1304 Bruce St · Augusta-Richmond County consolidated government (balance), GA 30901

$155,000

4 bd · 2.0 ba · 1,326 sqft · SingleFamily public records · 41 Days on market

Built 1955 6,098 sqft lot $117/sqft · 54% above area

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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 +25.7/30.0
• Appreciation +9.1/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks

Step into this spacious 4 bedroom, 2 bath all brick home in Augusta, where classic character meets meaningful updates. Featuring updated floors, timeless wood trim, and a fresh interior with crisp white walls throughout, this home offers warmth, style, and versatility. Updated plumbing throughout the entire home adds major value and peace of mind, while the updated ductless mini split AC and heat pump system delivers efficient year round comfort. Full of charm and move in ready appeal, this is a property you do not want to miss.

Key facts

• Wood trim
• Fresh interior
• Updated floors

Tags

• UPDATED FLOORS
• WOOD TRIM
• FRESH INTERIOR
• UPDATED PLUMBING
• DUCTLESS MINI SPLIT AC
• HEAT PUMP SYSTEM

Property features AI

Finance

• Other: Approximately 0.14-acre lot

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Public sewer
• Home design: Single family residence; Residential property
• Construction: Concrete and brick construction; Slab foundation; Built with composition roof
• Exterior features: Composition roof

Interior

• Bedrooms: Total of 7 rooms (bedrooms and living spaces included)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Multiple-unit cooling
• Interior features: Carpet flooring; Ceramic tile flooring; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $371 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $150k (3.0% below list) — sets the bar for market timing.

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: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 2% at this address vs 16% district-wide (-14 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.3%/yr); 130 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.2% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 0.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $50k; list at $155k implies a 210% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $150,350 (3.0% 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 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: 1.11% ✓
• Cap rate: 9.17%
• Cash-on-cash: 10.27%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (median comp): $100,839
• List price: $155,000
• Delta: 53.71%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
415 Aiken St	0.13mi	3/1.5 (-1)	1,260 (-5%)	10mo	$150,400	$119	70
615 Aiken St	0.40mi	3/1.5 (-1)	1,300 (-2%)	2mo	$144,000	$111	69
118 E Hale St	0.26mi	3/2.0 (-1)	1,413 (+7%)	10mo	$139,900	$99	63
637 Sea Isle Dr	0.35mi	3/1.5 (-1)	1,224 (-8%)	9mo	$105,000	$86	57
510 Laney Walker Pl	0.18mi	4/1.5	1,174 (-12%)	17mo	$116,000	$99	56
301 E View Dr	0.62mi	3/1.5 (-1)	1,260 (-5%)	1mo	$45,000	$36	55
526 Laney Walker Blvd	0.27mi	3/2.0 (-1)	1,160 (-12%)	17mo	$58,900	$51	48
419 Fairhope St	0.75mi	3/2.0 (-1)	1,155 (-13%)	1mo	$168,000	$145	38
522 2nd St	0.64mi	4/2.0	1,521 (+15%)	19mo	$235,000	$155	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 27.0%
• Equity multiple: 2.94×
• Total profit: $84,233
• Equity at exit: $119,664

10-year hold

• IRR: 23.2%
• Equity multiple: 6.01×
• Total profit: $217,604
• Equity at exit: $239,372

Cash invested: $43,400 (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 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 130
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,720 high
• Mortgage (P&I): −$813
• Tax from tax record: −$110 /mo · $1,323/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $371

Break-even live

Break-even rent $1,250

Max offer price $155,000

Occupancy floor 73%

Sensitivity live

Price	-10% $459	-5% $415	+0% $371	+5% $328	+10% $284
Rent	-10% $236	-5% $303	+0% $371	+5% $439	+10% $507
Rate	-1.0pp $449	-0.5pp $411	base $371	+0.5pp $331	+1.0pp $290

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
329 E View Dr Augusta, GA	3.0	1.5	1260	$1,300	$1.03	24d	1	0.50mi
112 Telfair St Unit A Augusta, GA	4.0	3.0	1400	$2,300	$1.64	15d	1	0.61mi
112 Telfair St Unit B Augusta, GA	4.0	3.5	1400	$2,000	$1.43	15d	1	0.61mi
106 Tybee Ct Augusta, GA	3.0–4.0	2.0	1336	$1,163	$0.87	44d	4	0.71mi
211 Broad St Augusta, GA	3.0	2.0	1200	$1,350	$1.12	44d	1	0.88mi

Listing history 20 events

1. 2026-06-21
   days on market $155,000 Active 41 DOM
2. 2026-06-18
   days on market $155,000 Active 38 DOM
3. 2026-06-17
   days on market $155,000 Active 37 DOM
4. 2026-06-16
   days on market $155,000 Active 36 DOM
5. 2026-06-15
   days on market $155,000 Active 35 DOM
6. 2026-06-14
   days on market $155,000 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. 2026-05-11
    historical
17. 2026-05-07
    price $155,000
18. 2026-03-25
    listed $159,999 Active
19. 2026-03-25
    listed $155,000 Active 534-char remark
20. 2024-09-10
    soldstatus $50,000

ⓘ 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: $1,323 · $110/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$103/yr (+$9/mo · 7.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,645
• − Mortgage interest: −$8,682
• − Property taxes: −$1,323
• − Insurance: −$775
• − Repairs & maintenance: −$1,652
• − Management: −$1,652
• − Depreciation: −$4,509
• Taxable income: $2,052
• Est. tax owed @ 24.0%: −$492
• After-tax cash flow: $3,965/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): 16,484
• Household income: $25,163
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 2063.0

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: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 8.18%
• Current HPI: 206.3145
• Rent YoY: ▼ -1.31%
• 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

+210.0% since first listed

5 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-07 Price Changed $155,000 Hive MLS
• 2026-03-25 Listed $155,000 Hive MLS
• 2026-03-25 Listed $159,999 Hive MLS
• 2024-09-10 Sold (Public Records) $50,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $1,323 · +106.0% YoY. Source: county tax records.