1944 Warren St · Augusta-Richmond County consolidated government (balance), GA 30904

$84,900

3 bd · 1.0 ba · 994 sqft · SingleFamily public records

Built 1926 0.25 ac lot Est $168k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Relax on the front porch swing in this craftsman style bungalow in the heart of downtown Augusta. Just minutes from the medical district, this perfectly situated home offers great curb appeal with the mature trees surrounding this established neighborhood. Inside, you are greeted with natural lighting shining through newer windows throughout the home. As you step into the living area, you will find a decorative fireplace. The kitchen offers solid wood cabinetry and a pantry. Appliances are included with the sale of this home! Off of the living and dining area, you will find two large sized rooms- the owner suite even has a walk in closet and a decorative fireplace. The two rooms are separa

Key facts

• 0.25 acre lot
• Built 1926

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $478 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Cap rate 13.0% 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: Monte Sano Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 410 students, 98% FRL); Langford Middle School (math 2% / reading 14%, grade F, #445 of 470 statewide, top 95%, 731 students, 98% FRL); Academy of Richmond County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,141 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 rising fast (+4.3%/yr); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 35% of the median local income ($47k/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 $587 of loan paydown is wiped out by about $3k 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 + 4.3% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts; this cycle's ask has dropped $8k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $85k implies a 277% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $84,900

Questions for the listing agent

1. Built in 1926 — 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: 1.58% ✓
• Cap rate: 13.05%
• Cash-on-cash: 24.12%
• DSCR: 2.07
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $167,986
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1944 Warren St	0.00mi	2/1.0 (-1)	994 (0%)	1mo	$65,000	$65	94
729 Heard Ave	0.20mi	2/1.0 (-1)	943 (-5%)	5mo	$167,500	$178	73
1847 Warren St	0.20mi	3/2.0	1,032 (+4%)	12mo	$147,500	$143	70
2012 Battle Row	0.26mi	2/2.0 (-1)	1,008 (+1%)	9mo	$170,000	$169	69
2010 Battle Row	0.27mi	2/2.0 (-1)	1,008 (+1%)	10mo	$173,000	$172	68
2056 Telfair St	0.43mi	3/1.0	892 (-10%)	7mo	$123,000	$138	57
1917 Mcdowell St	0.57mi	2/1.0 (-1)	1,000 (+1%)	12mo	$174,500	$175	57
2072 Battle Row	0.26mi	3/1.0	1,138 (+14%)	11mo	$120,000	$105	55
1818 Mcdowell St	0.57mi	2/1.0 (-1)	882 (-11%)	5mo	$155,000	$176	46
501 Beaufort Drive Dr	0.54mi	2/1.0 (-1)	1,104 (+11%)	9mo	$153,000	$139	44
2052 Clark St	0.70mi	3/2.0	880 (-12%)	3mo	$149,000	$169	41
1120 Adrian St	0.65mi	2/1.0 (-1)	1,091 (+10%)	13mo	$175,000	$160	38

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 1.78×
• Total profit: $18,462
• Equity at exit: $12,659

10-year hold

• IRR: 28.1%
• Equity multiple: 3.64×
• Total profit: $62,778
• Equity at exit: $7,341

Cash invested: $23,772 (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 30904

• Rents YoY: 4.3%
• Active inventory: 222
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,343 high
• Mortgage (P&I): −$445
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $478

