1017 Aldrich St #96 · Augusta-Richmond County consolidated government (balance), GA 30815

$209,980

3 bd · 2.5 ba · 1,720 sqft · Townhouse · 126 Days on market

Built 2026 Good condition $122/sqft · at area comps Est $213k · at est. ↓ 2% since listing

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Why this score? — see what drove the D- 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 +13.6/30.0
• ARV discount +8.2/15.0
• DSCR +4.1/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready! The Balsa 25 is a beautifully designed home featuring three bedrooms, two and a half baths, and a one-car garage. The first level offers an open and inviting layout where family and friends can gather with ease. The impressive kitchen is just steps from the dining and living areas and includes stainless steel appliances, sparkling granite countertops, a spacious corner pantry, and a large island with a sink and counter seating-perfect for casual meals and entertaining. Upstairs, three generously sized bedrooms and two full baths provide comfort and privacy. The primary suite boasts a deluxe bath with a double vanity, a walk-in shower, and a spacious walk-in closet. A conveniently located second-floor laundry room adds to the home's thoughtful design. With luxury carpet, granite countertops in the baths, blinds on all windows, and ample storage throughout, the Balsa offers both style and practicality for modern living.

Key facts

• Corner pantry
• Open layout
• Large island

Tags

• OPEN LAYOUT
• IMPRESSIVE KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERTOPS
• CORNER PANTRY
• LARGE ISLAND

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $12 ($146/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 $185k (11.8% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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 (-0.7%/yr); 359 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 32% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $6k 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 126 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,782 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (median comp): $213,371
• List price: $209,980
• Delta: -1.59%
• Verdict: FAIR
• Comps: 9 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1012 Aldrich St	0.05mi	3/2.5	1,720 (0%)	3mo	$209,490	$122	95
1011 Aldrich St	0.08mi	3/2.5	1,720 (0%)	2mo	$212,290	$123	95
1005 Aldrich St	0.06mi	3/2.5	1,720 (0%)	3mo	$209,490	$122	95
1022 Aldrich	0.07mi	3/2.5	1,720 (0%)	7mo	$215,342	$125	91
1014 Aldrich St	0.06mi	3/2.5	1,720 (0%)	9mo	$217,790	$127	90
1024 Aldrich St	0.08mi	3/2.5	1,720 (0%)	8mo	$218,000	$127	90
1007 Aldrich St	0.08mi	3/2.5	1,720 (0%)	8mo	$217,790	$127	89
1008 Aldrich St	0.09mi	3/2.5	1,720 (0%)	9mo	$217,790	$127	88
1020 Aldrich St	0.16mi	3/2.5	1,720 (0%)	6mo	$218,000	$127	88

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: -19.3%
• Equity multiple: 0.34×
• Total profit: $-38,651
• Equity at exit: $31,309

10-year hold

• IRR: -19.9%
• Equity multiple: 0.09×
• Total profit: $-53,522
• Equity at exit: $18,155

Cash invested: $58,794 (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 30815

• Home prices YoY: -24.2%
• Rents YoY: -0.7%
• Active inventory: 359
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,852 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $12

Break-even live

Break-even rent $1,837

Max offer price $209,980

Occupancy floor 94%

Sensitivity live

Price	-10% $157	-5% $85	+0% $12	+5% $-60	+10% $-133
Rent	-10% $-134	-5% $-61	+0% $12	+5% $85	+10% $159
Rate	-1.0pp $118	-0.5pp $66	base $12	+0.5pp $-42	+1.0pp $-98

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: $52,495
• Closing costs: $6,299
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4438 Windsor Spring Rd Hephzibah, GA	4.0	2.0	1653	$1,900	$1.15	44d	1	0.40mi
4235 Cap Chat St Hephzibah, GA	3.0	2.0	1300	$1,651	$1.27	44d	1	1.44mi
2302 Woodsman Dr Augusta, GA	3.0	2.0	1436	$1,475	$1.03	24d	1	1.47mi

