2218 Buckingham Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$152,500

3 bd · 1.5 ba · 1,060 sqft · SingleFamily public records · 41 Days on market

Built 1977 0.36 ac lot $144/sqft · at area comps Est $170k · 10% under

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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 +13.9/30.0
• ARV discount +12.2/15.0
• DSCR +4.2/10.0
• 1% rule +3.7/10.0
• 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

PRICED TO SELL!!! Back on the market at no fault of sellers!GREAT COZY FAMILY HOME with POOL! OPEN FLOORPLAN! Quiet Neighborhood! Ready for new owners to move in! LOTS of UPDATES! Remodeled kitchen, all appliances are 2 years old! Completely Remodeled bathrooms with waterproof vinyl plank flooring! Roof is 3 years old, new HOT water heater installed 2020, Vinyl siding is 4 years old, driveway redone in 2020! Large fenced backyard with large deck perfect for entertaining! Don't miss out, this one won't last long! Conveniently located to Bobby Jones Expressway, Fort Gordon and downtown Medical District!

Key facts

• Open floor plan
• Ranch style home
• Modern kitchen

Tags

• RANCH STYLE HOME
• OPEN FLOOR PLAN
• MODERN KITCHEN
• STAINLESS STEEL APPLIANCES
• PRIVATE EN SUITE BATHROOM
• LARGE FLAT FENCED BACKYARD

Property features AI

Finance

• Other: Zoning: R2
• HOA & community: Street lights

Exterior

• Parking: Concrete parking pad
• Security: Security system; Smoke detector(s)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story; Entry level: 1
• Construction: Vinyl siding; Composition roof; Crawl space / no basement; Built with additional details in remarks
• Exterior features: Covered patio/porch; Deck; Privacy fencing / fenced yard; Outbuilding; Has view

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Microwave
• Bedrooms: 5 total rooms (includes bedrooms and living areas)
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Forced air heating (natural gas)
• Interior features: Walk-in closet(s); Window coverings; Security system; Smoke detector(s)
• Laundry & utility: Washer hookup; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $152k.

Deal economics

• At list price, monthly cash flow is $16 ($195/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $133k (12.6% below list).
• Recommended offer: $133k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Richmond Hill K-8 (math 4% / reading 10%, grade F, #1,152 of 1,228 statewide, top 94%, 1,174 students, 98% FRL); Butler High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 837 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); 369 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 35% 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 $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 41 days — a 3% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 6y 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 $129k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $133,270 (12.6% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (median comp): $170,183
• List price: $152,500
• Delta: -10.39%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2327 Rutherford Ave	0.21mi	3/2.0	1,074 (+1%)	6mo	$165,000	$154	81
3418 Lucie St	0.19mi	3/1.0	1,000 (-6%)	2mo	$80,000	$80	78
3613 Concord Ct	0.34mi	2/1.5 (-1)	1,153 (+9%)	9mo	$156,000	$135	57
2226 Albemarle Dr	0.53mi	3/1.5	1,156 (+9%)	24mo	$164,900	$143	41

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-27,573
• Equity at exit: $22,738

10-year hold

• IRR: -19.0%
• Equity multiple: 0.12×
• Total profit: $-37,734
• Equity at exit: $13,185

Cash invested: $42,700 (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: 369
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,333 high
• Mortgage (P&I): −$800
• Tax from tax record: −$173 /mo · $2,080/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $16

Break-even live

Break-even rent $1,312

Max offer price $152,500

Occupancy floor 94%

Sensitivity live

Price	-10% $103	-5% $59	+0% $16	+5% $-27	+10% $-70
Rent	-10% $-89	-5% $-36	+0% $16	+5% $69	+10% $122
Rate	-1.0pp $93	-0.5pp $55	base $16	+0.5pp $-23	+1.0pp $-63

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 Caddenwoods Dr Augusta, GA	3.0	2.0	1496	$1,430	$0.96	45d	1	0.33mi
2442 Winston Way Augusta, GA	2.0	1.0	852	$1,050	$1.23	25d	1	0.43mi
2104 Julius Dr Augusta, GA	2.0	2.0	1128	$1,200	$1.06	23d	1	0.51mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	45d	1	0.57mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	25d	1	0.57mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	45d	1	0.69mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	45d	1	1.05mi
3444 Murphy Ct Augusta, GA	3.0	1.0	1332	$1,349	$1.01	45d	1	1.08mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	15d	1	1.24mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	46d	1	1.24mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	45d	1	1.24mi
3528 Woodlake Rd Hephzibah, GA	3.0	2.0	1276	$1,400	$1.10	15d	1	1.31mi
3721 Colbert St Augusta, GA	4.0	2.0	1302	$1,400	$1.08	45d	1	1.41mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	25d	1	1.44mi
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	45d	1	1.45mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	45d	3	1.49mi

