1580 Goshen Rd Unit B · Augusta-Richmond County consolidated government (balance), GA 30906

$165,000

3 bd · 2.5 ba · 1,966 sqft · SingleFamily public records · 38 Days on market

Built 1982 6,534 sqft lot $84/sqft · at area comps Est $169k · at est. $325/mo HOA · 18% of rent

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Why this score? — see what drove the D 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 +13.0/30.0
• ARV discount +8.5/15.0
• 1% rule +5.9/10.0
• DSCR +3.9/10.0
• 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

#GoldCourseView This charming condo has 30 year architectural shingle and has been completely updated. Walk into the foyer where you will find ceramic tile leading to the kitchen along with hardwood flooring throughout. The great room features vaulted ceilings and gas fireplace with brick accent leading to the ceiling with a oak wood hearth. The kitchen has travertine back splash, new cabinets, granite counter tops, stainless steel appliances, & bar top seating for 2 that over looks the great room. Walk down the hallway where you'll find the master bedroom that has chair rail and crown molding. The master bathroom has luxury plank vinyl flooring, shower tub combo, shiplap accent wall, cultured marble dual vanity sink, & walk in closet(9x7). Bedrooms 2 & 3 are connected by a jack & jill bathroom. Relax on the screened in back porch that over looks the golf course.

Key facts

• Welcoming foyer
• Upgraded kitchen
• Cozy fireplace

Tags

• WELCOMING FOYER
• VAULTED CEILINGS
• OPEN-CONCEPT GREAT ROOM
• COZY FIREPLACE
• UPGRADED KITCHEN
• GRANITE COUNTERTOPS

Property features AI

Finance

• Other: Subdivision: Landsdown Villas @ Goshen
• HOA & community: Homeowners association present; Community includes golf course access; HOA fee $3,900 annually (approximately $325/month)

Exterior

• Parking: Asphalt parking
• Security: Smoke detectors
• Utilities: Public water; Public sewer; Cable available
• Home design: Residential townhouse; Two-story; Entry level information not provided; Facing direction not provided
• Construction: Brick construction; Composition roof; Slab foundation; Built in 1966
• Exterior features: Screened rear porch; Located on a golf course

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Fireplace heating
• Interior features: Window coverings; Garbage disposal; Gas water heater; No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $-9 ($-111/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (1.0% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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: Goshen Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 448 students, 98% FRL); Pine Hill Middle School (math 5% / reading 19%, grade F, #417 of 470 statewide, top 90%, 582 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 (-0.2%/yr); 364 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $1,799/mo this rent would consume 47% of the median local household income ($46k/yr) (locally 3363% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 ($160k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 11y 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 $115k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% 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 3% 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: 1.09% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.24%
• DSCR: 0.99
• GRM: 7.6

CMA / ARV

• ARV (median comp): $168,662
• List price: $165,000
• Delta: -2.17%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4404 S Goshen Lake Dr	0.28mi	3/2.0	1,907 (-3%)	14mo	$205,000	$107	68
4409 S Goshen Lake Dr	0.31mi	3/2.0	1,758 (-11%)	4mo	$222,000	$126	63
4405 S Goshen Lake Dr	0.34mi	3/2.0	1,995 (+2%)	24mo	$249,999	$125	60
4417 S Goshen Lake Dr	0.32mi	3/2.0	1,784 (-9%)	10mo	$229,000	$128	60
3904 Goshen Ln	0.38mi	3/2.5	1,724 (-12%)	4mo	$239,900	$139	58
4036 S Goshen Lake Dr	0.73mi	3/3.0	1,996 (+2%)	4mo	$275,000	$138	58
4428 S Goshen Lake Dr	0.18mi	3/2.0	2,171 (+10%)	17mo	$262,000	$121	58
4015 Goshen Lk S	0.70mi	4/2.0 (+1)	1,922 (-2%)	6mo	$297,000	$155	52
2020 Country Place Dr	0.71mi	4/2.0 (+1)	2,045 (+4%)	4mo	$269,900	$132	50
1708 Goshen Rd	0.56mi	3/2.0	1,704 (-13%)	2mo	$279,000	$164	48
1718 Goshen Rd	0.66mi	3/2.0	2,167 (+10%)	9mo	$260,000	$120	43
4024 Burning Tree Ln	0.61mi	4/2.5 (+1)	2,258 (+15%)	13mo	$315,000	$140	31

