1106 12th St · Augusta-Richmond County consolidated government (balance), GA 30901

$50,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 44 Days on market

Built 1906 Poor condition 4,792 sqft lot $52/sqft · 65% below area ↓ 37% since listing

---

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
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Livability +2.5/5.0
• Rent growth +2.2/5.0
• Condition / age +1.0/5.0
• Schools +0.4/10.0

Listing remarks

Welcome to this newly remodeled 3 Bedroom 1 Bath Home in the heart of Augusta's Medical District; ideal for students, investors, or first-time homeowner. Fenced-in back yard and covered front porch. Schedule your tour today!

Key facts

• Covered front porch
• Remodeled
• Fenced-in back yard

Tags

• REMODELED
• FENCED-IN BACK YARD
• COVERED FRONT PORCH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $551 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (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); Laney High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 684 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 4% at this address vs 16% district-wide (-12 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); 144 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $4k of equity ($346 loan paydown + $4k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $29k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1906 — 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. 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: 2.29% ✓
• Cap rate: 19.52%
• Cash-on-cash: 47.23%
• DSCR: 3.10
• GRM: 3.6

CMA / ARV

• ARV (median comp): $143,249
• List price: $50,000
• Delta: -65.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1043 Cs Hamilton Way	0.08mi	2/1.0	888 (-8%)	9mo	$30,000	$34	76
1041 Cs Hamilton Way	0.09mi	2/1.0	888 (-8%)	9mo	$30,000	$34	76
1502 12th St	0.50mi	3/1.0 (+1)	950 (-1%)	8mo	$80,000	$84	63
1237 11th Street St	0.21mi	3/1.5 (+1)	914 (-5%)	15mo	$160,000	$175	63
1434 Perry Ave	0.51mi	2/1.0	937 (-2%)	12mo	$30,000	$32	62
1421 Chestnut St	0.47mi	2/1.0	1,022 (+6%)	21mo	$18,000	$18	50
1226 Summer St	0.44mi	3/2.0 (+1)	1,032 (+8%)	23mo	$159,900	$155	39
1127 1/2 Gordon Street St	0.53mi	3/1.0 (+1)	1,050 (+9%)	22mo	$13,500	$13	36

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: 56.7%
• Equity multiple: 4.78×
• Total profit: $52,936
• Equity at exit: $38,601

10-year hold

• IRR: 50.4%
• Equity multiple: 9.67×
• Total profit: $121,429
• Equity at exit: $77,217

Cash invested: $14,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 3 active · 2 under contract
• Months of supply: 3.0 mo (33%/mo absorbed)
• Median asking: $99,000 ($99/sqft)
• Median days on market: 75 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +50.1% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 144
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,146 high
• Mortgage (P&I): −$262
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $551

Break-even live

Break-even rent $448

Max offer price $50,000

Occupancy floor 47%

Sensitivity live

Price	-10% $579	-5% $565	+0% $551	+5% $537	+10% $523
Rent	-10% $461	-5% $506	+0% $551	+5% $596	+10% $642
Rate	-1.0pp $576	-0.5pp $564	base $551	+0.5pp $538	+1.0pp $525

