1533 Wooten Rd · Augusta-Richmond County consolidated government (balance), GA 30904

$159,900

4 bd · 2.0 ba · 1,680 sqft · MultiFamily public records · 38 Days on market

Built 1955 7,405 sqft lot $95/sqft · 48% below area Est $305k · 48% 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

2 Unit Brick Duplex. Front Unit is a 2 bedroom 1 bath with a stackable washer/dryer, stove, refrigerator and blinds throughout. Ductless hvac and welcoming front porch. Back unit is also a 2 bedroom 1 bath with a washer/dryer, stove, microwave and refrigerator and blinds. Both units have designated off street parking and are all electric. Great investment property close to the hospital and neighborhood revitalization area.

Key facts

• Quiet cul-de-sac
• Investment property
• 7,405 sq ft lot

Tags

• FRESHLY RENOVATED DUPLEX
• GENEROUS SIZE KITCHENS
• QUIET CUL-DE-SAC
• INVESTMENT PROPERTY
• CLOSE TO MEDICAL DISTRICT
• CLOSE TO FORT EISENHOWER

Property features AI

Finance

• Financial info: Operating as residential income with multiple 2-bedroom rental units; Typical reported rent about $750 per unit

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer
• Home design: Duplex residential income property
• Construction: Brick construction
• Exterior features: Brick exterior; Lot in the Wooten Heights subdivision; Lot dimensions approximately 52 x 151 x 51 x 150; Lot about 0.17 acres

Interior

• Bedrooms: Multiple 2-bedroom units (several units of 2 bedrooms)
• Flooring: Carpet
• Heating & cooling: Electric heating; Space heater; Wall/window air conditioning units
• Interior features: Carpet flooring; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $789 ($9k/yr) — positive. Per door: $395/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% 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.
• Market conditions: Rents rising fast (+4.3%/yr); 222 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $2,355/mo this rent would consume 61% of the median local household income ($47k/yr) (locally 1594% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 $45k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y 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

• Watch-outs: built in 1955 — 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 $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.47% ✓
• Cap rate: 12.22%
• Cash-on-cash: 21.16%
• DSCR: 1.94
• GRM: 5.7

CMA / ARV

• ARV (median comp): $305,258
• List price: $159,900
• Delta: -47.62%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 15.1%
• Equity multiple: 1.61×
• Total profit: $27,473
• Equity at exit: $23,842

10-year hold

• IRR: 24.7%
• Equity multiple: 3.27×
• Total profit: $101,760
• Equity at exit: $13,825

Cash invested: $44,772 (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: 11.3×

Monthly cashflow live

• Estimated rent: $2,355 high
• Mortgage (P&I): −$839
• Tax from tax record: −$166 /mo · $1,991/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $789

Break-even live

Break-even rent $1,356

Max offer price $159,900

Occupancy floor 61%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,356
Total (2 units)			$2,355

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	23d	1	0.36mi
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	43d	1	0.54mi
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	23d	1	0.76mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	43d	1	0.83mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	44d	1	0.94mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	43d	1	0.94mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	43d	1	0.96mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	13d	1	0.99mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	23d	1	1.01mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	21d	13	1.02mi
1613 Pendleton Rd Augusta, GA	3.0	2.0	1418	$1,695	$1.20	13d	1	1.07mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	23d	1	1.07mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	43d	1	1.07mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	43d	1	1.07mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	23d	1	1.10mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	43d	1	1.10mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	13d	1	1.29mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	23d	1	1.33mi
2240 Walden Dr Augusta, GA	3.0	2.0	1107	$1,495	$1.35	23d	1	1.40mi
26 Sherman St Augusta, GA	3.0	2.0	1720	$1,900	$1.10	43d	1	1.40mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	23d	1	1.45mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	43d	1	1.45mi