Listing history 16 events

1. 2026-06-18
   days on market $209,980 Active 126 DOM
2. 2026-06-17
   days on market $209,980 Active 125 DOM
3. 2026-06-16
   days on market $209,980 Active 124 DOM
4. 2026-06-15
   days on market $209,980 Active 123 DOM
5. 2026-06-14
   pricedays on market $209,980 Active 121 DOM
6. 2026-06-09
   days on market $210,000 Active 120 DOM
7. 2026-06-08
   days on market $210,000 Active 119 DOM
8. 2026-06-07
   days on market $210,000 Active 118 DOM
9. 2026-06-03
   days on market $210,000 Active 114 DOM
10. 2026-06-02
    days on market $210,000 Active 113 DOM
11. 2026-06-01
    days on market $210,000 Active 112 DOM
12. 2026-05-31
    days on market $210,000 Active 111 DOM
13. 2026-05-30
    days on market $210,000 Active 110 DOM
14. 2026-05-05
    price $210,000 946-char remark

    Show marketing remark (946 chars)

    Move-In Ready! The Balsa 25 is a beautifully designed home featuring three bedrooms, two and a half baths, and a one-car garage. The first level offers an open and inviting layout where family and friends can gather with ease. The impressive kitchen is just steps from the dining and living areas and includes stainless steel appliances, sparkling granite countertops, a spacious corner pantry, and a large island with a sink and counter seating-perfect for casual meals and entertaining. Upstairs, three generously sized bedrooms and two full baths provide comfort and privacy. The primary suite boasts a deluxe bath with a double vanity, a walk-in shower, and a spacious walk-in closet. A conveniently located second-floor laundry room adds to the home's thoughtful design. With luxury carpet, granite countertops in the baths, blinds on all windows, and ample storage throughout, the Balsa offers both style and practicality for modern living.

15. 2026-04-21
    price $215,490 946-char remark

    Show marketing remark (946 chars)

    Move-In Ready! The Balsa 25 is a beautifully designed home featuring three bedrooms, two and a half baths, and a one-car garage. The first level offers an open and inviting layout where family and friends can gather with ease. The impressive kitchen is just steps from the dining and living areas and includes stainless steel appliances, sparkling granite countertops, a spacious corner pantry, and a large island with a sink and counter seating-perfect for casual meals and entertaining. Upstairs, three generously sized bedrooms and two full baths provide comfort and privacy. The primary suite boasts a deluxe bath with a double vanity, a walk-in shower, and a spacious walk-in closet. A conveniently located second-floor laundry room adds to the home's thoughtful design. With luxury carpet, granite countertops in the baths, blinds on all windows, and ample storage throughout, the Balsa offers both style and practicality for modern living.

16. 2026-02-10
    listed $214,490 Active 946-char remark

    Show marketing remark (946 chars)

    Move-In Ready! The Balsa 25 is a beautifully designed home featuring three bedrooms, two and a half baths, and a one-car garage. The first level offers an open and inviting layout where family and friends can gather with ease. The impressive kitchen is just steps from the dining and living areas and includes stainless steel appliances, sparkling granite countertops, a spacious corner pantry, and a large island with a sink and counter seating-perfect for casual meals and entertaining. Upstairs, three generously sized bedrooms and two full baths provide comfort and privacy. The primary suite boasts a deluxe bath with a double vanity, a walk-in shower, and a spacious walk-in closet. A conveniently located second-floor laundry room adds to the home's thoughtful design. With luxury carpet, granite countertops in the baths, blinds on all windows, and ample storage throughout, the Balsa offers both style and practicality for modern living.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,227
• − Mortgage interest: −$11,762
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,778
• − Management: −$1,778
• − Depreciation: −$6,109
• Taxable loss: −$3,399
• Est. tax savings @ 24.0%: +$816
• After-tax cash flow: $962/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This move-in ready townhouse is in excellent condition with modern amenities and a well-maintained exterior. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both Add smart home features — Smart home features can increase both resale and rental value by making the home more modern and convenient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 44,109
• Household income: $70,202
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 867.0

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 (62%)
• Race & ethnicity: Black 62% White 27% Two or more races 5% Hispanic / Latino 4%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% 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: ▼ -51.74%
• Current HPI: 162.4074
• Rent YoY: ▼ -0.71%
• 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

-2.1% since first listed

3 events — show timeline

• 2026-05-05 Price Changed $210,000 Zillow
• 2026-04-21 Price Changed $215,490 Zillow
• 2026-02-10 Listed $214,490 Zillow