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: $12,500
• Closing costs: $1,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Laney Walker Blvd Augusta, GA	1.0–2.0	1.0	794	$995	$1.25	72d	4	0.14mi
1016 Laney Walker Blvd Augusta, GA	2.0	1.0	885	$935	$1.06	93d	5	0.14mi
1232 12th St Unit D Augusta, GA	2.0	1.0	800	$1,000	$1.25	93d	1	0.15mi
953 Hopkins St Augusta, GA	3.0	1.0	806	$1,100	$1.36	93d	1	0.16mi
709 Hall St Augusta, GA	2.0	1.0	600	$990	$1.65	93d	1	0.49mi
1399 Walton Way Augusta, GA	1.0	1.0	582	$1,401	$2.41	93d	1	0.58mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	72d	1	0.58mi
1601 12th St Unit 1601 Augusta, GA	2.0	1.0	550	$875	$1.59	93d	1	0.62mi
1601 12th St Unit 1603 Augusta, GA	1.0	1.0	550	$875	$1.59	70d	1	0.62mi
913 Walker St Augusta, GA	2.0	2.0	1000	$1,200	$1.20	63d	1	0.63mi
505 13th St Augusta, GA	2.0	2.0	950	$1,122	$1.18	93d	3	0.64mi
513 James Brown Blvd Augusta, GA	1.0	1.0	718	$1,375	$1.91	63d	2	0.67mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	93d	1	0.76mi
1450 Greene St Augusta, GA	1.0	1.0	720	$1,480	$2.06	93d	1	0.83mi
1204 Broad St #4 Augusta, GA	1.0	1.0	800	$1,175	$1.47	93d	1	0.84mi
1204 Broad St #4 Augusta, GA	1.0	1.0	800	$1,150	$1.44	72d	1	0.84mi
1204 Broad St Unit 6 Augusta, GA	1.0	1.0	900	$1,175	$1.31	72d	1	0.84mi
1204 Broad St Unit 1 Augusta, GA	1.0	1.0	750	$1,125	$1.50	93d	1	0.84mi
1204 Broad St Unit 1 Augusta, GA	1.0	1.0	750	$1,100	$1.47	72d	1	0.84mi
1204 Broad St Unit 6 Augusta, GA	1.0	1.0	900	$1,200	$1.33	93d	1	0.84mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$1,862	$1.78	70d	13	0.85mi
1480 Wrightsboro Rd Augusta, GA	1.0	1.0	775	$1,628	$2.10	63d	1	0.85mi
1030 Broad St Unit C Augusta, GA	2.0	1.0	900	$1,225	$1.36	72d	1	0.85mi
1030 Broad St Unit D Augusta, GA	2.0	1.0	880	$1,015	$1.15	93d	1	0.85mi
1030 Broad St Unit D Augusta, GA	2.0	1.0	880	$1,015	$1.15	72d	1	0.85mi
1030 Broad St Augusta, GA	2.0	1.0	880	$1,225	$1.39	93d	1	0.85mi
1022 Broad St Apt A Augusta, GA	1.0	1.0	665	$1,075	$1.62	93d	1	0.85mi
936 Broad St #208 Augusta, GA	1.0	1.0	881	$1,250	$1.42	72d	1	0.86mi
936 Broad St #415 Augusta, GA	1.0	1.0	701	$1,750	$2.50	93d	1	0.86mi
537 Watkins St Unit B Augusta, GA	1.0	1.0	725	$705	$0.97	93d	1	0.90mi
828 Broad St Augusta, GA	2.0	1.0	750	$995	$1.33	72d	1	0.92mi
828 Broad St Unit B Augusta, GA	2.0	1.0	750	$995	$1.33	93d	1	0.92mi
714 Broad St Augusta, GA	1.0	1.0	1000	$895	$0.90	63d	1	0.99mi
212 7th St Unit 301 Augusta, GA	1.0	1.0	830	$1,095	$1.32	72d	1	1.01mi
410 4th St Unit A Augusta, GA	2.0	1.5	925	$985	$1.06	72d	1	1.22mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	72d	1	1.23mi
401 Greene St Unit 204 Augusta, GA	1.0	1.0	633	$1,250	$1.97	93d	1	1.25mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	72d	1	1.25mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	93d	1	1.25mi
1246 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	63d	1	1.27mi

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: On-street parking
• Utilities: Public waterPublic sewerCable availableWater availableSewer available
• Home design: Single-family residenceOne storyEntry level is 1
• Construction: Aluminum siding and frame constructionMetal roof
• Exterior features: Front porchPrivacy fencing / fenced yardHas a view

Interior

• Kitchen: RangeRefrigeratorDishwasher not listed
• Bedrooms: Master downstairs
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heatingElectric heatingCentral air conditioning
• Interior features: Master bedroom on the ground floor4 total roomsCrawl space (no finished basement)
• Laundry & utility: WasherDryer

