: −$135 /mo · $1,625/yr
• Insurance: −$51
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $236

Break-even live

Break-even rent $1,046

Max offer price $122,000

Occupancy floor 77%

Sensitivity live

Price	-10% $305	-5% $270	+0% $236	+5% $201	+10% $167
Rent	-10% $130	-5% $183	+0% $236	+5% $289	+10% $342
Rate	-1.0pp $297	-0.5pp $267	base $236	+0.5pp $204	+1.0pp $172

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: $30,500
• Closing costs: $3,660
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	45d	1	0.24mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	25d	1	0.24mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	25d	3	0.25mi
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	45d	1	0.28mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	45d	1	0.28mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	25d	1	0.28mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	45d	6	0.30mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	22d	1	0.75mi
2349 Henry Cir Augusta, GA	3.0	2.0	1940	$1,795	$0.93	45d	1	0.82mi
3309 Tate Rd Augusta, GA	3.0	2.0	1796	$1,500	$0.84	45d	1	1.03mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	25d	1	1.07mi
2612 Lumpkin Rd Augusta, GA	3.0	1.5	1614	$1,450	$0.90	45d	1	1.10mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	25d	1	1.20mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	45d	1	1.20mi
2144 Kelly St Augusta, GA	3.0	1.5	1100	$1,425	$1.30	45d	1	1.40mi
2140 Kelly St Augusta, GA	4.0	2.0	1650	$1,500	$0.91	45d	1	1.42mi

Listing history 8 events

1. 2026-06-21
   days on market $122,000 Active 12 DOM
2. 2026-06-18
   days on market $122,000 Active 9 DOM
3. 2026-06-17
   days on market $122,000 Active 8 DOM
4. 2026-06-16
   days on market $122,000 Active 7 DOM
5. 2026-06-15
   days on market $122,000 Active 6 DOM
6. 2026-06-14
   days on market $122,000 Active 4 DOM
7. 2026-06-10
   remarks 45-char remark
8. 2026-06-10
   listed $122,000 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: $1,625 · $135/mo
• Projected year-2 tax: $1,625 · $135/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 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $16,131
• − Mortgage interest: −$6,834
• − Property taxes: −$1,625
• − Insurance: −$610
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,549
• Taxable income: $932
• Est. tax owed @ 24.0%: −$224
• After-tax cash flow: $2,608/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

+221.1% since first listed

5 events — show timeline

• 2026-06-08 Listed $122,000 Hive MLS
• 2013-07-09 Sold (MLS) $38,200 Hive MLS
• 2013-07-09 Sold (MLS) $38,200 Hive MLS
• 2013-05-10 Listed $38,000 Hive MLS
• 2013-05-10 Listed $38,000 Hive MLS

Property tax history

+8.2%/yr

Latest (2025): $1,625 · +28.1% YoY. Source: county tax records.