3222 Holt Rd · Augusta-Richmond County consolidated government (balance), GA 30909

$130,000

3 bd · 1.5 ba · 1,360 sqft · SingleFamily public records

Built 1958 0.63 ac lot Est $165k · 21% 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 +24.1/30.0
• ARV discount +15.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.3/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a single story but also want an open floor plan? This home has a large family room open to the kitchen and also has a smaller living room and den with built in shelving and a desk.

Key facts

• 0.63 acre lot
• Built 1958

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.7% 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 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: Bayvale Elementary School (math 12% / reading 8%, grade F, #1,092 of 1,228 statewide, top 91%, 377 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 flat; 303 active listings in the ZIP; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $899 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 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 27y 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 $42k; list at $130k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $130,000

Questions for the listing agent

1. Built in 1958 — 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: 1.13% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.45%
• DSCR: 1.38
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $164,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3111 Evergreen Dr	0.42mi	3/2.0	1,325 (-3%)	15mo	$157,900	$119	62
2129 Sibley Rd	0.35mi	3/1.5	1,420 (+4%)	19mo	$165,000	$116	60
3170 River Oak Rd	0.26mi	3/2.0	1,456 (+7%)	18mo	$115,000	$79	59
3170 River Oak Rd	0.26mi	3/2.0	1,456 (+7%)	18mo	$115,000	$79	59
2016 Westfield Dr Unit R	0.49mi	4/2.0 (+1)	1,425 (+5%)	4mo	$202,000	$142	59
3126 Scenic Dr	0.31mi	3/1.5	1,196 (-12%)	10mo	$145,000	$121	57
1714 Sandalwood Dr	0.69mi	3/2.0	1,305 (-4%)	11mo	$175,000	$134	50
1728 Sandalwood Dr	0.62mi	3/2.0	1,525 (+12%)	2mo	$110,000	$72	47
1721 Sandalwood Dr	0.67mi	3/1.5	1,310 (-4%)	19mo	$165,000	$126	47
1712 Fairwood Ct	0.60mi	3/2.0	1,426 (+5%)	19mo	$200,000	$140	46
3136 Summerchase Pl	0.54mi	3/2.0	1,560 (+15%)	7mo	$179,000	$115	42
1708 Sandalwood Drive Dr	0.72mi	3/2.0	1,425 (+5%)	18mo	$207,500	$146	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 · 0.48% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.77×
• Total profit: $-8,362
• Equity at exit: $19,383

10-year hold

• IRR: -0.2%
• Equity multiple: 0.99×
• Total profit: $-381
• Equity at exit: $11,240

Cash invested: $36,400 (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 30909

• Home prices YoY: -32.2%
• Rents YoY: 0.5%
• Active inventory: 303
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,475 high
• Mortgage (P&I): −$682
• Tax from tax record: −$173 /mo · $2,079/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $256

Break-even live

Break-even rent $1,151

Max offer price $130,000

Occupancy floor 78%

Sensitivity live

Price	-10% $330	-5% $293	+0% $256	+5% $219	+10% $183
Rent	-10% $140	-5% $198	+0% $256	+5% $315	+10% $373
Rate	-1.0pp $322	-0.5pp $289	base $256	+0.5pp $223	+1.0pp $188

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2008 Sibley Rd Augusta, GA	3.0	2.0	1477	$1,300	$0.88	44d	1	0.12mi
1924 N Leg Rd Augusta, GA	1.0–2.0	1.0	939	$1,050	$1.12	24d	3	0.36mi
1813 Sibley Rd Unit A Augusta, GA	3.0	1.0	1120	$1,199	$1.07	44d	1	0.37mi
1811 Sibley Rd Augusta, GA	1.0–2.0	1.0–2.0	820	$1,229	$1.50	14d	12	0.38mi
1910 Valley Spring Rd Augusta, GA	3.0	2.0	1518	$1,495	$0.98	14d	1	0.42mi
3247 Summerchase Cir Augusta, GA	3.0	2.0	1526	$2,500	$1.64	21d	1	0.61mi
3122 Damascus Rd Augusta, GA	1.0–3.0	1.0–2.0	915	$1,650	$1.80	14d	16	0.62mi
3208 Summerchase Cir Augusta, GA	3.0	2.0	1470	$1,450	$0.99	14d	1	0.63mi
3220 Summerchase Cir Augusta, GA	3.0	2.5	1466	$1,550	$1.06	24d	1	0.65mi
3220 Summerchase Cir Augusta, GA	3.0	2.5	1466	$1,550	$1.06	44d	1	0.65mi
1700 Valley Park Ct Augusta, GA	1.0–3.0	1.0–2.0	957	$1,350	$1.41	44d	7	0.66mi
1700 Valley Park Ct Augusta, GA	1.0–3.0	1.0–2.0	957	$1,350	$1.41	24d	1	0.66mi
1710 Sandalwood Dr Augusta, GA	3.0	2.0	1530	$1,750	$1.14	44d	1	0.69mi
1709 Forest Creek Ct Augusta, GA	3.0	2.0	1217	$1,500	$1.23	24d	1	0.73mi
3211 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	972	$950	$0.98	44d	1	0.77mi
1500 Champions Pines Ln Augusta, GA	1.0–2.0	1.0–2.0	825	$1,140	$1.38	24d	14	0.78mi
1508 Wylds Ct Augusta, GA	2.0	1.0–2.0	900	$854	$0.95	44d	1	0.89mi
3404 Covington Dr Augusta, GA	3.0	2.0	1325	$1,800	$1.36	44d	1	0.93mi
2595 Kelly St Unit 1E Augusta, GA	2.0	1.5	1000	$900	$0.90	24d	1	1.22mi
2595 Kelly St Unit A1 Augusta, GA	2.0	1.0	1000	$900	$0.90	24d	1	1.22mi
2461 Damascus Rd Augusta, GA	2.0	1.0–1.5	1000	$900	$0.90	24d	3	1.27mi
255 Reservation Way Augusta, GA	2.0	2.0	1170	$1,440	$1.23	21d	15	1.37mi
2144 Kelly St Augusta, GA	3.0	1.5	1100	$1,425	$1.30	44d	1	1.38mi
2140 Kelly St Augusta, GA	4.0	2.0	1650	$1,500	$0.91	44d	1	1.41mi
3309 Tate Rd Augusta, GA	3.0	2.0	1796	$1,500	$0.84	44d	1	1.42mi
3234 W Wimbledon Dr Augusta, GA	2.0	1.0	984	$1,125	$1.14	24d	1	1.42mi
3143 Switzer Dr Augusta, GA	3.0	2.5	1793	$3,500	$1.95	14d	1	1.43mi
454 Forest Hills Dr Augusta, GA	2.0	2.0	1162	$1,200	$1.03	44d	1	1.48mi

