2135 Shirley Ave · Augusta-Richmond County consolidated government (balance), GA 30904

$49,900

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 89 Days on market

Built 1941 Fair condition 0.34 ac lot Garage $69/sqft · 41% below area Est $84k · 41% under ↓ 3% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Schools +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity Awaits! This 2-bedroom, 1-bath home is full of potential and ready for your personal touch. Perfect for investors or buyers looking to renovate, this property is being sold AS IS and needs some TLC. Located in close proximity to Augusta's Medical District, Downtown, shopping, dining, and entertainment, you'll enjoy easy access to all the city has to offer. Whether you're looking to create your dream home or add to your rental portfolio, this is a great chance to invest in a prime location!

Key facts

• 0.34 acre lot
• Garage
• Built 1941

Tags

• CLOSE PROXIMITY TO DOWNTOWN
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING
• EASY ACCESS TO ENTERTAINMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.8% vs local median 5.2% 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 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: Wilkinson Gardens Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 466 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 rising fast (+4.3%/yr); 260 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $345 of loan paydown is wiped out by about $1k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask has dropped $9k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1941 — 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 $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% 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 1941 — 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: 1.95% ✓
• Cap rate: 15.81%
• Cash-on-cash: 34.00%
• DSCR: 2.51
• GRM: 4.3

CMA / ARV

• ARV (median comp): $84,037
• List price: $49,900
• Delta: -40.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2106 Kennedy Dr	0.28mi	2/1.0	884 (+21%)	2mo	$135,000	$153	60
1729 Oak Dr	0.35mi	2/1.0	900 (+24%)	5mo	$160,000	$178	55
1871 Kissingbower Rd	0.54mi	2/1.0	882 (+21%)	4mo	$70,000	$79	47
1225 13th Ave	1.01mi	2/1.0	648 (-11%)	3mo	$65,000	$100	44
2036 Ohio Avenue Ave	1.28mi	2/1.0	900 (+24%)	5mo	$165,000	$183	36
1112 7th Ave	1.36mi	2/1.0	880 (+21%)	5mo	$62,000	$70	36
1818 Mcdowell St	1.39mi	2/1.0	882 (+21%)	6mo	$155,000	$176	35
2603 Wrightsboro Rd	1.37mi	2/1.0	850 (+17%)	8mo	$147,000	$173	33
1720 Verdery St	1.34mi	2/1.0	892 (+22%)	9mo	$112,000	$126	33
1586 Lee Beard Way	1.46mi	2/1.0	896 (+23%)	10mo	$115,350	$129	32
1424 Arsenal Ave	1.42mi	2/1.0	900 (+24%)	11mo	$96,000	$107	31
2018 Richmond Ave	1.11mi	1/1.0 (-1)	560 (-23%)	12mo	$130,000	$232	25

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 30.9%
• Equity multiple: 2.32×
• Total profit: $18,436
• Equity at exit: $7,440

10-year hold

• IRR: 38.8%
• Equity multiple: 4.87×
• Total profit: $54,036
• Equity at exit: $4,314

Cash invested: $13,972 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $80,000 ($92/sqft)
• Median days on market: 87 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +25.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30904

• Rents YoY: 4.3%
• Active inventory: 260
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $973 high
• Mortgage (P&I): −$262
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $396

Break-even live

Break-even rent $472

Max offer price $49,900

Occupancy floor 54%

Sensitivity live

Price	-10% $424	-5% $410	+0% $396	+5% $382	+10% $368
Rent	-10% $319	-5% $357	+0% $396	+5% $434	+10% $473
Rate	-1.0pp $421	-0.5pp $409	base $396	+0.5pp $383	+1.0pp $370

