1630 Old Savannah Rd · Augusta-Richmond County consolidated government (balance), GA 30901

$50,000

3 bd · 1.0 ba · 1,273 sqft · SingleFamily public records · 38 Days on market

Built 1906 4,792 sqft lot $39/sqft · 63% below area ↓ 17% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks

Perfect investment opportunity in a revitalization area. This property is being sold as is. Must fill out a Hold Harmless Agreement prior to viewing.

Key facts

• 4,792 sq ft lot
• Built 1906
• Listed 38 days

Property features AI

Finance

• Other: Directions: Take Old Savannah Rd. toward downtown Augusta; the house is on the right
• Financial info: Tax information provided (amount withheld from output)
• HOA & community: Association amenities: Other

Exterior

• Parking: Other parking
• Security: No security features listed
• Utilities: Public water; Public sewer
• Home design: Residential single-family home; Located in the Turpin Hill subdivision
• Construction: Wood siding construction; Crawl space / no basement
• Exterior features: Other roof; Other lot features

Interior

• Kitchen: Other appliances
• Bedrooms: 5 total rooms (includes all living spaces)
• Flooring: Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Has cooling; Other cooling
• Interior features: Wood flooring; Other interior features
• Laundry & utility: Washer/dryer information not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $907 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 28.1% 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: Langford Middle School (math 2% / reading 14%, grade F, #445 of 470 statewide, top 95%, 731 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 (-1.3%/yr); 129 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 $4k of equity ($346 loan paydown + $4k 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 $14k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 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 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $48,500 (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. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.21% ✓
• Cap rate: 28.07%
• Cash-on-cash: 77.77%
• DSCR: 4.46
• GRM: 2.6

CMA / ARV

• ARV (median comp): $133,744
• List price: $50,000
• Delta: -62.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1150 Roselle St	0.35mi	3/2.0	1,222 (-4%)	4mo	$140,000	$115	69
1421 1/2 Picquet Ave	0.25mi	3/1.0	1,188 (-7%)	10mo	$95,000	$80	69
1147 Mercier St	0.26mi	4/1.0 (+1)	1,316 (+3%)	10mo	$42,000	$32	69
1761 Old Savannah Rd	0.33mi	3/2.0	1,170 (-8%)	2mo	$150,000	$128	66
1426 Twiggs St	0.29mi	3/2.0	1,445 (+14%)	1mo	$210,000	$145	59
1431 Perry St	0.66mi	3/1.5	1,269 (-0%)	10mo	$110,000	$87	58
1757 Old Savannah Rd	0.31mi	3/2.0	1,148 (-10%)	17mo	$174,000	$152	51
919 Wrightsboro Rd	0.35mi	4/2.0 (+1)	1,361 (+7%)	16mo	$115,000	$84	50
1408 Holley St	0.70mi	3/2.0	1,181 (-7%)	4mo	$160,000	$135	48
1335 Conklin Ave	0.54mi	3/2.0	1,200 (-6%)	16mo	$145,000	$121	48
1230 Swanee Quintet Blvd	0.69mi	4/2.0 (+1)	1,300 (+2%)	10mo	$54,000	$42	47
1435 Perry Ave	0.67mi	3/2.0	1,303 (+2%)	19mo	$145,000	$111	45

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: 83.6%
• Equity multiple: 6.31×
• Total profit: $74,292
• Equity at exit: $38,601

10-year hold

• IRR: 78.5%
• Equity multiple: 12.72×
• Total profit: $164,088
• Equity at exit: $77,217

Cash invested: $14,000 (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: 2.6×

Monthly cashflow live

• Estimated rent: $1,605 high
• Mortgage (P&I): −$262
• Tax from tax record: −$77 /mo · $930/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $907

Break-even live

Break-even rent $456

Max offer price $50,000

Occupancy floor 38%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Sherman St Augusta, GA	3.0	2.0	1720	$1,900	$1.10	43d	1	0.06mi
1016 Laney Walker Blvd Augusta, GA	2.0	1.0	885	$935	$1.06	43d	5	0.59mi
1016 Laney Walker Blvd Augusta, GA	1.0–2.0	1.0	794	$995	$1.25	23d	4	0.59mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	43d	1	0.82mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	21d	13	0.95mi
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	43d	1	1.00mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	23d	1	1.23mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	23d	1	1.23mi
913 Walker St Augusta, GA	2.0	2.0	1000	$1,200	$1.20	14d	1	1.25mi
505 13th St Augusta, GA	2.0	2.0	950	$1,122	$1.18	43d	3	1.34mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	23d	10	1.37mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	23d	1	1.48mi

Listing history 18 events

1. 2026-06-18
   days on market $50,000 Active 38 DOM
2. 2026-06-17
   days on market $50,000 Active 37 DOM
3. 2026-06-16
   days on market $50,000 Active 36 DOM
4. 2026-06-15
   days on market $50,000 Active 35 DOM
5. 2026-06-14
   days on market $50,000 Active 33 DOM
6. 2026-06-10
   days on market $50,000 Active 30 DOM
7. 2026-06-09
   days on market $50,000 Active 29 DOM
8. 2026-06-08
   days on market $50,000 Active 28 DOM
9. 2026-06-07
   days on market $50,000 Active 27 DOM
10. 2026-06-03
    days on market $50,000 Active 23 DOM
11. 2026-06-02
    days on market $50,000 Active 22 DOM
12. 2026-06-01
    days on market $50,000 Active 21 DOM
13. 2026-05-31
    days on market $50,000 Active 20 DOM
14. 2026-05-30
    days on market $50,000 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-03-17
    price $50,000
17. 2026-01-03
    listed $60,000 Active
18. 2026-01-03
    listed $50,000 Active 149-char remark

ⓘ 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: $930 · $77/mo
• Projected year-2 tax: $930 · $77/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $19,258
• − Mortgage interest: −$2,801
• − Property taxes: −$930
• − Insurance: −$250
• − Repairs & maintenance: −$1,541
• − Management: −$1,541
• − Depreciation: −$1,455
• Taxable income: $10,742
• Est. tax owed @ 24.0%: −$2,578
• After-tax cash flow: $8,310/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

-16.7% since first listed

4 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-17 Price Changed $50,000 Hive MLS
• 2026-01-03 Listed $50,000 Hive MLS
• 2026-01-03 Listed $60,000 Hive MLS

Property tax history

+10.5%/yr

Latest (2025): $930 · +13.2% YoY. Source: county tax records.