Listing history 21 events

1. 2026-04-13
   status Pending
2. 2026-04-13
   historical
3. 2026-04-13
   historical
4. 2026-04-03
   listed $130,000 Active
5. 2026-04-03
   listed $130,000
6. 2016-07-13
   soldstatus $42,500 192-char remark

   Show marketing remark (192 chars)

   Looking for a single story but also want an open floor plan? This home has a large family room open to the kitchen and also has a smaller living room and den with built in shelving and a desk.

7. 2016-07-13
   soldstatus $42,500

   Show marketing remark (192 chars)

   Looking for a single story but also want an open floor plan? This home has a large family room open to the kitchen and also has a smaller living room and den with built in shelving and a desk.

8. 2016-04-25
   listed $42,500 192-char remark

   Show marketing remark (192 chars)

   Looking for a single story but also want an open floor plan? This home has a large family room open to the kitchen and also has a smaller living room and den with built in shelving and a desk.

9. 2016-04-25
   listed $42,500

   Show marketing remark (192 chars)

   Looking for a single story but also want an open floor plan? This home has a large family room open to the kitchen and also has a smaller living room and den with built in shelving and a desk.

10. 2007-03-08
    soldstatus $79,900
11. 2007-02-27
    soldstatus $79,900
12. 2007-02-27
    soldstatus $79,900
13. 2007-01-11
    listed $82,900
14. 2007-01-11
    listed $82,900
15. 2006-11-06
    soldstatus $78,000
16. 2005-05-20
    soldstatus $78,000
17. 1999-06-09
    soldstatus $28,000
18. 1999-06-09
    soldstatus $28,000
19. 1999-06-09
    soldstatus $28,000
20. 1999-06-04
    listed $31,000
21. 1999-06-04
    listed $31,000

ⓘ 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: $2,079 · $173/mo
• Projected year-2 tax: $2,079 · $173/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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 17 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: $17,703
• − Mortgage interest: −$7,282
• − Property taxes: −$2,079
• − Insurance: −$650
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$3,782
• Taxable income: $1,078
• Est. tax owed @ 24.0%: −$259
• After-tax cash flow: $2,817/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): 46,501
• Household income: $71,364
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2113.0

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: Black 44% White 39% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -133.14%
• Current HPI: 280.4587
• Rent YoY: ▲ 0.48%
• 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

+319.4% since first listed

21 events — show timeline

• 2026-04-13 Pending — Hive MLS
• 2026-04-13 Listing Removed — Hive MLS
• 2026-04-13 Listing Removed — Hive MLS
• 2026-04-03 Listed $130,000 Hive MLS
• 2026-04-03 Listed $130,000 Hive MLS
• 2016-07-13 Sold (MLS) $42,500 Hive MLS
• 2016-07-13 Sold (MLS) $42,500 Hive MLS
• 2016-04-25 Listed $42,500 Hive MLS
• 2016-04-25 Listed $42,500 Hive MLS
• 2007-03-08 Sold (Public Records) $79,900 Public Records
• 2007-02-27 Sold (MLS) $79,900 Hive MLS
• 2007-02-27 Sold (MLS) $79,900 Hive MLS
• 2007-01-11 Listed $82,900 Hive MLS
• 2007-01-11 Listed $82,900 Hive MLS
• 2006-11-06 Sold (Public Records) $78,000 Public Records
• 2005-05-20 Sold (Public Records) $78,000 Public Records
• 1999-06-09 Sold (Public Records) $28,000 Public Records
• 1999-06-09 Sold (MLS) $28,000 Hive MLS
• 1999-06-09 Sold (MLS) $28,000 Hive MLS
• 1999-06-04 Listed $31,000 Hive MLS
• 1999-06-04 Listed $31,000 Hive MLS

Property tax history

+4.0%/yr

Latest (2025): $2,079 · +24.1% YoY. Source: county tax records.