2022 Dunham Ct · Augusta-Richmond County consolidated government (balance), GA 30906

$94,900

3 bd · 1.0 ba · 875 sqft · SingleFamily public records · 53 Days on market

Built 1955 0.25 ac lot $108/sqft · 9% below area Est $104k · 9% under

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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 +29.9/30.0
• ARV discount +11.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• 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

3 bedroom ranch-style home on quarter-acre lot in need of extensive repairs. This is an as-is sale with no warranties, disclosures or representations. Owner-financing available.

Key facts

• Renovated bathroom
• Spacious backyard
• Updated kitchen

Tags

• ORIGINAL OAK HARDWOOD FLOORS
• UPDATED KITCHEN
• RENOVATED BATHROOM
• LEVEL CUL-DE-SAC LOT
• CLASSIC COVERED FRONT PORCH
• SPACIOUS BACKYARD

Property features AI

Finance

• Other: Located in Peach Orchard Hills subdivision; Cul-de-sac lot; Listing terms: Cash, Conventional, FHA, VA
• HOA & community: No HOA

Exterior

• Parking: Attached carport (1 parking space)
• Utilities: Public water; Public sewer; Other utilities
• Home design: Single-family residence (house); Resale property; Built in 1955
• Construction: Vinyl siding; Composition roof; 875 square feet above grade
• Exterior features: Patio; Level lot

Interior

• Kitchen: Refrigerator included
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Other interior features; One-level home
• Laundry & utility: Laundry features: Other

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $352 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Recommended offer: $92k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% 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: Dorothy Hains Elementary School (math 2% / reading 17%, grade F, #1,092 of 1,228 statewide, top 91%, 445 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 of loan paydown is wiped out by about $3k 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 53 days — a 3% lower offer ($92k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago; this cycle's ask has dropped $5k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $95k implies a 878% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $92,053 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 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 1955 — 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: 1.34% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.90%
• DSCR: 1.71
• GRM: 6.2

CMA / ARV

• ARV (median comp): $104,080
• List price: $94,900
• Delta: -8.82%
• 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
2023 Dunham Ct	0.02mi	3/1.0	925 (+6%)	11mo	$80,000	$86	80
2517 Argonne Dr	0.60mi	3/1.0	888 (+2%)	2mo	$46,000	$52	68
1811 Alder Dr	0.64mi	3/1.0	888 (+2%)	7mo	$62,000	$70	62
2307 Harding Rd	0.59mi	2/1.0 (-1)	864 (-1%)	7mo	$50,000	$58	59
2113 Richards Rd	0.51mi	2/1.0 (-1)	900 (+3%)	12mo	$110,000	$122	56
1825 Medlar St	0.47mi	3/1.5	1,000 (+14%)	2mo	$97,000	$97	51
2920 Abelia Dr	0.71mi	3/1.0	888 (+2%)	16mo	$89,900	$101	51
2807 Anne St	0.68mi	2/1.0 (-1)	800 (-9%)	1mo	$88,000	$110	48
3326 Sylvester Dr	0.68mi	3/1.0	960 (+10%)	5mo	$149,900	$156	48
2810 Jordan St	0.59mi	2/1.5 (-1)	960 (+10%)	9mo	$110,000	$115	41
2802 Jordan St	0.63mi	2/1.0 (-1)	992 (+13%)	4mo	$115,000	$116	40
2806 King St	0.72mi	2/1.0 (-1)	960 (+10%)	15mo	$110,000	$115	33

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: 3.4%
• Equity multiple: 1.13×
• Total profit: $3,329
• Equity at exit: $14,150

10-year hold

• IRR: 9.8%
• Equity multiple: 1.65×
• Total profit: $17,404
• Equity at exit: $8,205

Cash invested: $26,572 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,276 high
• Mortgage (P&I): −$498
• Tax from tax record: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $352

Break-even live

Break-even rent $830

Max offer price $94,900

Occupancy floor 67%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	0.46mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	43d	1	0.47mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	23d	1	0.47mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	23d	1	0.58mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	43d	1	0.58mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	43d	3	0.65mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	43d	1	0.71mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	0.71mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	43d	1	0.71mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	43d	1	0.72mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	44d	1	1.04mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	23d	1	1.27mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	43d	1	1.46mi

Listing history 20 events

1. 2026-06-17
   status $94,900 Under Contract 53 DOM
2. 2026-06-16
   days on market $94,900 Active 53 DOM
3. 2026-06-15
   days on market $94,900 Active 52 DOM
4. 2026-06-14
   days on market $94,900 Active 50 DOM
5. 2026-06-10
   days on market $94,900 Active 47 DOM
6. 2026-06-09
   days on market $94,900 Active 46 DOM
7. 2026-06-08
   days on market $94,900 Active 45 DOM
8. 2026-06-07
   days on market $94,900 Active 44 DOM
9. 2026-06-03
   days on market $94,900 Active 40 DOM
10. 2026-06-02
    days on market $94,900 Active 39 DOM
11. 2026-06-01
    days on market $94,900 Active 38 DOM
12. 2026-05-31
    days on market $94,900 Active 37 DOM
13. 2026-05-30
    days on market $94,900 Active 36 DOM
14. 2026-05-14
    price $94,900 798-char remark
15. 2026-04-24
    listed $99,900 New 798-char remark
16. 2015-01-09
    soldstatus $9,700 177-char remark

    Show marketing remark (177 chars)

    3 bedroom ranch-style home on quarter-acre lot in need of extensive repairs. This is an as-is sale with no warranties, disclosures or representations. Owner-financing available.

17. 2015-01-09
    soldstatus $9,700

    Show marketing remark (177 chars)

    3 bedroom ranch-style home on quarter-acre lot in need of extensive repairs. This is an as-is sale with no warranties, disclosures or representations. Owner-financing available.

18. 2014-05-02
    listed $13,000 177-char remark

    Show marketing remark (177 chars)

    3 bedroom ranch-style home on quarter-acre lot in need of extensive repairs. This is an as-is sale with no warranties, disclosures or representations. Owner-financing available.

19. 2014-05-02
    listed $13,000

    Show marketing remark (177 chars)

    3 bedroom ranch-style home on quarter-acre lot in need of extensive repairs. This is an as-is sale with no warranties, disclosures or representations. Owner-financing available.

20. 1985-10-01
    soldstatus $25,000

ⓘ 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: $1,425 · $119/mo
• Projected year-2 tax: $1,425 · $119/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 ≥107°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: $15,312
• − Mortgage interest: −$5,316
• − Property taxes: −$1,425
• − Insurance: −$474
• − Repairs & maintenance: −$1,225
• − Management: −$1,225
• − Depreciation: −$2,761
• Taxable income: $2,886
• Est. tax owed @ 24.0%: −$693
• After-tax cash flow: $3,533/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

+279.6% since first listed

8 events — show timeline

• 2026-06-17 Pending — GAMLS
• 2026-05-14 Price Changed $94,900 GAMLS
• 2026-04-24 Listed $99,900 GAMLS
• 2015-01-09 Sold (MLS) $9,700 Hive MLS
• 2015-01-09 Sold (MLS) $9,700 Hive MLS
• 2014-05-02 Listed $13,000 Hive MLS
• 2014-05-02 Listed $13,000 Hive MLS
• 1985-10-01 Sold (Public Records) $25,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $1,425 · +9.0% YoY. Source: county tax records.