629 Canterbury Dr Dr · Augusta-Richmond County consolidated government (balance), GA 30909

$349,900

5 bd · 3.0 ba · 2,699 sqft · SingleFamily public records · 38 Days on market

Built 1964 0.37 ac lot $130/sqft · at area comps Est $357k · at est.

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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 +12.3/30.0
• ARV discount +8.4/15.0
• DSCR +3.6/10.0
• 1% rule +3.1/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

LARGE 5 BEDROOM , THREE FULL BATH HOME WITH FORMAL DINING ROOM, FORMAL LIVING ROOM, TWO LARGE GREAT ROOMS, AND A BREAKFAST ROOM!! KITCHEN HAS DOUBLE OVEN, A FRIDGE AND A COFFEBAR!! MAIN LEVEL GREAT ROOM HAS FLOOR TO CEILING SHELVING, TWO CEILING FANS, HARDWOOD FLOORING, AND SLIDING GLASS DOOR LEADING OUTSIDE!! FORMAL DINING ROOM AND LIVING ROOM HAVE LOTS OF WINDOWS AND HARDWOOD FLOORS!! DOWNSTAIRS GREAT ROOM HAS WOOD BURNING FIREPLACE AND DOOR LEADING OUTSIDE!! TWO MORE BEDROOMS AND FULL BATH DOWNSTAIRS!! UPSTAIRS HAVE THREE LARGE BEDROOMS AND TWO MORE BATHS AND ALL ROOMS HAVE HARDWOOD FLOORS!! INSIDE HAS BEEN PROFESIONALLY PAINTED RECENTLY!!! NO HOA!! HOME SITS ON OVER 1/3 ACRE!

Key facts

• Formal dining room
• Coffeebar
• Breakfast room

Tags

• FORMAL DINING ROOM
• FORMAL LIVING ROOM
• LARGE GREAT ROOMS
• BREAKFAST ROOM
• DOUBLE OVEN
• COFFEEBAR

Property features AI

Finance

• HOA & community: Street lights in the community; Subdivision: Brynwood

Exterior

• Parking: Attached garage; Carport with 2 spaces; Concrete parking surface
• Utilities: Public water; Septic tank sewer; Cable available
• Home design: Single family residence; Residential property; Three or more levels
• Construction: Brick and wood siding construction; Composition roof; Crawl space foundation
• Exterior features: Patio; Front porch; Fenced yard; Landscaped lot; Lot dimensions roughly 105 x 155 x 90 x 172

Interior

• Kitchen: Refrigerator; Double oven; Dishwasher; Cooktop
• Flooring: Laminate; Ceramic tile; Hardwood
• Bathrooms: Three full bathrooms
• Heating & cooling: Heat pump; Fireplace(s); Central air; Ceiling fan(s)
• Interior features: Entrance foyer; Pantry; Eat-in kitchen; In-law floorplan
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-66 ($-793/yr) — negative.
• To cash-flow at today's rent, offer at most $338k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (18.6% below list).
• Recommended offer: $285k (18.6% below list) — sets the bar for 1% rule.

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: Tutt Middle School (math 7% / reading 21%, grade F, #405 of 470 statewide, top 86%, 476 students, 98% FRL); Westside High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 999 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 flat; 303 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $2,847/mo this rent would consume 48% of the median local household income ($71k/yr) (locally 2113% 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 $2k of loan paydown is wiped out by about $10k 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 ($339k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $284,719 (18.6% 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 19% concession, seller financing, or rate buy-down credit?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.81% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.81%
• DSCR: 0.96
• GRM: 10.2

CMA / ARV

• ARV (median comp): $356,905
• List price: $349,900
• Delta: -1.96%
• 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
513 Winchester Dr	0.34mi	5/3.0	2,462 (-9%)	1mo	$425,000	$173	69
3215 Ramsgate Rd	0.35mi	4/3.0 (-1)	2,668 (-1%)	12mo	$480,000	$180	67
521 Winchester Dr	0.26mi	4/3.0 (-1)	2,860 (+6%)	12mo	$579,900	$203	63
3209 Ramsgate Rd	0.32mi	4/2.5 (-1)	2,879 (+7%)	10mo	$230,000	$80	59
605 Regent Rd	0.52mi	4/3.0 (-1)	2,846 (+5%)	4mo	$350,000	$123	58
3129 Ramsgate Rd	0.22mi	4/2.0 (-1)	2,385 (-12%)	4mo	$345,000	$145	58
3247 Ramsgate Rd	0.61mi	4/4.0 (-1)	2,666 (-1%)	9mo	$310,000	$116	54
642 Canterbury Dr	0.20mi	4/2.0 (-1)	2,375 (-12%)	12mo	$374,000	$157	52
427 Scotts Way	0.74mi	4/2.5 (-1)	2,600 (-4%)	1mo	$541,000	$208	52
508 Scotts Way	0.45mi	4/3.5 (-1)	3,100 (+15%)	11mo	$591,000	$191	38
3344 Wheeler Rd	0.65mi	4/3.5 (-1)	3,047 (+13%)	6mo	$475,000	$156	36
407 Dorchester Dr	0.60mi	4/2.5 (-1)	2,351 (-13%)	10mo	$380,000	$162	35