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: -20.9%
• Equity multiple: 0.30×
• Total profit: $-32,394
• Equity at exit: $24,602

10-year hold

• IRR: -26.5%
• Equity multiple: -0.05×
• Total profit: $-48,508
• Equity at exit: $14,266

Cash invested: $46,200 (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: 364
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$865
• Tax from tax record: −$171 /mo · $2,057/yr
• Insurance: −$69
• HOA: −$325
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-9

Break-even live

Break-even rent $1,811

Max offer price $163,364

Occupancy floor 96%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4210 Valencia Ln Augusta, GA	4.0	2.5	1900	$1,795	$0.94	14d	1	0.35mi
4376 E Barcelona Way Unit 00 4404 Augusta, GA	4.0	2.5	1696	$1,795	$1.06	23d	1	0.38mi
1015 Country Place Dr Augusta, GA	3.0	2.0	1615	$1,695	$1.05	43d	1	0.93mi
1015 Country Place Dr Augusta, GA	3.0	2.0	1615	$1,650	$1.02	23d	1	0.93mi
1233 Paramount Ct Hephzibah, GA	4.0	2.5	2560	$2,300	$0.90	14d	1	1.03mi

HOA detail

• Monthly dues: $325 · $3,900/yr
• Likely covers: gas

Listing history 29 events

1. 2026-06-18
   days on market $165,000 Active 38 DOM
2. 2026-06-17
   days on market $165,000 Active 37 DOM
3. 2026-06-16
   days on market $165,000 Active 36 DOM
4. 2026-06-15
   days on market $165,000 Active 35 DOM
5. 2026-06-14
   days on market $165,000 Active 33 DOM
6. 2026-06-10
   days on market $165,000 Active 30 DOM
7. 2026-06-09
   days on market $165,000 Active 29 DOM
8. 2026-06-08
   days on market $165,000 Active 28 DOM
9. 2026-06-07
   days on market $165,000 Active 27 DOM
10. 2026-06-03
    days on market $165,000 Active 23 DOM
11. 2026-06-02
    days on market $165,000 Active 22 DOM
12. 2026-06-01
    days on market $165,000 Active 21 DOM
13. 2026-05-31
    days on market $165,000 Active 20 DOM
14. 2026-05-30
    days on market $165,000 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-05-03
    listed $165,000 Active
17. 2026-05-03
    listed $165,000 Active 1075-char remark
18. 2020-12-17
    soldstatus $115,000
19. 2020-12-03
    soldstatus $115,000

    Show marketing remark (897 chars)

    #GoldCourseView This charming condo has 30 year architectural shingle and has been completely updated. Walk into the foyer where you will find ceramic tile leading to the kitchen along with hardwood flooring throughout. The great room features vaulted ceilings and gas fireplace with brick accent leading to the ceiling with a oak wood hearth. The kitchen has travertine back splash, new cabinets, granite counter tops, stainless steel appliances, & bar top seating for 2 that over looks the great room. Walk down the hallway where you'll find the master bedroom that has chair rail and crown molding. The master bathroom has luxury plank vinyl flooring, shower tub combo, shiplap accent wall, cultured marble dual vanity sink, & walk in closet(9x7). Bedrooms 2 & 3 are connected by a jack & jill bathroom. Relax on the screened in back porch that over looks the golf course.

