1607 Ramsey St · Augusta-Richmond County consolidated government (balance), GA 30901

$28,900

3 bd · 2.0 ba · 1,025 sqft · MultiFamily public records · 41 Days on market

Built 1959 4,356 sqft lot $28/sqft · 39% below area Est $47k · 39% under ↓ 20% since listing

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Why this score? — see what drove the C 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 +15.0/30.0
• ARV discount +15.0/15.0
• Appreciation +9.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Perfect investment opportunity in the downtown area. This property is being sold as is and offers tons of potential for the right investor. Please note there was a prior fire that caused damage to the home. Bring your vision and restore this property to its full potential.

Key facts

• 4,356 sq ft lot
• Built 1959
• Listed 41 days

Property features AI

Exterior

• Parking: Concrete parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level
• Construction: Wood siding; Slab foundation; Built with composition roofing
• Exterior features: Front porch; Composition roof

Interior

• Kitchen: Built-in electric oven
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Hot water heating; Wall/window air conditioning units
• Interior features: Window coverings; Built-in electric oven
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $29k.

Deal economics

• At list price, monthly cash flow is $792 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $29k).
• Recommended offer: $28k (3.0% below list) — sets the bar for market timing.
• Cap rate 39.2% 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 C — 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: Wilkinson Gardens Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 466 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 (-1.3%/yr); 130 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $1,358/mo this rent would consume 65% of the median local household income ($25k/yr) (locally 2063% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $3k of equity ($200 loan paydown + $2k 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($28k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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

• Watch-outs: property tax is 4.9% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% 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 $28,033 (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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.70% ✓
• Cap rate: 39.16%
• Cash-on-cash: 117.38%
• DSCR: 6.22
• GRM: 1.8

CMA / ARV

• ARV (median comp): $47,114
• List price: $28,900
• Delta: -38.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 8.26×
• Total profit: $58,742
• Equity at exit: $22,311

10-year hold

• IRR: —
• Equity multiple: 16.55×
• Total profit: $125,839
• Equity at exit: $44,631

Cash invested: $8,092 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,358 high
• Mortgage (P&I): −$152
• Tax from tax record: −$118 /mo · $1,416/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $792

Break-even live

Break-even rent $356

Max offer price $28,900

Occupancy floor 37%

Sensitivity live

Price	-10% $893	-5% $883	+0% $792	+5% $783	+10% $775
Rent	-10% $684	-5% $738	+0% $792	+5% $845	+10% $899
Rate	-1.0pp $806	-0.5pp $799	base $792	+0.5pp $784	+1.0pp $776

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: $7,225
• Closing costs: $867
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	24d	1	0.31mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	45d	1	0.43mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	22d	13	0.45mi
1750 Essie McIntyre Blvd Augusta, GA	2.0	1.0	720	$950	$1.32	45d	1	0.52mi
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	45d	1	0.70mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	24d	1	0.73mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	45d	1	0.74mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	45d	1	0.76mi
1239 Holden Dr Augusta, GA	3.0	1.0	816	$1,095	$1.34	15d	1	0.76mi
1246 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	15d	1	0.76mi
1244 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	15d	1	0.77mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	15d	1	0.82mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	24d	1	0.84mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	45d	1	0.84mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	45d	1	0.89mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	45d	1	0.96mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	24d	1	0.97mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	45d	1	0.98mi
2230 Hollis Rd Augusta, GA	2.0	1.0	1000	$975	$0.97	45d	1	1.00mi
1232 12th St Unit D Augusta, GA	2.0	1.0	800	$1,000	$1.25	45d	1	1.03mi
1914 1/2 Kratha Dr Augusta, GA	2.0	1.0	1400	$995	$0.71	15d	1	1.15mi
1016 Laney Walker Blvd Augusta, GA	2.0	1.0	885	$935	$1.06	45d	5	1.16mi
1016 Laney Walker Blvd Augusta, GA	1.0–2.0	1.0	794	$995	$1.25	24d	4	1.16mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	15d	1	1.17mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	24d	1	1.20mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	45d	1	1.20mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	15d	1	1.23mi
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	24d	1	1.27mi
2125 Kennedy Dr Augusta, GA	2.0	1.0	750	$795	$1.06	15d	1	1.28mi
1719 Kissingbower Rd Augusta, GA	2.0	1.0	1185	$1,195	$1.01	22d	1	1.28mi
1613 Pendleton Rd Augusta, GA	3.0	2.0	1418	$1,695	$1.20	15d	1	1.28mi
953 Hopkins St Augusta, GA	3.0	1.0	806	$1,100	$1.36	45d	1	1.30mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	24d	1	1.30mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	45d	1	1.31mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	45d	1	1.32mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	15d	1	1.33mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	24d	1	1.33mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	24d	1	1.35mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	24d	1	1.35mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	45d	1	1.45mi