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 · 0.48% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.31×
• Total profit: $-67,969
• Equity at exit: $52,171

10-year hold

• IRR: -20.0%
• Equity multiple: 0.06×
• Total profit: $-92,160
• Equity at exit: $30,253

Cash invested: $97,972 (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 →

ZIP-level market 30909

• Home prices YoY: -32.2%
• Rents YoY: 0.5%
• Active inventory: 303
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,847 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$335 /mo · $4,016/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $-66

Break-even live

Break-even rent $2,931

Max offer price $338,230

Occupancy floor 97%

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Sheffield Cir Augusta, GA	5.0	3.0	3236	$4,300	$1.33	43d	1	0.39mi
403 Aumond Rd Augusta, GA	4.0	2.0	1774	$2,200	$1.24	43d	1	0.81mi
315 Indian Trl Augusta, GA	4.0	2.0	2188	$1,850	$0.85	23d	1	1.02mi
311 Gardners Mill Ct Augusta, GA	4.0	2.0	2078	$2,150	$1.03	43d	1	1.09mi
226 Thread Needle Rd E Augusta, GA	5.0	3.0	2335	$3,750	$1.61	43d	1	1.11mi
8 Conifer Sq Augusta, GA	4.0	2.5	2585	$3,200	$1.24	23d	1	1.22mi
3218 Winding Wood Pl Augusta, GA	4.0	3.0	2040	$3,500	$1.72	43d	1	1.24mi
646 Center Court Dr Augusta, GA	4.0	3.0	1809	$1,800	$1.00	43d	1	1.46mi
646 Center Court Dr Augusta, GA	4.0	3.0	1809	$1,800	$1.00	23d	1	1.46mi

Listing history 29 events

1. 2026-06-18
   days on market $349,900 Active 38 DOM
2. 2026-06-17
   days on market $349,900 Active 37 DOM
3. 2026-06-16
   days on market $349,900 Active 36 DOM
4. 2026-06-15
   days on market $349,900 Active 35 DOM
5. 2026-06-14
   days on market $349,900 Active 33 DOM
6. 2026-06-10
   days on market $349,900 Active 30 DOM
7. 2026-06-09
   days on market $349,900 Active 29 DOM
8. 2026-06-08
   days on market $349,900 Active 28 DOM
9. 2026-06-07
   days on market $349,900 Active 27 DOM
10. 2026-06-03
    days on market $349,900 Active 23 DOM
11. 2026-06-02
    days on market $349,900 Active 22 DOM
12. 2026-06-01
    days on market $349,900 Active 21 DOM
13. 2026-05-31
    days on market $349,900 Active 20 DOM
14. 2026-05-30
    days on market $349,900 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-03-12
    price $349,900
17. 2025-07-18
    listed $375,000 Active
18. 2025-07-18
    listed $349,900 Active 991-char remark
19. 2024-12-02
    historical
20. 2024-12-02
    historical
21. 2024-11-15
    historical $2,300
22. 2024-10-22
    listed $2,300
23. 2024-08-07
    listed $375,000
24. 2024-08-07
    listed $375,000
25. 2021-06-07
    soldstatus $310,000
26. 2021-06-01
    soldstatus $310,000
27. 2021-06-01
    soldstatus $310,000
28. 2021-04-09
    listed $310,000
29. 2021-04-09
    listed $310,000

ⓘ 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: $4,016 · $335/mo
• Projected year-2 tax: $4,016 · $335/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 ≥106°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $34,166
• − Mortgage interest: −$19,600
• − Property taxes: −$4,016
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,733
• − Management: −$2,733
• − Depreciation: −$10,179
• Taxable loss: −$6,844
• Est. tax savings @ 24.0%: +$1,643
• After-tax cash flow: $850/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): 46,501
• Household income: $71,364
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2113.0

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 0.65)
• Race & ethnicity: Black 44% White 39% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -133.14%
• Current HPI: 280.4587
• Rent YoY: ▲ 0.48%
• 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

+12.9% since first listed

15 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-12 Price Changed $349,900 Hive MLS
• 2025-07-18 Listed $349,900 Hive MLS
• 2025-07-18 Listed $375,000 Hive MLS
• 2024-12-02 Listing Removed — Hive MLS
• 2024-12-02 Listing Removed — Hive MLS
• 2024-11-15 Rental Removed $2,300 AUGUSTAMLS
• 2024-10-22 Listed for Rent $2,300 AUGUSTAMLS
• 2024-08-07 Listed $375,000 Hive MLS
• 2024-08-07 Listed $375,000 Hive MLS
• 2021-06-07 Sold (Public Records) $310,000 Public Records
• 2021-06-01 Sold (MLS) $310,000 Hive MLS
• 2021-06-01 Sold (MLS) $310,000 Hive MLS
• 2021-04-09 Listed $310,000 Hive MLS
• 2021-04-09 Listed $310,000 Hive MLS

Property tax history

+11.0%/yr

Latest (2025): $4,016 · +0.2% YoY. Source: county tax records.