1377 Wrightsboro Rd · Augusta-Richmond County consolidated government (balance), GA 30901

$170,000

8 bd · 3.0 ba · 4,384 sqft · SingleFamily · 298 Days on market

Built 1953 Poor condition ↓ 8% since listing

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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 +20.5/30.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.4/10.0
• Livability +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

BACK ON MARKET DUE TO NO FAULT OF SELLER! DON'T MISS THIS! Investor portfolio opportunity! Exciting possibilities await with this exceptional property nestled in the heart of the rapidly expanding downtown area. Formerly a grocery store, this spacious corner lot is now zoned R-3C (Multiple-family Residential), presenting a unique opportunity for conversion into a multifamily home. Alongside this promising structure are three single-family houses, presently leased on a month-to-month basis. Please note this property is being sold as a portfolio, which includes all of the following properties: 1377 Wrightsboro Road, 1371 Wrightsboro Road, 1367 Wrightsboro Road and 1369 Wrightsboro Road. Properties are being sold as-is. Total list price for all four properties is 320,000.

Key facts

• Zoned r-3c
• Corner lot
• Built 1953

Tags

• CORNER LOT
• ZONED R-3C
• MULTIPLE-FAMILY RESIDENTIAL
• THREE SINGLE-FAMILY HOUSES

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath single-family listed at $170k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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.
• Market conditions: Rents soft (-1.3%/yr); 129 active listings in the ZIP; lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $1,769/mo this rent would consume 84% of the median local household income ($25k/yr) (locally 2063% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $15k of equity ($1k loan paydown + $14k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $15k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.61%
• DSCR: 1.25
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 23.4%
• Equity multiple: 2.70×
• Total profit: $81,022
• Equity at exit: $131,244

10-year hold

• IRR: 20.4%
• Equity multiple: 5.52×
• Total profit: $215,178
• Equity at exit: $262,537

Cash invested: $47,600 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,769 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$371
• Net cashflow: $223

Break-even live

Break-even rent $1,487

Max offer price $170,000

Occupancy floor 82%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2025-10-10
   status Back On Market 779-char remark

   Show marketing remark (779 chars)

   BACK ON MARKET DUE TO NO FAULT OF SELLER! DON'T MISS THIS! Investor portfolio opportunity! Exciting possibilities await with this exceptional property nestled in the heart of the rapidly expanding downtown area. Formerly a grocery store, this spacious corner lot is now zoned R-3C (Multiple-family Residential), presenting a unique opportunity for conversion into a multifamily home. Alongside this promising structure are three single-family houses, presently leased on a month-to-month basis. Please note this property is being sold as a portfolio, which includes all of the following properties: 1377 Wrightsboro Road, 1371 Wrightsboro Road, 1367 Wrightsboro Road and 1369 Wrightsboro Road. Properties are being sold as-is. Total list price for all four properties is 320,000.

2. 2025-09-10
   historical On Hold 779-char remark

   Show marketing remark (779 chars)

   BACK ON MARKET DUE TO NO FAULT OF SELLER! DON'T MISS THIS! Investor portfolio opportunity! Exciting possibilities await with this exceptional property nestled in the heart of the rapidly expanding downtown area. Formerly a grocery store, this spacious corner lot is now zoned R-3C (Multiple-family Residential), presenting a unique opportunity for conversion into a multifamily home. Alongside this promising structure are three single-family houses, presently leased on a month-to-month basis. Please note this property is being sold as a portfolio, which includes all of the following properties: 1377 Wrightsboro Road, 1371 Wrightsboro Road, 1367 Wrightsboro Road and 1369 Wrightsboro Road. Properties are being sold as-is. Total list price for all four properties is 320,000.

3. 2025-08-14
   price $170,000

   Show marketing remark (779 chars)

   BACK ON MARKET DUE TO NO FAULT OF SELLER! DON'T MISS THIS! Investor portfolio opportunity! Exciting possibilities await with this exceptional property nestled in the heart of the rapidly expanding downtown area. Formerly a grocery store, this spacious corner lot is now zoned R-3C (Multiple-family Residential), presenting a unique opportunity for conversion into a multifamily home. Alongside this promising structure are three single-family houses, presently leased on a month-to-month basis. Please note this property is being sold as a portfolio, which includes all of the following properties: 1377 Wrightsboro Road, 1371 Wrightsboro Road, 1367 Wrightsboro Road and 1369 Wrightsboro Road. Properties are being sold as-is. Total list price for all four properties is 320,000.

