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

$53,400

2 bd · 1.0 ba · 728 sqft · SingleFamily public records · 38 Days on market

Built 1941 0.34 ac lot $73/sqft · 32% below area Est $79k · 32% 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 +2.5/5.0
• Schools +1.3/10.0
• 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

Property features AI

Finance

• Other: Property type: Residential — Single Family Residence

Exterior

• Parking: Detached garage
• Utilities: Public water; Sewer available; Septic tank; Water available
• Home design: Single-family residence; One-story home; Entry level: 1; One level
• Construction: Vinyl siding; See remarks for additional construction details; Composition roof; Slab foundation; Built on a 0.34-acre lot (approx. 75' x 200'); Zoned R-1A
• Exterior features: Front porch; Fenced yard; Has a view; Paved road access

Interior

• Bedrooms: Total of 4 rooms (includes bedrooms and other rooms)
• Flooring: Ceramic tile; Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Forced air heating; Fireplace(s)
• Interior features: See remarks

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $53k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($973 rent vs $53k).
• Recommended offer: $52k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.7% 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 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) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.3%/yr); 222 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $369 of loan paydown is wiped out by about $2k 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 $15k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 4y ago; this cycle's ask has dropped $6k (9%) 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 $51,798 (3.0% below list)

Questions for the listing agent

1. 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?
2. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.82% ✓
• Cap rate: 14.74%
• Cash-on-cash: 30.18%
• DSCR: 2.34
• GRM: 4.6

CMA / ARV

• ARV (median comp): $78,703
• List price: $53,400
• Delta: -32.15%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2125 Kennedy Dr	0.18mi	2/1.0	728 (0%)	11mo	$53,000	$73	82
1608 Cornell Drive Dr	0.45mi	2/1.0	765 (+5%)	23mo	$89,900	$118	51

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: 26.3%
• Equity multiple: 2.11×
• Total profit: $16,605
• Equity at exit: $7,962

10-year hold

• IRR: 34.8%
• Equity multiple: 4.40×
• Total profit: $50,806
• Equity at exit: $4,617

Cash invested: $14,952 (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 30904

• Rents YoY: 4.3%
• Active inventory: 222
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $973 high
• Mortgage (P&I): −$280
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $376

Break-even live

Break-even rent $497

Max offer price $53,400

Occupancy floor 56%

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: $13,350
• Closing costs: $1,602
• 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	13d	1	0.18mi
2219 Walden Dr Unit C4 Augusta, GA	1.0	1.0	600	$750	$1.25	23d	1	0.55mi
1750 Essie McIntyre Blvd Augusta, GA	2.0	1.0	720	$950	$1.32	43d	1	0.72mi
1840 Killingsworth Rd Augusta, GA	1.0	1.0	567	$699	$1.23	43d	1	0.77mi
1604 Johns Rd Unit A Augusta, GA	1.0	1.0	625	$845	$1.35	43d	1	0.79mi
1604 Johns Rd Unit F Augusta, GA	1.0	1.0	625	$825	$1.32	43d	1	0.79mi
1600 Johns Rd Apt F Augusta, GA	1.0	1.0	540	$750	$1.39	23d	1	0.82mi
1600 Johns Rd Unit B Augusta, GA	2.0	1.0	660	$835	$1.27	23d	1	0.82mi
1600 Johns Rd Unit A Augusta, GA	1.0	1.0	625	$845	$1.35	43d	1	0.82mi
1512 Stovall St Unit B Augusta, GA	1.0	1.0	700	$1,395	$1.99	23d	1	1.02mi
1512 Stovall St Unit A Augusta, GA	1.0	1.0	500	$995	$1.99	43d	1	1.02mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	13d	7	1.17mi
2407 Wrightsboro Rd Unit C Augusta, GA	1.0	1.0	650	$1,100	$1.69	21d	1	1.18mi
2222 Queens Way Augusta, GA	1.0	1.0	750	$725	$0.97	43d	1	1.28mi
2222 Queens Way Augusta, GA	1.0	1.0	750	$725	$0.97	23d	1	1.28mi
2419 Central Ave Augusta, GA	1.0	1.0	700	$800	$1.14	44d	1	1.34mi

Listing history 34 events

1. 2026-06-18
   days on market $53,400 Active 38 DOM
2. 2026-06-17
   days on market $53,400 Active 37 DOM
3. 2026-06-16
   days on market $53,400 Active 36 DOM
4. 2026-06-15
   price $53,400 Active 35 DOM
5. 2026-06-15
   days on market $53,900 Active 35 DOM
6. 2026-06-14
   days on market $53,900 Active 33 DOM
7. 2026-06-10
   days on market $53,900 Active 30 DOM
8. 2026-06-09
   days on market $53,900 Active 29 DOM
9. 2026-06-08
   days on market $53,900 Active 28 DOM
10. 2026-06-07
    days on market $53,900 Active 27 DOM
11. 2026-06-03
    days on market $53,900 Active 23 DOM
12. 2026-06-02
    days on market $53,900 Active 22 DOM
13. 2026-06-01
    days on market $53,900 Active 21 DOM
14. 2026-05-31
    days on market $53,900 Active 20 DOM
15. 2026-05-30
    days on market $53,900 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-05-11
    historical
18. 2026-02-17
    price $53,900
19. 2025-08-11
    listed $58,900 Active
20. 2025-08-11
    listed $53,900 Active
21. 2025-07-29
    historical
22. 2025-07-29
    historical
23. 2025-04-01
    listed $59,900
24. 2025-04-01
    listed $59,900
25. 2025-03-28
    historical
26. 2024-08-08
    listed $63,900
27. 2024-08-08
    listed $63,900
28. 2022-12-06
    soldstatus $55,000
29. 2022-11-30
    soldstatus $55,000
30. 2022-11-30
    soldstatus $55,000
31. 2022-11-30
    soldstatus $55,000
32. 2022-10-26
    listed $55,000
33. 2022-10-26
    listed $55,000
34. 2022-10-26
    listed $55,000

ⓘ 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: $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: −$2,991
• − Property taxes: −$1,086
• − Insurance: −$267
• − Repairs & maintenance: −$934
• − Management: −$934
• − Depreciation: −$1,553
• Taxable income: $3,912
• Est. tax owed @ 24.0%: −$939
• After-tax cash flow: $3,573/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): 23,400
• Household income: $46,696
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1594.0

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 0.61)
• 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%

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

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

-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.