521 Rachael St · Augusta-Richmond County consolidated government (balance), GA 30901

$82,500

2 bd · 1.0 ba · 744 sqft · SingleFamily public records · 29 Days on market

Built 1953 6,098 sqft lot Est $145k · 43% 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 +27.4/30.0
• ARV discount +15.0/15.0
• DSCR +9.6/10.0
• Appreciation +9.1/10.0
• 1% rule +7.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks

* * Instant Equity Opportunity -- Appraised Above List Price! * * Fully renovated and move-in ready, this charming 2 bedroom, 1 bath cottage offers buyers the rare chance to own a home with * * immediate built-in value based on recent appraised value. * * Featuring a brand-new HVAC system and a spacious screened-in porch perfect for relaxing, this home blends comfort and value. Inside, you'll find a bright living area, an updated kitchen with ample cabinet space, and comfortable bedrooms filled with natural light. The bathroom is tastefully finished with a clean, modern feel. Situated on a private lot with mature trees and a backyard, this home provides peaceful living while being ju

Key facts

• 6,098 sq ft lot
• Garage
• Built 1953

Property features AI

Exterior

• Parking: Gravel parking; See remarks for additional parking details
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential property
• Construction: Vinyl siding; Composition roof; Slab foundation; Built as single-family construction
• Exterior features: Covered porch; Screened porch; Fenced yard; No additional exterior features listed

Interior

• Kitchen: Refrigerator; Range
• Bedrooms: 4 total rooms
• Flooring: Laminate; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Electric heating; Hot water heating; Natural gas heating; Central air conditioning; Wall/window unit(s)
• Interior features: Eat-in kitchen; Window coverings
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $82k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $82k).
• Recommended offer: $81k (1.5% below list) — sets the bar for market timing.

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: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 students, 98% FRL); W.S. Hornsby Middle School (math 2% / reading 5%, grade F, #468 of 470 statewide, top 100%, 399 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 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; 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 $7k of equity ($570 loan paydown + $7k 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 $23k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $7k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $82k implies a 206% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $81,262 (1.5% below list)

Questions for the listing agent

1. Built in 1953 — 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: 1.20% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.56%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $145,080
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 Japonica Ave	0.45mi	2/1.0	665 (-11%)	13mo	$130,000	$195	50
2 Hale St	0.65mi	2/1.0	794 (+7%)	21mo	$110,000	$139	41

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: 28.7%
• Equity multiple: 3.05×
• Total profit: $47,436
• Equity at exit: $63,692

10-year hold

• IRR: 24.6%
• Equity multiple: 6.23×
• Total profit: $120,902
• Equity at exit: $127,408

Cash invested: $23,100 (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: 6.9×

Monthly cashflow live

• Estimated rent: $990 high
• Mortgage (P&I): −$433
• Tax from tax record: −$74 /mo · $883/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $242

Break-even live

Break-even rent $684

Max offer price $82,500

Occupancy floor 71%

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: $20,625
• Closing costs: $2,475
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
239 Greene St Augusta, GA	1.0	1.0	700	$825	$1.18	43d	1	1.03mi
239 Greene St Unit A-3 Augusta, GA	1.0	1.0	700	$800	$1.14	23d	1	1.03mi
240 Ellis St Unit A Augusta, GA	1.0	1.0	600	$885	$1.48	23d	1	1.08mi
334 Greene St Unit 8 Augusta, GA	1.0	1.0	400	$795	$1.99	43d	1	1.16mi
401 Greene St Unit 204 Augusta, GA	1.0	1.0	633	$1,250	$1.97	43d	1	1.23mi
537 Watkins St Unit B Augusta, GA	1.0	1.0	725	$705	$0.97	43d	1	1.41mi

Listing history 31 events

1. 2026-06-18
   days on market $82,500 Active 29 DOM
2. 2026-06-17
   days on market $82,500 Active 28 DOM
3. 2026-06-16
   days on market $82,500 Active 27 DOM
4. 2026-06-15
   days on market $82,500 Active 26 DOM
5. 2026-06-14
   pricedays on market $82,500 Active 24 DOM
6. 2026-06-10
   days on market $84,999 Active 21 DOM
7. 2026-06-09
   days on market $84,999 Active 20 DOM
8. 2026-06-08
   days on market $84,999 Active 19 DOM
9. 2026-06-07
   days on market $84,999 Active 18 DOM
10. 2026-06-03
    days on market $84,999 Active 14 DOM
11. 2026-06-02
    days on market $84,999 Active 13 DOM
12. 2026-06-01
    days on market $84,999 Active 12 DOM
13. 2026-05-31
    days on market $84,999 Active 11 DOM
14. 2026-05-30
    days on market $84,999 Active 10 DOM
15. 2026-05-20
    status Active
16. 2026-05-11
    historical
17. 2026-04-28
    status Active
18. 2026-04-06
    historical
19. 2026-04-06
    historical
20. 2026-04-06
    status Pending
21. 2026-03-29
    price $84,999
22. 2026-03-12
    listed $84,999
23. 2026-03-12
    listed $89,999 Active
24. 2025-12-16
    historical
25. 2025-07-18
    listed $85,000
26. 2025-07-18
    listed $85,000 Active
27. 2021-09-09
    soldstatus $27,000
28. 2021-09-09
    soldstatus $27,000
29. 2021-08-24
    listed $33,000
30. 2021-08-24
    listed $33,000
31. 1988-06-01
    soldstatus $20,000

ⓘ 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: $883 · $74/mo
• Projected year-2 tax: $883 · $74/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 4/10 Moderate FEMA zone X · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,885
• − Mortgage interest: −$4,621
• − Property taxes: −$883
• − Insurance: −$412
• − Repairs & maintenance: −$951
• − Management: −$951
• − Depreciation: −$2,400
• Taxable income: $1,667
• Est. tax owed @ 24.0%: −$400
• After-tax cash flow: $2,502/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

+325.0% since first listed

17 events — show timeline

• 2026-05-20 Relisted — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-28 Relisted — Hive MLS
• 2026-04-06 Listing Removed — Hive MLS
• 2026-04-06 Listing Removed — Hive MLS
• 2026-04-06 Pending — Hive MLS
• 2026-03-29 Price Changed $84,999 Hive MLS
• 2026-03-12 Listed $89,999 Hive MLS
• 2026-03-12 Listed $84,999 Hive MLS
• 2025-12-16 Listing Removed — Hive MLS
• 2025-07-18 Listed $85,000 Hive MLS
• 2025-07-18 Listed $85,000 Hive MLS
• 2021-09-09 Sold (MLS) $27,000 Hive MLS
• 2021-09-09 Sold (MLS) $27,000 Hive MLS
• 2021-08-24 Listed $33,000 Hive MLS
• 2021-08-24 Listed $33,000 Hive MLS
• 1988-06-01 Sold (Public Records) $20,000 Public Records

Property tax history

+3.2%/yr

Latest (2025): $883 · +12.3% YoY. Source: county tax records.