Break-even live

Break-even rent $738

Max offer price $84,900

Occupancy floor 59%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	43d	1	0.25mi
1838 Watkins St Augusta, GA	2.0	1.0	672	$1,050	$1.56	23d	1	0.34mi
531 Tubman St Augusta, GA	2.0	1.0	864	$1,250	$1.45	43d	1	0.38mi
1202 Holden Dr Augusta, GA	2.0	1.0	675	$1,150	$1.70	43d	1	0.44mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	13d	1	0.44mi
1946 Greene St Augusta, GA	3.0	1.0	952	$1,350	$1.42	13d	1	0.46mi
1220 Holden Dr Augusta, GA	2.0	1.0	675	$1,095	$1.62	43d	1	0.50mi
2165 Telfair St Unit B Augusta, GA	2.0	1.0	825	$800	$0.97	13d	1	0.55mi
2165 Telfair St Unit A Augusta, GA	2.0	1.0	825	$850	$1.03	43d	1	0.55mi
2165 1/2 Telfair St Augusta, GA	2.0	1.0	825	$800	$0.97	13d	1	0.56mi
1240 Holden Dr Augusta, GA	2.0	1.0	675	$1,095	$1.62	43d	1	0.58mi
1730 Hicks St Apt A Augusta, GA	2.0	1.0	750	$750	$1.00	13d	1	0.59mi
1244 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	13d	1	0.60mi
1246 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	13d	1	0.61mi
1239 Holden Dr Augusta, GA	3.0	1.0	816	$1,095	$1.34	13d	1	0.61mi
501 Milledge Rd Augusta, GA	2.0	1.0	1008	$1,098	$1.09	13d	2	0.64mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	23d	1	0.71mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	13d	1	0.71mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	43d	1	0.73mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	13d	1	0.76mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	23d	1	0.76mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	23d	1	0.77mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	43d	1	0.77mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,756	$2.61	13d	11	0.84mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	23d	1	0.88mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	23d	1	0.96mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	21d	13	1.09mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	43d	1	1.21mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	43d	1	1.23mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	23d	1	1.23mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	23d	1	1.26mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	43d	1	1.27mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	43d	1	1.27mi
1530 Whitney St Unit A Augusta, GA	2.0	1.0	960	$925	$0.96	43d	1	1.31mi
2476 McDowell St Augusta, GA	2.0	1.5	1000	$2,500	$2.50	13d	1	1.34mi
1600 Johns Rd Unit B Augusta, GA	2.0	1.0	660	$835	$1.27	23d	1	1.36mi
1526 Heath St Augusta, GA	2.0	1.0	900	$1,250	$1.39	43d	1	1.38mi
1750 Essie McIntyre Blvd Augusta, GA	2.0	1.0	720	$950	$1.32	43d	1	1.39mi
1545 Heath St Augusta, GA	2.0	1.0	832	$650	$0.78	44d	1	1.44mi
1545 Heath St Unit B Augusta, GA	2.0	1.0	832	$650	$0.78	43d	1	1.44mi

Listing history 8 events

1. 2026-04-23
   status Pending
2. 2026-04-23
   historical
3. 2026-04-22
   historical
4. 2026-03-20
   price $84,900
5. 2026-02-23
   price $89,900
6. 2026-01-12
   listed $92,500 Active
7. 2026-01-12
   listed $84,900
8. 1985-05-01
   soldstatus $22,500

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $1,229 · $102/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 66% 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: $16,115
• − Mortgage interest: −$4,756
• − Property taxes: −$1,229
• − Insurance: −$424
• − Repairs & maintenance: −$1,289
• − Management: −$1,289
• − Depreciation: −$2,470
• Taxable income: $4,657
• Est. tax owed @ 24.0%: −$1,118
• After-tax cash flow: $4,617/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): 23,400
• Household income: $46,696
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1594.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 47% White 41% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 4% Korean 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: ▼ -211.97%
• Current HPI: 199.0807
• Rent YoY: ▲ 4.29%
• 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

+277.3% since first listed

8 events — show timeline

• 2026-04-23 Pending — Hive MLS
• 2026-04-23 Listing Removed — Hive MLS
• 2026-04-22 Listing Removed — Hive MLS
• 2026-03-20 Price Changed $84,900 Hive MLS
• 2026-02-23 Price Changed $89,900 Hive MLS
• 2026-01-12 Listed $92,500 Hive MLS
• 2026-01-12 Listed $84,900 Hive MLS
• 1985-05-01 Sold (Public Records) $22,500 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,229 · -1.9% YoY. Source: county tax records.