2404 Jennings Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$43,000

3 bd · 1.0 ba · 1,124 sqft · SingleFamily public records

Built 1952 0.34 ac lot ↓ 22% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

This investor opportunity features a 3-bedroom, 1-bathroom ranch home situated on a spacious 0.34-acre corner lot. Built in 1952, the 1,124 sq. ft. home offers a layout with 5 total rooms and central cooling. Located in the Thomas Woods subdivision, this property is being sold As-Is with no disclosures, making it a perfect project for a contractor or savvy investor looking for a full rehab project.

Key facts

• 0.34 acre lot
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $43k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $43k).
• Cap rate 24.5% 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: Wheeless Road Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 557 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 32% 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 $297 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 + 0.0% rent growth), your $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts 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

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $43,000

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.86% ✓
• Cap rate: 24.47%
• Cash-on-cash: 64.92%
• DSCR: 3.89
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $136,004
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2812 Rocky Creek Rd	0.33mi	3/1.0	1,074 (-4%)	3mo	$130,000	$121	75
3114 Conner Ct	0.26mi	3/2.0	1,170 (+4%)	4mo	$156,900	$134	74
2837 Rocky Creek Rd	0.35mi	3/2.0	1,098 (-2%)	6mo	$133,000	$121	71
2827 Thomas Ln	0.29mi	3/1.0	1,025 (-9%)	5mo	$105,000	$102	68
2411 Jennings Road Rd	0.06mi	3/2.0	1,016 (-10%)	12mo	$145,000	$143	67
2426 Dickey Rd	0.37mi	3/2.0	1,092 (-3%)	9mo	$168,900	$155	67
2344 Dorn Rd	0.66mi	2/1.0 (-1)	1,095 (-3%)	2mo	$130,000	$119	58
2753 Deans Bridge Rd	0.44mi	2/1.0 (-1)	1,051 (-6%)	12mo	$81,500	$78	54
2391 Wheeless Rd	0.45mi	3/1.5	1,271 (+13%)	3mo	$159,990	$126	52
3024 Sprucewood Dr	0.65mi	3/2.0	1,211 (+8%)	2mo	$199,900	$165	51
2390 Wheeless Rd	0.38mi	2/1.0 (-1)	972 (-14%)	10mo	$32,000	$33	47
2917 Deans Bridge Rd	0.58mi	3/2.0	1,283 (+14%)	10mo	$145,000	$113	37

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: 60.6%
• Equity multiple: 3.57×
• Total profit: $30,944
• Equity at exit: $6,411

10-year hold

• IRR: 64.2%
• Equity multiple: 6.53×
• Total profit: $66,553
• Equity at exit: $3,718

Cash invested: $12,040 (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: 2.9×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$225
• Tax from tax record: −$78 /mo · $940/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $651