4. 2025-08-14
   price $170,000 779-char remark

   Show marketing remark (779 chars)

   BACK ON MARKET DUE TO NO FAULT OF SELLER! DON'T MISS THIS! Investor portfolio opportunity! Exciting possibilities await with this exceptional property nestled in the heart of the rapidly expanding downtown area. Formerly a grocery store, this spacious corner lot is now zoned R-3C (Multiple-family Residential), presenting a unique opportunity for conversion into a multifamily home. Alongside this promising structure are three single-family houses, presently leased on a month-to-month basis. Please note this property is being sold as a portfolio, which includes all of the following properties: 1377 Wrightsboro Road, 1371 Wrightsboro Road, 1367 Wrightsboro Road and 1369 Wrightsboro Road. Properties are being sold as-is. Total list price for all four properties is 320,000.

5. 2025-07-01
   listed $185,000 New 779-char remark

   Show marketing remark (779 chars)

   BACK ON MARKET DUE TO NO FAULT OF SELLER! DON'T MISS THIS! Investor portfolio opportunity! Exciting possibilities await with this exceptional property nestled in the heart of the rapidly expanding downtown area. Formerly a grocery store, this spacious corner lot is now zoned R-3C (Multiple-family Residential), presenting a unique opportunity for conversion into a multifamily home. Alongside this promising structure are three single-family houses, presently leased on a month-to-month basis. Please note this property is being sold as a portfolio, which includes all of the following properties: 1377 Wrightsboro Road, 1371 Wrightsboro Road, 1367 Wrightsboro Road and 1369 Wrightsboro Road. Properties are being sold as-is. Total list price for all four properties is 320,000.

6. 2025-05-30
   historical
7. 2025-05-30
   historical
8. 2025-03-02
   historical
9. 2024-09-20
   historical
10. 2024-09-20
    historical
11. 2024-09-19
    listed $170,000
12. 2024-09-19
    listed $170,000
13. 2024-05-04
    listed $185,000 New
14. 2024-05-02
    listed $185,000
15. 2024-05-02
    listed $185,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,228
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$4,945
• Taxable loss: −$36
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $2,681/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

Poor 20/100 Extensive rehab

This property requires extensive renovations and repairs to bring it up to modern standards and improve its value for resale or rental.

Repairs flagged

• Major kitchen appliances — old and worn-out
• Major bathroom fixtures — dated and worn-out
• Major HVAC system — visible rust and wear
• Major exterior paint — peeling and worn-out
• Major landscaping — overgrown and unkempt

Value-add opportunities

• Both renovate kitchen and bathrooms — modernizing and improving functionality
• Both repair and paint exterior — enhancing curb appeal and property value
• Both replace HVAC system — improving comfort and energy efficiency
• Both landscaping and curb appeal — enhancing property value and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · old and worn-out	Major	$15,000–50,000
bathroom fixtures · dated and worn-out	Major	$15,000–50,000
HVAC system · visible rust and wear	Major	$15,000–50,000
exterior paint · peeling and worn-out	Major	$15,000–50,000
landscaping · overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both renovate kitchen and bathrooms — modernizing and improving functionality ↑
• Both repair and paint exterior — enhancing curb appeal and property value ↑
• Both replace HVAC system — improving comfort and energy efficiency ↑
• Both landscaping and curb appeal — enhancing property value and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-8.1% since first listed

15 events — show timeline

• 2025-10-10 Relisted — GAMLS
• 2025-09-10 Delisted — GAMLS
• 2025-08-14 Price Changed $170,000 AMLS
• 2025-08-14 Price Changed $170,000 GAMLS
• 2025-07-01 Listed $185,000 GAMLS
• 2025-05-30 Listing Removed — Hive MLS
• 2025-05-30 Listing Removed — Hive MLS
• 2025-03-02 Listing Removed — GAMLS
• 2024-09-20 Listing Removed — Hive MLS
• 2024-09-20 Listing Removed — Hive MLS
• 2024-09-19 Listed $170,000 Hive MLS
• 2024-09-19 Listed $170,000 Hive MLS
• 2024-05-04 Listed $185,000 GAMLS
• 2024-05-02 Listed $185,000 Hive MLS
• 2024-05-02 Listed $185,000 Hive MLS