2383 Richwood Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$110,000

3 bd · 2.0 ba · 1,696 sqft · SingleFamily public records

Built 1979 0.39 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• 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

2383 RICHWOOD DRIVE: GREAT LOCATION OFF BOYKIN ROAD - (BETWEEN PEACH ORCHARD RD & WINDSOR SPRING RD). CONVENIENT TO GOOD SCHOOLS, CHURCHES, SHOPPING, INDUSTRY, PLANT VOGLE, FORT GORDON AND HOSPITALS!!SPACIOUS 4 BEDROOM, 2 FULL BATH, 1696 SF ALL BRICK HOME W/ VINYL TRIM. FOYER, LIVING ROOM W/ FIREPLACE, KITCHEN W/ NEW COUNTER TOPS - ALL NEW APPLIANCES + NEW 18 CF REFRIGERATOR W/ ICE MAKER, DINING AREA, LAUNDRY, 1 CAR GARAGE W/ NEW DOOR OPENER AND A HUGE YARD THAT IS COMPLETELY FENCED. THIS HOME IS TOTALLY RENOVATED & UPDATED! ALL NEW ENERGY EFFICIENT WINDOWS! FRESHLY PAINTED! ALL NEW CARPET & VINYL FLOORING! + MUCH, MUCH MORE! THIS IS A BIG - GORGEOUS HOME! LIKE NEW CONDITION! MOVE IN READY! ONLY $99,900! SELLER PAYS $4,500 CLOSING COSTS! EASY FINANCING W/ NO OR LOW DOWN PAYMENT! CALL TODAY! CLICK ON & VIEW LOTS OF INTERIOR/EXTERIOR PICTURES!

Key facts

• 0.39 acre lot
• Garage
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 11.3% 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: Diamond Lakes Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 466 students, 98% FRL); Spirit Creek Middle School (math 4% / reading 12%, grade F, #445 of 470 statewide, top 95%, 532 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 (-0.2%/yr); 364 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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 43% 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 $761 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 + 0.0% rent growth), your $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 10y 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

• Climate carrying-cost: major wind risk, 75% 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 $110,000

Questions for the listing agent

1. Built in 1979 — 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: 1.48% ✓
• Cap rate: 11.31%
• Cash-on-cash: 17.92%
• DSCR: 1.80
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $234,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4304 Parkwood Dr	0.15mi	4/2.0 (+1)	1,699 (+0%)	3mo	$199,900	$118	85
2312 Rockview Dr	0.15mi	3/2.0	1,658 (-2%)	15mo	$215,000	$130	77
2348 Fieldcrest Rd	0.20mi	3/2.0	1,450 (-14%)	3mo	$224,000	$154	64
4310 Sanderling Dr	0.53mi	3/2.0	1,637 (-4%)	7mo	$239,900	$147	64
3808 Southfield Dr	0.22mi	4/2.0 (+1)	1,559 (-8%)	12mo	$215,000	$138	62
4004 Crest Ct	0.16mi	3/2.0	1,473 (-13%)	13mo	$205,000	$139	60
2337 Travis Pine Dr	0.59mi	3/2.0	1,704 (+0%)	16mo	$290,000	$170	58
4220 Beckmont Dr	0.37mi	3/2.0	1,514 (-11%)	9mo	$215,000	$142	57
2338 Travis Pines Dr	0.55mi	4/2.0 (+1)	1,699 (+0%)	15mo	$156,000	$92	56
2237 Basswood Dr	0.59mi	3/2.0	1,601 (-6%)	14mo	$210,000	$131	51
2119 Moncrieff St	0.71mi	4/1.5 (+1)	1,572 (-7%)	13mo	$210,000	$134	37
2201 Plantation Rd	0.67mi	4/1.5 (+1)	1,534 (-10%)	14mo	$87,000	$57	34

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: 5.9%
• Equity multiple: 1.22×
• Total profit: $6,764
• Equity at exit: $16,401

10-year hold

• IRR: 12.2%
• Equity multiple: 1.83×
• Total profit: $25,423
• Equity at exit: $9,511

Cash invested: $30,800 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,631 high
• Mortgage (P&I): −$577
• Tax from tax record: −$205 /mo · $2,465/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $460

