1704 Apple Valley Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$128,000

3 bd · 2.5 ba · 1,850 sqft · SingleFamily public records · 684 Days on market

Built 1965 10,018 sqft lot $69/sqft · 19% below area Est $158k · 19% under

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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 +26.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.5/10.0
• 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

Two story brick home with new roof. Home features 5, 2bathrooms with potential for an in-law suite. Gutted down to studs and ready for you to bring your style and design. Sold as-is.

Key facts

• Two story brick home
• New roof
• 0.23 acre lot

Tags

• TWO STORY BRICK HOME
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $128k).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 38% 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 $885 of loan paydown is wiped out by about $4k 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 684 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 14y 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 $62k; list at $128k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 73% 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 $112,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 684 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.15% ✓
• Cap rate: 9.43%
• Cash-on-cash: 11.20%
• DSCR: 1.50
• GRM: 7.3

CMA / ARV

• ARV (median comp): $158,464
• List price: $128,000
• Delta: -19.22%
• 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
3430 Apple Jack Ter	0.05mi	4/1.0 (+1)	1,850 (0%)	5mo	$133,900	$72	82
1626 Apple Valley Dr	0.08mi	4/2.0 (+1)	1,850 (0%)	14mo	$169,900	$92	78
3445 Jonathan Cir	0.19mi	3/2.0	1,924 (+4%)	22mo	$155,000	$81	64
1947 Neptune Dr	0.64mi	4/2.0 (+1)	1,581 (-14%)	20mo	$107,500	$68	23

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: -2.9%
• Equity multiple: 0.90×
• Total profit: $-3,741
• Equity at exit: $19,085

10-year hold

• IRR: 3.3%
• Equity multiple: 1.21×
• Total profit: $7,518
• Equity at exit: $11,067

Cash invested: $35,840 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,466 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $335

Break-even live

Break-even rent $1,043

Max offer price $128,000

Occupancy floor 72%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-11
   historical
2. 2025-07-11
   status Active 182-char remark

   Show marketing remark (182 chars)

   Two story brick home with new roof. Home features 5, 2bathrooms with potential for an in-law suite. Gutted down to studs and ready for you to bring your style and design. Sold as-is.

3. 2025-07-01
   historical 182-char remark

   Show marketing remark (182 chars)

   Two story brick home with new roof. Home features 5, 2bathrooms with potential for an in-law suite. Gutted down to studs and ready for you to bring your style and design. Sold as-is.

4. 2025-01-07
   status Active 182-char remark

   Show marketing remark (182 chars)

   Two story brick home with new roof. Home features 5, 2bathrooms with potential for an in-law suite. Gutted down to studs and ready for you to bring your style and design. Sold as-is.

5. 2024-12-21
   historical 182-char remark

   Show marketing remark (182 chars)

   Two story brick home with new roof. Home features 5, 2bathrooms with potential for an in-law suite. Gutted down to studs and ready for you to bring your style and design. Sold as-is.

6. 2024-12-20
   historical
7. 2024-08-24
   price $128,000 182-char remark

   Show marketing remark (182 chars)

   Two story brick home with new roof. Home features 5, 2bathrooms with potential for an in-law suite. Gutted down to studs and ready for you to bring your style and design. Sold as-is.

8. 2024-06-17
   listed $130,000 Active 182-char remark

   Show marketing remark (182 chars)

   Two story brick home with new roof. Home features 5, 2bathrooms with potential for an in-law suite. Gutted down to studs and ready for you to bring your style and design. Sold as-is.

9. 2024-06-16
   listed $128,000
10. 2024-06-16
    listed $128,000
11. 2022-10-04
    soldstatus $62,500
12. 2022-10-04
    soldstatus $62,500
13. 2022-10-04
    soldstatus $62,500
14. 2022-07-21
    listed $70,000
15. 2022-07-21
    listed $70,000
16. 2013-02-28
    soldstatus $11,000
17. 2013-02-28
    soldstatus $11,000
18. 2012-11-16
    listed $9,900
19. 2012-11-16
    listed $9,900
20. 2001-05-01
    soldstatus $35,300

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $1,191 · $99/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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $17,597
• − Mortgage interest: −$7,170
• − Property taxes: −$1,191
• − Insurance: −$640
• − Repairs & maintenance: −$1,408
• − Management: −$1,408
• − Depreciation: −$3,724
• Taxable income: $2,057
• Est. tax owed @ 24.0%: −$494
• After-tax cash flow: $3,522/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

+262.6% since first listed

20 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2025-07-11 Relisted — AMLS
• 2025-07-01 Delisted — AMLS
• 2025-01-07 Relisted — AMLS
• 2024-12-21 Delisted — AMLS
• 2024-12-20 Listing Removed — Hive MLS
• 2024-08-24 Price Changed $128,000 AMLS
• 2024-06-17 Listed $130,000 AMLS
• 2024-06-16 Listed $128,000 Hive MLS
• 2024-06-16 Listed $128,000 Hive MLS
• 2022-10-04 Sold (Public Records) $62,500 Public Records
• 2022-10-04 Sold (MLS) $62,500 Hive MLS
• 2022-10-04 Sold (MLS) $62,500 Hive MLS
• 2022-07-21 Listed $70,000 Hive MLS
• 2022-07-21 Listed $70,000 Hive MLS
• 2013-02-28 Sold (MLS) $11,000 Hive MLS
• 2013-02-28 Sold (MLS) $11,000 Hive MLS
• 2012-11-16 Listed $9,900 Hive MLS
• 2012-11-16 Listed $9,900 Hive MLS
• 2001-05-01 Sold (Public Records) $35,300 Public Records

Property tax history

+9.3%/yr

Latest (2025): $1,191 · -10.7% YoY. Source: county tax records.