Listing history 21 events

1. 2026-06-25
   days on market $50,000 Active 44 DOM
2. 2026-06-23
   days on market $50,000 Active 42 DOM
3. 2026-06-21
   days on market $50,000 Active 41 DOM
4. 2026-06-18
   days on market $50,000 Active 38 DOM
5. 2026-06-17
   price $50,000 Active 37 DOM
6. 2026-06-17
   days on market $79,000 Active 37 DOM
7. 2026-06-16
   days on market $79,000 Active 36 DOM
8. 2026-06-15
   days on market $79,000 Active 35 DOM
9. 2026-06-14
   days on market $79,000 Active 33 DOM
10. 2026-06-10
    days on market $79,000 Active 30 DOM
11. 2026-06-09
    days on market $79,000 Active 29 DOM
12. 2026-06-08
    days on market $79,000 Active 28 DOM
13. 2026-06-07
    days on market $79,000 Active 27 DOM
14. 2026-06-03
    days on market $79,000 Active 23 DOM
15. 2026-06-02
    days on market $79,000 Active 22 DOM
16. 2026-06-01
    days on market $79,000 Active 21 DOM
17. 2026-05-31
    days on market $79,000 Active 20 DOM
18. 2026-05-30
    days on market $79,000 Active 19 DOM
19. 2026-05-11
    historical
20. 2026-05-08
    listed $79,000 Active
21. 2026-05-08
    listed $79,000 Active 224-char remark

ⓘ 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: $853 · $71/mo
• Projected year-2 tax: $853 · $71/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 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,749
• − Mortgage interest: −$2,801
• − Property taxes: −$853
• − Insurance: −$250
• − Repairs & maintenance: −$1,100
• − Management: −$1,100
• − Depreciation: −$1,455
• Taxable income: $6,191
• Est. tax owed @ 24.0%: −$1,486
• After-tax cash flow: $5,127/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab Est. rehab $48,000–$86,400 screening

This property requires extensive repairs and maintenance, including a new roof and siding, and landscaping improvements. Significant value can be added through these updates.

Components & finishes AI

Roof metal

Deferred maintenance Est. $50,000–$150,000 screening

• Major Roof (roof) — The roof appears to be metal, which can be heavy and may need replacement if it is rusted or damaged.
• Major Windows (windows) — The windows appear to be old and may need replacement if they are not functioning properly.
• Major Electrical (electrical) — The electrical panel may need to be updated or replaced if it is outdated or not functioning properly.
• Major Plumbing (plumbing) — The plumbing may need to be updated or replaced if it is old and not functioning properly.
• Major Exterior (exterior) — The exterior of the house appears to be in poor condition and may need to be repaired or replaced.

Repairs flagged

• Major roof — Rusted and weathered metal roof
• Major exterior siding — Worn and peeling siding
• Major landscaping — Overgrown yard and unkempt appearance

Value-add opportunities

• Both repair roof — A new roof would significantly improve the home's appearance and value ↑
• Both repair exterior siding — New siding would improve the home's curb appeal and value ↑
• Both landscaping — A well-maintained yard would enhance the home's appeal and value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 4/100

Zoned Schools

Elementary W.s. Hornsby Elementary School F GA #1,204/1,228 Nat'l #41,309/41,679 Middle W.s. Hornsby Middle School F GA #468/470 Nat'l #13,937/14,009 High Laney High School F GA #394/424 Nat'l #16,861/17,239

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 · 200,753 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: 18% of renters

---

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

Property features AI

Finance

• HOA & community: Sidewalks in the community

Exterior

• Parking: On-street parking
• Utilities: Public waterPublic sewerCable availableWater availableSewer available
• Home design: Single-family residenceOne storyEntry level is 1
• Construction: Aluminum siding and frame constructionMetal roof
• Exterior features: Front porchPrivacy fencing / fenced yardHas a view

Interior

• Kitchen: RangeRefrigeratorDishwasher not listed
• Bedrooms: Master downstairs
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump heatingElectric heatingCentral air conditioning
• Interior features: Master bedroom on the ground floor4 total roomsCrawl space (no finished basement)
• Laundry & utility: WasherDryer

Price history

-36.7% since first listed

4 events — show timeline

• 2026-06-17 Price Changed $50,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-08 Listed $79,000 Hive MLS
• 2026-05-08 Listed $79,000 Hive MLS

Property tax history

+9.6%/yr

Latest (2025): $853 · +59.5% YoY. Source: county tax records.