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: $12,475
• Closing costs: $1,497
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2125 Kennedy Dr Augusta, GA	2.0	1.0	750	$795	$1.06	63d	1	0.18mi
2219 Walden Dr Unit C4 Augusta, GA	1.0	1.0	600	$750	$1.25	72d	1	0.55mi
1750 Essie McIntyre Blvd Augusta, GA	2.0	1.0	720	$950	$1.32	93d	1	0.72mi
1840 Killingsworth Rd Augusta, GA	1.0	1.0	567	$699	$1.23	93d	1	0.77mi
1604 Johns Rd Unit A Augusta, GA	1.0	1.0	625	$845	$1.35	93d	1	0.79mi
1604 Johns Rd Unit F Augusta, GA	1.0	1.0	625	$825	$1.32	93d	1	0.79mi
1600 Johns Rd Unit B Augusta, GA	2.0	1.0	660	$835	$1.27	72d	1	0.82mi
1600 Johns Rd Unit A Augusta, GA	1.0	1.0	625	$845	$1.35	93d	1	0.82mi
1600 Johns Rd Apt F Augusta, GA	1.0	1.0	540	$750	$1.39	72d	1	0.82mi
1512 Stovall St Unit B Augusta, GA	1.0	1.0	700	$1,395	$1.99	72d	1	1.02mi
1512 Stovall St Unit A Augusta, GA	1.0	1.0	500	$995	$1.99	93d	1	1.02mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	63d	7	1.17mi
2407 Wrightsboro Rd Unit C Augusta, GA	1.0	1.0	650	$1,100	$1.69	70d	1	1.18mi
2222 Queens Way Augusta, GA	1.0	1.0	750	$725	$0.97	93d	1	1.28mi
2222 Queens Way Augusta, GA	1.0	1.0	750	$725	$0.97	72d	1	1.28mi
2419 Central Ave Augusta, GA	1.0	1.0	700	$800	$1.14	93d	1	1.34mi

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence

Exterior

• Parking: Detached garage
• Utilities: Public waterSewer availableSeptic tankWater available
• Home design: Single-family residenceOne-story homeEntry level: 1One level
• Construction: Vinyl sidingSee remarks for additional construction detailsComposition roofSlab foundationBuilt on a 0.34-acre lot (approx. 75' x 200')Zoned R-1A
• Exterior features: Front porchFenced yardHas a viewPaved road access

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and other rooms)
• Flooring: Ceramic tileHardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioningForced air heatingFireplace(s)
• Interior features: See remarks

Listing history 50 events

1. 2026-08-08
   days on market $49,900 Active 89 DOM
2. 2026-08-07
   days on market $49,900 Active 88 DOM
3. 2026-08-06
   days on market $49,900 Active 87 DOM
4. 2026-08-05
   days on market $49,900 Active 86 DOM
5. 2026-08-04
   days on market $49,900 Active 85 DOM
6. 2026-08-03
   days on market $49,900 Active 84 DOM
7. 2026-07-31
   days on market $49,900 Active 81 DOM
8. 2026-07-30
   days on market $49,900 Active 80 DOM
9. 2026-07-29
   pricedays on market $49,900 Active 79 DOM
10. 2026-07-27
    days on market $53,400 Active 77 DOM
11. 2026-07-25
    days on market $53,400 Active 75 DOM
12. 2026-07-23
    days on market $53,400 Active 73 DOM
13. 2026-07-22
    days on market $53,400 Active 72 DOM
14. 2026-07-21
    days on market $53,400 Active 71 DOM
15. 2026-07-18
    days on market $53,400 Active 68 DOM
16. 2026-07-16
    days on market $53,400 Active 66 DOM
17. 2026-07-16
    days on market $53,400 Active 65 DOM
18. 2026-07-14
    days on market $53,400 Active 64 DOM
19. 2026-07-13
    days on market $53,400 Active 63 DOM
20. 2026-07-12
    days on market $53,400 Active 62 DOM
21. 2026-07-11
    days on market $53,400 Active 61 DOM
22. 2026-07-10
    days on market $53,400 Active 60 DOM
23. 2026-07-09
    days on market $53,400 Active 59 DOM
24. 2026-07-08
    days on market $53,400 Active 58 DOM
25. 2026-07-07
    days on market $53,400 Active 57 DOM
26. 2026-07-06
    days on market $53,400 Active 56 DOM
27. 2026-07-05
    days on market $53,400 Active 55 DOM
28. 2026-07-04
    days on market $53,400 Active 54 DOM
29. 2026-07-03
    days on market $53,400 Active 53 DOM
30. 2026-07-02
    days on market $53,400 Active 52 DOM
31. 2026-07-01
    days on market $53,400 Active 51 DOM
32. 2026-06-30
    days on market $53,400 Active 50 DOM
33. 2026-06-29
    days on market $53,400 Active 49 DOM
34. 2026-06-28
    days on market $53,400 Active 48 DOM
35. 2026-06-28
    days on market $53,400 Active 47 DOM
36. 2026-06-27
    days on market $53,400 Active 46 DOM
37. 2026-06-25
    days on market $53,400 Active 44 DOM
38. 2026-06-23
    days on market $53,400 Active 42 DOM
39. 2026-06-21
    days on market $53,400 Active 41 DOM
40. 2026-06-18
    days on market $53,400 Active 38 DOM
41. 2026-06-17
    days on market $53,400 Active 37 DOM
42. 2026-06-16
    days on market $53,400 Active 36 DOM
43. 2026-06-15
    price $53,400 Active 35 DOM
44. 2026-06-15
    days on market $53,900 Active 35 DOM
45. 2026-06-14
    days on market $53,900 Active 33 DOM
46. 2026-06-10
    days on market $53,900 Active 30 DOM
47. 2026-06-09
    days on market $53,900 Active 29 DOM
48. 2026-06-08
    days on market $53,900 Active 28 DOM
49. 2026-06-07
    days on market $53,900 Active 27 DOM
50. 2026-06-03
    days on market $53,900 Active 23 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: $1,086 · $90/mo
• Projected year-2 tax: $1,086 · $90/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 ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,678
• − Mortgage interest: −$2,795
• − Property taxes: −$1,086
• − Insurance: −$250
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$1,452
• Taxable income: $4,227
• Est. tax owed @ 24.0%: −$1,015
• After-tax cash flow: $3,736/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $18,200–$32,760 screening