Break-even live

Break-even rent $407

Max offer price $43,000

Occupancy floor 42%

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: $10,750
• Closing costs: $1,290
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	23d	3	0.21mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	44d	6	0.22mi
2818 Gordy Rd Augusta, GA	2.0	1.0	888	$825	$0.93	44d	1	0.24mi
2816 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	14d	1	0.25mi
2820 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	0.27mi
2824 Thomas Ln Augusta, GA	2.0	2.0	960	$950	$0.99	44d	1	0.30mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	44d	1	0.31mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	23d	1	0.31mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	23d	1	0.42mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	44d	1	0.42mi
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	44d	1	0.53mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	21d	1	0.74mi
3018 Acorn Rd Augusta, GA	2.0	1.0	962	$1,115	$1.16	23d	1	0.74mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	44d	1	0.79mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	23d	1	0.79mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	14d	7	0.95mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	23d	1	0.96mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	44d	1	0.96mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	23d	1	0.99mi
2544 Dover St Unit 2544 Augusta, GA	3.0	1.0	888	$900	$1.01	44d	1	1.06mi
2339 Walden Dr Augusta, GA	2.0	1.0	825	$975	$1.18	44d	1	1.08mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	44d	1	1.09mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	14d	1	1.09mi
2114 Vandivere Rd Unit B Augusta, GA	2.0	1.0	810	$950	$1.17	23d	1	1.09mi
2461 Damascus Rd Augusta, GA	2.0	1.0–1.5	1000	$900	$0.90	23d	3	1.18mi
2311 Walden Dr Unit E1 Augusta, GA	2.0	1.0	960	$875	$0.91	23d	1	1.22mi
2311 Walden Dr Augusta, GA	2.0	1.0	960	$900	$0.94	23d	1	1.22mi
2311 Walden Dr Unit A2 Augusta, GA	2.0	1.0	960	$950	$0.99	44d	1	1.22mi
2144 Kelly St Augusta, GA	3.0	1.5	1100	$1,425	$1.30	44d	1	1.24mi
2595 Kelly St Unit A1 Augusta, GA	2.0	1.0	1000	$900	$0.90	23d	1	1.26mi
2595 Kelly St Unit 1E Augusta, GA	2.0	1.5	1000	$900	$0.90	23d	1	1.26mi
2726 Landing Loop Dr Augusta, GA	3.0	2.0	1008	$1,025	$1.02	44d	1	1.33mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	14d	1	1.34mi
19 Trapp Ct Unit 19 Augusta, GA	2.0	1.5	1050	$995	$0.95	44d	1	1.35mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	44d	1	1.35mi
2438 Lumpkin Rd Augusta, GA	3.0	1.0	864	$1,500	$1.74	23d	1	1.36mi
2240 Walden Dr Augusta, GA	3.0	2.0	1107	$1,495	$1.35	23d	1	1.37mi
2511 Cascade Dr Augusta, GA	2.0	1.0	891	$1,000	$1.12	14d	2	1.43mi
2125 Kennedy Dr Augusta, GA	2.0	1.0	750	$795	$1.06	14d	1	1.43mi
2201 Walden Dr Augusta, GA	2.0	1.0	1063	$1,100	$1.03	44d	1	1.43mi

Listing history 17 events

1. 2026-04-23
   status Pending
2. 2026-04-23
   historical
3. 2026-04-23
   historical
4. 2026-03-26
   status Active
5. 2026-03-26
   historical
6. 2026-03-17
   status Active
7. 2026-02-28
   historical
8. 2026-01-23
   listed $43,000 Active
9. 2026-01-23
   listed $43,000
10. 2025-07-01
    historical
11. 2025-07-01
    historical
12. 2025-05-26
    price $47,000
13. 2025-05-26
    price $47,000
14. 2025-04-15
    historical
15. 2025-04-09
    listed $55,000 New
16. 2025-04-09
    listed $55,000 Active
17. 2025-04-09
    listed $55,000 New

ⓘ 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: $940 · $78/mo
• Projected year-2 tax: $940 · $78/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 · 16 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: $14,782
• − Mortgage interest: −$2,409
• − Property taxes: −$940
• − Insurance: −$215
• − Repairs & maintenance: −$1,183
• − Management: −$1,183
• − Depreciation: −$1,251
• Taxable income: $7,602
• Est. tax owed @ 24.0%: −$1,825
• After-tax cash flow: $5,992/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

-21.8% since first listed

17 events — show timeline

• 2026-04-23 Pending — Hive MLS
• 2026-04-23 Listing Removed — Hive MLS
• 2026-04-23 Listing Removed — Hive MLS
• 2026-03-26 Relisted — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-03-17 Relisted — Hive MLS
• 2026-02-28 Listing Removed — Hive MLS
• 2026-01-23 Listed $43,000 Hive MLS
• 2026-01-23 Listed $43,000 Hive MLS
• 2025-07-01 Listing Removed — FMLS
• 2025-07-01 Listing Removed — GAMLS
• 2025-05-26 Price Changed $47,000 FMLS
• 2025-05-26 Price Changed $47,000 GAMLS
• 2025-04-15 Listing Removed — GAMLS
• 2025-04-09 Listed $55,000 GAMLS
• 2025-04-09 Listed $55,000 FMLS
• 2025-04-09 Listed $55,000 GAMLS

Property tax history

+8.8%/yr

Latest (2025): $940 · +13.9% YoY. Source: county tax records.