Break-even live

Break-even rent $1,048

Max offer price $110,000

Occupancy floor 67%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2302 Woodsman Dr Augusta, GA	3.0	2.0	1436	$1,475	$1.03	23d	1	0.23mi
4416 Hatteras Dr Augusta, GA	3.0	2.0	1436	$1,600	$1.11	14d	1	0.66mi
2401 Boykin Rd Hephzibah, GA	3.0	2.5	1644	$1,600	$0.97	44d	1	0.69mi
4235 Cap Chat St Hephzibah, GA	3.0	2.0	1300	$1,651	$1.27	44d	1	1.07mi
4438 Windsor Spring Rd Hephzibah, GA	4.0	2.0	1653	$1,900	$1.15	44d	1	1.28mi

Listing history 16 events

1. 2020-05-21
   soldstatus $105,000
2. 2020-05-21
   soldstatus $105,000
3. 2020-04-28
   historical
4. 2020-04-07
   historical
5. 2020-04-07
   historical
6. 2019-12-09
   listed $110,000
7. 2019-12-09
   listed $110,000
8. 2017-03-16
   soldstatus $98,000 877-char remark

   Show marketing remark (877 chars)

   2383 RICHWOOD DRIVE: GREAT LOCATION OFF BOYKIN ROAD - (BETWEEN PEACH ORCHARD RD & WINDSOR SPRING RD). CONVENIENT TO GOOD SCHOOLS, CHURCHES, SHOPPING, INDUSTRY, PLANT VOGLE, FORT GORDON AND HOSPITALS!!SPACIOUS 4 BEDROOM, 2 FULL BATH, 1696 SF ALL BRICK HOME W/ VINYL TRIM. FOYER, LIVING ROOM W/ FIREPLACE, KITCHEN W/ NEW COUNTER TOPS - ALL NEW APPLIANCES + NEW 18 CF REFRIGERATOR W/ ICE MAKER, DINING AREA, LAUNDRY, 1 CAR GARAGE W/ NEW DOOR OPENER AND A HUGE YARD THAT IS COMPLETELY FENCED. THIS HOME IS TOTALLY RENOVATED & UPDATED! ALL NEW ENERGY EFFICIENT WINDOWS! FRESHLY PAINTED! ALL NEW CARPET & VINYL FLOORING! + MUCH, MUCH MORE! THIS IS A BIG - GORGEOUS HOME! LIKE NEW CONDITION! MOVE IN READY! ONLY $99,900! SELLER PAYS $4,500 CLOSING COSTS! EASY FINANCING W/ NO OR LOW DOWN PAYMENT! CALL TODAY! CLICK ON & VIEW LOTS OF INTERIOR/EXTERIOR PICTURES!

9. 2017-03-16
   soldstatus $98,000

   Show marketing remark (877 chars)

   2383 RICHWOOD DRIVE: GREAT LOCATION OFF BOYKIN ROAD - (BETWEEN PEACH ORCHARD RD & WINDSOR SPRING RD). CONVENIENT TO GOOD SCHOOLS, CHURCHES, SHOPPING, INDUSTRY, PLANT VOGLE, FORT GORDON AND HOSPITALS!!SPACIOUS 4 BEDROOM, 2 FULL BATH, 1696 SF ALL BRICK HOME W/ VINYL TRIM. FOYER, LIVING ROOM W/ FIREPLACE, KITCHEN W/ NEW COUNTER TOPS - ALL NEW APPLIANCES + NEW 18 CF REFRIGERATOR W/ ICE MAKER, DINING AREA, LAUNDRY, 1 CAR GARAGE W/ NEW DOOR OPENER AND A HUGE YARD THAT IS COMPLETELY FENCED. THIS HOME IS TOTALLY RENOVATED & UPDATED! ALL NEW ENERGY EFFICIENT WINDOWS! FRESHLY PAINTED! ALL NEW CARPET & VINYL FLOORING! + MUCH, MUCH MORE! THIS IS A BIG - GORGEOUS HOME! LIKE NEW CONDITION! MOVE IN READY! ONLY $99,900! SELLER PAYS $4,500 CLOSING COSTS! EASY FINANCING W/ NO OR LOW DOWN PAYMENT! CALL TODAY! CLICK ON & VIEW LOTS OF INTERIOR/EXTERIOR PICTURES!