This 2-bedroom, 1-bath home requires moderate renovations to improve its condition and increase its value. Key areas for attention include the kitchen and bathroom, which need major repairs and updates. Painting the interior walls and updating the appliances can significantly boost its resale and rental potential.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $3,000–$12,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear
• Minor Other — No visible signs of damage or wear

Repairs flagged

• Major Exposed electrical wiring in kitchen — Safety hazard and potential fire risk
• Major Missing cabinet doors in kitchen — Aesthetically unappealing and functional issue
• Major Worn fixtures in bathroom — Aesthetically unappealing and functional issue
• Major Missing shower curtain rod in bathroom — Aesthetically unappealing and functional issue

Value-add opportunities

• Resale Painting interior walls — Fresh paint can significantly improve the home's appearance and value ↑
• Rental Refrigerator and other appliances — Up-to-date appliances can attract renters and increase rental income ↑
• Both Landscaping and yard maintenance — A well-maintained yard can improve curb appeal and attract both buyers and renters ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 4/100

Zoned Schools

Elementary Wilkinson Gardens Elementary School F GA #1,160/1,228 Nat'l #40,579/41,679 Middle Murphey Middle School F GA #469/470 Nat'l #13,950/14,009 High Josey High School F GA #413/424 Nat'l #17,122/17,239

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 · 200,753 people
• City population: 154,035
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 23,400
• Household income: $46,696
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 22% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 47% White 41% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 4% Korean 1%

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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: ▼ -211.97%
• Current HPI: 199.0807
• Rent YoY: ▲ 4.29%
• Metro: Augusta-Richmond County, GA-SC
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence

Exterior

• Parking: Detached garage
• Utilities: Public waterSewer availableSeptic tankWater available
• Home design: Single-family residenceOne-story homeEntry level: 1One level
• Construction: Vinyl sidingSee remarks for additional construction detailsComposition roofSlab foundationBuilt on a 0.34-acre lot (approx. 75' x 200')Zoned R-1A
• Exterior features: Front porchFenced yardHas a viewPaved road access

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and other rooms)
• Flooring: Ceramic tileHardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioningForced air heatingFireplace(s)
• Interior features: See remarks

Price history

-2.9% since first listed

20 events — show timeline

• 2026-06-15 Price Changed $53,400 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-02-17 Price Changed $53,900 Hive MLS
• 2025-08-11 Listed $58,900 Hive MLS
• 2025-08-11 Listed $53,900 Hive MLS
• 2025-07-29 Listing Removed — Hive MLS
• 2025-07-29 Listing Removed — Hive MLS
• 2025-04-01 Listed $59,900 Hive MLS
• 2025-04-01 Listed $59,900 Hive MLS
• 2025-03-28 Listing Removed — Hive MLS
• 2024-08-08 Listed $63,900 Hive MLS
• 2024-08-08 Listed $63,900 Hive MLS
• 2022-12-06 Sold (Public Records) $55,000 Public Records
• 2022-11-30 Sold (MLS) $55,000 Hive MLS
• 2022-11-30 Sold (MLS) $55,000 Hive MLS
• 2022-11-30 Sold (MLS) $55,000 AMLS
• 2022-10-26 Listed $55,000 Hive MLS
• 2022-10-26 Listed $55,000 Hive MLS
• 2022-10-26 Listed $55,000 AMLS

Property tax history

+4.1%/yr

Latest (2025): $1,086 · -20.0% YoY. Source: county tax records.