Listing history 27 events

1. 2026-06-21
   days on market $152,500 Active 41 DOM
2. 2026-06-18
   days on market $152,500 Active 38 DOM
3. 2026-06-17
   days on market $152,500 Active 37 DOM
4. 2026-06-16
   days on market $152,500 Active 36 DOM
5. 2026-06-15
   days on market $152,500 Active 35 DOM
6. 2026-06-14
   pricedays on market $152,500 Active 33 DOM
7. 2026-06-10
   days on market $155,000 Active 30 DOM
8. 2026-06-09
   days on market $155,000 Active 29 DOM
9. 2026-06-08
   days on market $155,000 Active 28 DOM
10. 2026-06-07
    days on market $155,000 Active 27 DOM
11. 2026-06-03
    days on market $155,000 Active 23 DOM
12. 2026-06-02
    days on market $155,000 Active 22 DOM
13. 2026-06-01
    days on market $155,000 Active 21 DOM
14. 2026-05-31
    days on market $155,000 Active 20 DOM
15. 2026-05-30
    days on market $155,000 Active 19 DOM
16. 2026-05-05
    status Active
17. 2026-05-05
    price $160,000
18. 2026-03-25
    status Pending
19. 2026-03-25
    historical
20. 2026-03-06
    listed $155,000 Active
21. 2026-03-06
    listed $160,000 Active 827-char remark
22. 2021-05-14
    soldstatus $129,000
23. 2021-04-09
    soldstatus $129,000

    Show marketing remark (612 chars)

    PRICED TO SELL!!! Back on the market at no fault of sellers!GREAT COZY FAMILY HOME with POOL! OPEN FLOORPLAN! Quiet Neighborhood! Ready for new owners to move in! LOTS of UPDATES! Remodeled kitchen, all appliances are 2 years old! Completely Remodeled bathrooms with waterproof vinyl plank flooring! Roof is 3 years old, new HOT water heater installed 2020, Vinyl siding is 4 years old, driveway redone in 2020! Large fenced backyard with large deck perfect for entertaining! Don't miss out, this one won't last long! Conveniently located to Bobby Jones Expressway, Fort Gordon and downtown Medical District!

24. 2021-04-09
    soldstatus $129,000

    Show marketing remark (612 chars)

    PRICED TO SELL!!! Back on the market at no fault of sellers!GREAT COZY FAMILY HOME with POOL! OPEN FLOORPLAN! Quiet Neighborhood! Ready for new owners to move in! LOTS of UPDATES! Remodeled kitchen, all appliances are 2 years old! Completely Remodeled bathrooms with waterproof vinyl plank flooring! Roof is 3 years old, new HOT water heater installed 2020, Vinyl siding is 4 years old, driveway redone in 2020! Large fenced backyard with large deck perfect for entertaining! Don't miss out, this one won't last long! Conveniently located to Bobby Jones Expressway, Fort Gordon and downtown Medical District!

25. 2020-12-28
    listed $134,900

    Show marketing remark (612 chars)

    PRICED TO SELL!!! Back on the market at no fault of sellers!GREAT COZY FAMILY HOME with POOL! OPEN FLOORPLAN! Quiet Neighborhood! Ready for new owners to move in! LOTS of UPDATES! Remodeled kitchen, all appliances are 2 years old! Completely Remodeled bathrooms with waterproof vinyl plank flooring! Roof is 3 years old, new HOT water heater installed 2020, Vinyl siding is 4 years old, driveway redone in 2020! Large fenced backyard with large deck perfect for entertaining! Don't miss out, this one won't last long! Conveniently located to Bobby Jones Expressway, Fort Gordon and downtown Medical District!

26. 2020-12-28
    listed $134,900

    Show marketing remark (612 chars)

    PRICED TO SELL!!! Back on the market at no fault of sellers!GREAT COZY FAMILY HOME with POOL! OPEN FLOORPLAN! Quiet Neighborhood! Ready for new owners to move in! LOTS of UPDATES! Remodeled kitchen, all appliances are 2 years old! Completely Remodeled bathrooms with waterproof vinyl plank flooring! Roof is 3 years old, new HOT water heater installed 2020, Vinyl siding is 4 years old, driveway redone in 2020! Large fenced backyard with large deck perfect for entertaining! Don't miss out, this one won't last long! Conveniently located to Bobby Jones Expressway, Fort Gordon and downtown Medical District!

27. 1987-04-01
    soldstatus $51,000

ⓘ 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: $2,080 · $173/mo
• Projected year-2 tax: $2,080 · $173/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 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $15,992
• − Mortgage interest: −$8,542
• − Property taxes: −$2,080
• − Insurance: −$762
• − Repairs & maintenance: −$1,279
• − Management: −$1,279
• − Depreciation: −$4,436
• Taxable loss: −$2,388
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $768/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

+199.0% since first listed

14 events — show timeline

• 2026-06-11 Price Changed $152,500 Hive MLS
• 2026-05-21 Price Changed $155,000 Hive MLS
• 2026-05-05 Relisted — Hive MLS
• 2026-05-05 Price Changed $160,000 Hive MLS
• 2026-03-25 Pending — Hive MLS
• 2026-03-25 Listing Removed — Hive MLS
• 2026-03-06 Listed $155,000 Hive MLS
• 2026-03-06 Listed $160,000 Hive MLS
• 2021-05-14 Sold (Public Records) $129,000 Public Records
• 2021-04-09 Sold (MLS) $129,000 Hive MLS
• 2021-04-09 Sold (MLS) $129,000 Hive MLS
• 2020-12-28 Listed $134,900 Hive MLS
• 2020-12-28 Listed $134,900 Hive MLS
• 1987-04-01 Sold (Public Records) $51,000 Public Records

Property tax history

+5.4%/yr

Latest (2025): $2,080 · +6.8% YoY. Source: county tax records.