232 Broad St · Augusta-Richmond County consolidated government (balance), GA 30901

$195,000

4 bd · 2.0 ba · 1,562 sqft · SingleFamily public records · 7 Days on market

Built 1920 7,405 sqft lot $125/sqft · 13% below area Est $225k · 13% under

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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 +16.0/30.0
• ARV discount +13.4/15.0
• Appreciation +9.1/10.0
• DSCR +4.9/10.0
• 1% rule +4.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks

Great opportunity for owner-occupant or investor looking for a rental. Charming single-story bungalow located in the heart of historic Olde Town in Augusta. This home features a large rocking chair front porch, spacious living areas, and an open kitchen overlooking the main living space, creating a comfortable layout for everyday living and entertaining. Inside, you'll find three spacious bedrooms and two full bathrooms, along with original heart pine floors in the living room that add warmth and character. The bedrooms feature durable LVP flooring for easy maintenance and a clean, updated feel. A fourth flex room with it's own exterior door could serve as a bedroom or study. Outside, the p

Key facts

• Fourth flex room
• Durable lvp flooring
• Open kitchen

Tags

• ROCKING CHAIR FRONT PORCH
• OPEN KITCHEN
• ORIGINAL HEART PINE FLOORS
• DURABLE LVP FLOORING
• FOURTH FLEX ROOM
• GREAT BACKYARD

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer; Sewer connected; Water connected
• Home design: Residential single-family home; One level/one story; Entry on level 1; Facing direction not specified
• Construction: Built with block, brick and wood siding; Block foundation; Composition roof
• Exterior features: Front porch; Has a view; City street and state road frontage; See remarks frontage type

Interior

• Flooring: Hardwood
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Fireplace(s)
• Interior features: Kitchen island; Hardwood flooring; Seven total rooms; No basement (crawl space)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (8.9% below list).
• Recommended offer: $178k (8.9% below list) — sets the bar for 1% rule.

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: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 students, 98% FRL); Josey High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 779 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 3% at this address vs 16% district-wide (-13 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); 129 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $17k of equity ($1k loan paydown + $16k 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 $55k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $177,653 (8.9% below list)

Questions for the listing agent

1. Built in 1920 — 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: 0.91% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 9.1

CMA / ARV

• ARV (median comp): $224,604
• List price: $195,000
• Delta: -13.18%
• 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
218 Broad St	0.04mi	3/2.0 (-1)	1,586 (+2%)	5mo	$237,750	$150	87
222 Ellis ST St	0.06mi	4/2.0	1,658 (+6%)	12mo	$230,000	$139	77
105 Broad St	0.19mi	4/2.0	1,512 (-3%)	15mo	$160,000	$106	74
512 2nd St	0.26mi	4/2.0	1,623 (+4%)	15mo	$255,000	$157	69
247 Ellis St	0.07mi	3/2.0 (-1)	1,752 (+12%)	4mo	$100,000	$57	68
522 2nd St	0.28mi	4/2.0	1,521 (-3%)	19mo	$235,000	$155	67
512 3rd Street St	0.27mi	3/2.0 (-1)	1,659 (+6%)	12mo	$197,750	$119	62
716 5th St	0.60mi	3/2.0 (-1)	1,496 (-4%)	1mo	$155,000	$104	60

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: 20.9%
• Equity multiple: 2.53×
• Total profit: $83,485
• Equity at exit: $150,545

10-year hold

• IRR: 18.4%
• Equity multiple: 5.18×
• Total profit: $228,250
• Equity at exit: $301,146

Cash invested: $54,600 (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: 129
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,777 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$204 /mo · $2,445/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $96

Break-even live

Break-even rent $1,655

Max offer price $195,000

Occupancy floor 90%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Broad St Augusta, GA	3.0	2.0	1200	$1,350	$1.12	43d	1	0.10mi
112 Telfair St Unit A Augusta, GA	4.0	3.0	1400	$2,300	$1.64	13d	1	0.25mi
112 Telfair St Unit B Augusta, GA	4.0	3.5	1400	$2,000	$1.43	13d	1	0.25mi
936 Broad St #306 Augusta, GA	3.0	2.0	1510	$2,075	$1.37	23d	1	1.00mi
329 E View Dr Augusta, GA	3.0	1.5	1260	$1,300	$1.03	23d	1	1.23mi
106 Tybee Ct Augusta, GA	3.0–4.0	2.0	1336	$1,163	$0.87	43d	4	1.46mi

Listing history 5 events

1. 2026-05-18
   status Pending 863-char remark
2. 2026-05-11
   historical
3. 2026-05-07
   listed $195,000 Active 863-char remark
4. 2026-05-07
   listed $195,000 Active
5. 2015-06-01
   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: $2,445 · $204/mo
• Projected year-2 tax: $2,445 · $204/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 73% 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: $21,318
• − Mortgage interest: −$10,923
• − Property taxes: −$2,445
• − Insurance: −$975
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$5,673
• Taxable loss: −$2,108
• Est. tax savings @ 24.0%: +$506
• After-tax cash flow: $1,656/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

+722.2% since first listed

6 events — show timeline

• 2026-06-11 Sold (MLS) $185,000 Hive MLS
• 2026-05-18 Pending — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-07 Listed $195,000 Hive MLS
• 2026-05-07 Listed $195,000 Hive MLS
• 2015-06-01 Sold (Public Records) $22,500 Public Records

Property tax history

+8.5%/yr

Latest (2025): $2,445 · -2.4% YoY. Source: county tax records.