Listing history 29 events

1. 2026-06-21
   days on market $28,900 Active 41 DOM
2. 2026-06-18
   days on market $28,900 Active 38 DOM
3. 2026-06-17
   days on market $28,900 Active 37 DOM
4. 2026-06-16
   days on market $28,900 Active 36 DOM
5. 2026-06-15
   days on market $28,900 Active 35 DOM
6. 2026-06-14
   days on market $28,900 Active 33 DOM
7. 2026-06-10
   days on market $28,900 Active 30 DOM
8. 2026-06-09
   days on market $28,900 Active 29 DOM
9. 2026-06-08
   days on market $28,900 Active 28 DOM
10. 2026-06-07
    days on market $28,900 Active 27 DOM
11. 2026-06-03
    days on market $28,900 Active 23 DOM
12. 2026-06-02
    days on market $28,900 Active 22 DOM
13. 2026-06-01
    days on market $28,900 Active 21 DOM
14. 2026-05-31
    days on market $28,900 Active 20 DOM
15. 2026-05-30
    days on market $28,900 Active 19 DOM
16. 2026-04-22
    status Active
17. 2026-04-16
    price $28,900
18. 2026-04-15
    historical
19. 2026-04-14
    listed $68,900 Active
20. 2026-04-14
    historical
21. 2026-04-14
    listed $28,900 Active 273-char remark
22. 2025-01-21
    soldstatus $55,000
23. 2024-10-09
    historical
24. 2024-10-08
    historical
25. 2024-04-09
    listed $75,000 New
26. 2024-04-08
    listed $65,000 Active
27. 2023-10-24
    historical
28. 2023-07-24
    listed $75,000 New
29. 2023-05-19
    soldstatus $36,000

ⓘ 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: $1,416 · $118/mo
• Projected year-2 tax: $1,416 · $118/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 · 17 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: $16,301
• − Mortgage interest: −$1,619
• − Property taxes: −$1,416
• − Insurance: −$144
• − Repairs & maintenance: −$1,304
• − Management: −$1,304
• − Depreciation: −$841
• Taxable income: $9,673
• Est. tax owed @ 24.0%: −$2,321
• After-tax cash flow: $7,177/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

-19.7% since first listed

14 events — show timeline

• 2026-04-22 Relisted — Hive MLS
• 2026-04-16 Price Changed $28,900 Hive MLS
• 2026-04-15 Listing Removed — Hive MLS
• 2026-04-14 Listed $28,900 Hive MLS
• 2026-04-14 Listing Removed — Hive MLS
• 2026-04-14 Listed $68,900 Hive MLS
• 2025-01-21 Sold (Public Records) $55,000 Public Records
• 2024-10-09 Listing Removed — GAMLS
• 2024-10-08 Listing Removed — FMLS
• 2024-04-09 Listed $75,000 GAMLS
• 2024-04-08 Listed $65,000 FMLS
• 2023-10-24 Listing Removed — GAMLS
• 2023-07-24 Listed $75,000 GAMLS
• 2023-05-19 Sold (Public Records) $36,000 Public Records

Property tax history

+7.8%/yr

Latest (2025): $1,416 · +28.1% YoY. Source: county tax records.