Listing history 31 events

1. 2026-06-18
   days on market $159,900 Active 38 DOM
2. 2026-06-17
   days on market $159,900 Active 37 DOM
3. 2026-06-16
   days on market $159,900 Active 36 DOM
4. 2026-06-15
   days on market $159,900 Active 35 DOM
5. 2026-06-14
   statusdays on market $159,900 Active 33 DOM
6. 2026-06-10
   days on market $159,900 Active Under Contract 30 DOM
7. 2026-06-09
   days on market $159,900 Active Under Contract 29 DOM
8. 2026-06-08
   days on market $159,900 Active Under Contract 28 DOM
9. 2026-06-07
   days on market $159,900 Active Under Contract 27 DOM
10. 2026-06-03
    days on market $159,900 Active Under Contract 23 DOM
11. 2026-06-02
    days on market $159,900 Active Under Contract 22 DOM
12. 2026-06-01
    days on market $159,900 Active Under Contract 21 DOM
13. 2026-05-31
    days on market $159,900 Active Under Contract 20 DOM
14. 2026-05-30
    days on market $159,900 Active Under Contract 19 DOM
15. 2026-05-18
    historical Active Under Contract 530-char remark
16. 2026-05-11
    historical
17. 2025-02-11
    listed $159,900 Active 530-char remark
18. 2025-02-11
    listed $159,900 Active
19. 2024-11-06
    historical $995
20. 2024-09-05
    listed $995
21. 2024-08-23
    historical $995
22. 2024-08-14
    listed $995
23. 2024-08-14
    historical $1,000
24. 2024-07-24
    listed $1,000
25. 2023-12-21
    soldstatus $145,000
26. 2021-11-02
    soldstatus $87,500
27. 2021-10-26
    soldstatus $80,000

    Show marketing remark (427 chars)

    2 Unit Brick Duplex. Front Unit is a 2 bedroom 1 bath with a stackable washer/dryer, stove, refrigerator and blinds throughout. Ductless hvac and welcoming front porch. Back unit is also a 2 bedroom 1 bath with a washer/dryer, stove, microwave and refrigerator and blinds. Both units have designated off street parking and are all electric. Great investment property close to the hospital and neighborhood revitalization area.

28. 2021-10-26
    soldstatus $80,000

    Show marketing remark (427 chars)

    2 Unit Brick Duplex. Front Unit is a 2 bedroom 1 bath with a stackable washer/dryer, stove, refrigerator and blinds throughout. Ductless hvac and welcoming front porch. Back unit is also a 2 bedroom 1 bath with a washer/dryer, stove, microwave and refrigerator and blinds. Both units have designated off street parking and are all electric. Great investment property close to the hospital and neighborhood revitalization area.

29. 2021-09-15
    listed $85,000

    Show marketing remark (427 chars)

    2 Unit Brick Duplex. Front Unit is a 2 bedroom 1 bath with a stackable washer/dryer, stove, refrigerator and blinds throughout. Ductless hvac and welcoming front porch. Back unit is also a 2 bedroom 1 bath with a washer/dryer, stove, microwave and refrigerator and blinds. Both units have designated off street parking and are all electric. Great investment property close to the hospital and neighborhood revitalization area.

30. 2021-09-15
    listed $85,000

    Show marketing remark (427 chars)

    2 Unit Brick Duplex. Front Unit is a 2 bedroom 1 bath with a stackable washer/dryer, stove, refrigerator and blinds throughout. Ductless hvac and welcoming front porch. Back unit is also a 2 bedroom 1 bath with a washer/dryer, stove, microwave and refrigerator and blinds. Both units have designated off street parking and are all electric. Great investment property close to the hospital and neighborhood revitalization area.

31. 1995-03-20
    soldstatus $27,500

ⓘ 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: $1,991 · $166/mo
• Projected year-2 tax: $1,991 · $166/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 (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 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: $28,260
• − Mortgage interest: −$8,957
• − Property taxes: −$1,991
• − Insurance: −$800
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − Depreciation: −$4,652
• Taxable income: $7,339
• Est. tax owed @ 24.0%: −$1,761
• After-tax cash flow: $7,711/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

+481.5% since first listed

18 events — show timeline

• 2026-06-11 Relisted — Hive MLS
• 2026-05-18 Contingent — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2025-02-11 Listed $159,900 Hive MLS
• 2025-02-11 Listed $159,900 Hive MLS
• 2024-11-06 Rental Removed $995 RENTALBEAST
• 2024-09-05 Listed for Rent $995 RENTALBEAST
• 2024-08-23 Rental Removed $995 RENTALBEAST
• 2024-08-14 Listed for Rent $995 RENTALBEAST
• 2024-08-14 Rental Removed $1,000 RENTALBEAST
• 2024-07-24 Listed for Rent $1,000 RENTALBEAST
• 2023-12-21 Sold (Public Records) $145,000 Public Records
• 2021-11-02 Sold (Public Records) $87,500 Public Records
• 2021-10-26 Sold (MLS) $80,000 Hive MLS
• 2021-10-26 Sold (MLS) $80,000 Hive MLS
• 2021-09-15 Listed $85,000 Hive MLS
• 2021-09-15 Listed $85,000 Hive MLS
• 1995-03-20 Sold (Public Records) $27,500 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,991 · +27.7% YoY. Source: county tax records.