10. 2016-07-22
    listed $99,900 877-char remark

    Show marketing remark (877 chars)

    2383 RICHWOOD DRIVE: GREAT LOCATION OFF BOYKIN ROAD - (BETWEEN PEACH ORCHARD RD & WINDSOR SPRING RD). CONVENIENT TO GOOD SCHOOLS, CHURCHES, SHOPPING, INDUSTRY, PLANT VOGLE, FORT GORDON AND HOSPITALS!!SPACIOUS 4 BEDROOM, 2 FULL BATH, 1696 SF ALL BRICK HOME W/ VINYL TRIM. FOYER, LIVING ROOM W/ FIREPLACE, KITCHEN W/ NEW COUNTER TOPS - ALL NEW APPLIANCES + NEW 18 CF REFRIGERATOR W/ ICE MAKER, DINING AREA, LAUNDRY, 1 CAR GARAGE W/ NEW DOOR OPENER AND A HUGE YARD THAT IS COMPLETELY FENCED. THIS HOME IS TOTALLY RENOVATED & UPDATED! ALL NEW ENERGY EFFICIENT WINDOWS! FRESHLY PAINTED! ALL NEW CARPET & VINYL FLOORING! + MUCH, MUCH MORE! THIS IS A BIG - GORGEOUS HOME! LIKE NEW CONDITION! MOVE IN READY! ONLY $99,900! SELLER PAYS $4,500 CLOSING COSTS! EASY FINANCING W/ NO OR LOW DOWN PAYMENT! CALL TODAY! CLICK ON & VIEW LOTS OF INTERIOR/EXTERIOR PICTURES!

11. 2016-07-22
    listed $99,900

    Show marketing remark (877 chars)

    2383 RICHWOOD DRIVE: GREAT LOCATION OFF BOYKIN ROAD - (BETWEEN PEACH ORCHARD RD & WINDSOR SPRING RD). CONVENIENT TO GOOD SCHOOLS, CHURCHES, SHOPPING, INDUSTRY, PLANT VOGLE, FORT GORDON AND HOSPITALS!!SPACIOUS 4 BEDROOM, 2 FULL BATH, 1696 SF ALL BRICK HOME W/ VINYL TRIM. FOYER, LIVING ROOM W/ FIREPLACE, KITCHEN W/ NEW COUNTER TOPS - ALL NEW APPLIANCES + NEW 18 CF REFRIGERATOR W/ ICE MAKER, DINING AREA, LAUNDRY, 1 CAR GARAGE W/ NEW DOOR OPENER AND A HUGE YARD THAT IS COMPLETELY FENCED. THIS HOME IS TOTALLY RENOVATED & UPDATED! ALL NEW ENERGY EFFICIENT WINDOWS! FRESHLY PAINTED! ALL NEW CARPET & VINYL FLOORING! + MUCH, MUCH MORE! THIS IS A BIG - GORGEOUS HOME! LIKE NEW CONDITION! MOVE IN READY! ONLY $99,900! SELLER PAYS $4,500 CLOSING COSTS! EASY FINANCING W/ NO OR LOW DOWN PAYMENT! CALL TODAY! CLICK ON & VIEW LOTS OF INTERIOR/EXTERIOR PICTURES!

12. 2016-06-15
    soldstatus $42,000
13. 2016-06-15
    soldstatus $42,000
14. 2016-04-26
    listed $49,900
15. 2016-04-26
    listed $49,900
16. 1986-09-01
    soldstatus $46,700

ⓘ 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: $2,465 · $205/mo
• Projected year-2 tax: $2,465 · $205/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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 75% 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: $19,567
• − Mortgage interest: −$6,162
• − Property taxes: −$2,465
• − Insurance: −$550
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$3,200
• Taxable income: $4,060
• Est. tax owed @ 24.0%: −$974
• After-tax cash flow: $4,546/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

+124.8% since first listed

16 events — show timeline

• 2020-05-21 Sold (Public Records) $105,000 Public Records
• 2020-05-21 Sold (Public Records) $105,000 Public Records
• 2020-04-28 Listing Removed — Hive MLS
• 2020-04-07 Listing Removed — Hive MLS
• 2020-04-07 Listing Removed — Hive MLS
• 2019-12-09 Listed $110,000 Hive MLS
• 2019-12-09 Listed $110,000 Hive MLS
• 2017-03-16 Sold (MLS) $98,000 Hive MLS
• 2017-03-16 Sold (MLS) $98,000 Hive MLS
• 2016-07-22 Listed $99,900 Hive MLS
• 2016-07-22 Listed $99,900 Hive MLS
• 2016-06-15 Sold (MLS) $42,000 Hive MLS
• 2016-06-15 Sold (MLS) $42,000 Hive MLS
• 2016-04-26 Listed $49,900 Hive MLS
• 2016-04-26 Listed $49,900 Hive MLS
• 1986-09-01 Sold (Public Records) $46,700 Public Records

Property tax history

+5.3%/yr

Latest (2025): $2,465 · +3.4% YoY. Source: county tax records.