20. 2020-12-03
    soldstatus $115,000

    Show marketing remark (897 chars)

    #GoldCourseView This charming condo has 30 year architectural shingle and has been completely updated. Walk into the foyer where you will find ceramic tile leading to the kitchen along with hardwood flooring throughout. The great room features vaulted ceilings and gas fireplace with brick accent leading to the ceiling with a oak wood hearth. The kitchen has travertine back splash, new cabinets, granite counter tops, stainless steel appliances, & bar top seating for 2 that over looks the great room. Walk down the hallway where you'll find the master bedroom that has chair rail and crown molding. The master bathroom has luxury plank vinyl flooring, shower tub combo, shiplap accent wall, cultured marble dual vanity sink, & walk in closet(9x7). Bedrooms 2 & 3 are connected by a jack & jill bathroom. Relax on the screened in back porch that over looks the golf course.

21. 2020-06-12
    listed $124,900

    Show marketing remark (897 chars)

    #GoldCourseView This charming condo has 30 year architectural shingle and has been completely updated. Walk into the foyer where you will find ceramic tile leading to the kitchen along with hardwood flooring throughout. The great room features vaulted ceilings and gas fireplace with brick accent leading to the ceiling with a oak wood hearth. The kitchen has travertine back splash, new cabinets, granite counter tops, stainless steel appliances, & bar top seating for 2 that over looks the great room. Walk down the hallway where you'll find the master bedroom that has chair rail and crown molding. The master bathroom has luxury plank vinyl flooring, shower tub combo, shiplap accent wall, cultured marble dual vanity sink, & walk in closet(9x7). Bedrooms 2 & 3 are connected by a jack & jill bathroom. Relax on the screened in back porch that over looks the golf course.

22. 2020-06-12
    listed $124,900

    Show marketing remark (897 chars)

    #GoldCourseView This charming condo has 30 year architectural shingle and has been completely updated. Walk into the foyer where you will find ceramic tile leading to the kitchen along with hardwood flooring throughout. The great room features vaulted ceilings and gas fireplace with brick accent leading to the ceiling with a oak wood hearth. The kitchen has travertine back splash, new cabinets, granite counter tops, stainless steel appliances, & bar top seating for 2 that over looks the great room. Walk down the hallway where you'll find the master bedroom that has chair rail and crown molding. The master bathroom has luxury plank vinyl flooring, shower tub combo, shiplap accent wall, cultured marble dual vanity sink, & walk in closet(9x7). Bedrooms 2 & 3 are connected by a jack & jill bathroom. Relax on the screened in back porch that over looks the golf course.

23. 2015-12-16
    soldstatus $73,000
24. 2015-12-11
    soldstatus $72,818
25. 2015-12-11
    soldstatus $72,818
26. 2015-03-13
    listed $76,000
27. 2015-03-13
    listed $76,000
28. 2011-04-25
    soldstatus $40,000
29. 1993-07-08
    soldstatus $75,000

ⓘ 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: $2,057 · $171/mo
• Projected year-2 tax: $2,057 · $171/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 18 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: $21,588
• − Mortgage interest: −$9,243
• − Property taxes: −$2,057
• − Insurance: −$825
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$3,900
• − Depreciation: −$4,800
• Taxable loss: −$2,691
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $535/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

+120.0% since first listed

15 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-03 Listed $165,000 Hive MLS
• 2026-05-03 Listed $165,000 Hive MLS
• 2020-12-17 Sold (Public Records) $115,000 Public Records
• 2020-12-03 Sold (MLS) $115,000 Hive MLS
• 2020-12-03 Sold (MLS) $115,000 Hive MLS
• 2020-06-12 Listed $124,900 Hive MLS
• 2020-06-12 Listed $124,900 Hive MLS
• 2015-12-16 Sold (Public Records) $73,000 Public Records
• 2015-12-11 Sold (MLS) $72,818 Hive MLS
• 2015-12-11 Sold (MLS) $72,818 Hive MLS
• 2015-03-13 Listed $76,000 Hive MLS
• 2015-03-13 Listed $76,000 Hive MLS
• 2011-04-25 Sold (Public Records) $40,000 Public Records
• 1993-07-08 Sold (Public Records) $75,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $2,057 · -2.8% YoY. Source: county tax records.