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

$85,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 35 Days on market

Built 1953 6,970 sqft lot $101/sqft · at area comps Est $85k · at est. ↓ 15% 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 +26.6/30.0
• DSCR +9.1/10.0
• Appreciation +9.1/10.0
• ARV discount +7.3/15.0
• 1% rule +6.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks

Come view this move in ready home with newer roof, newer central hvac system on a spacious flat lot. Close to medical district, I-520, I-20 and more. Schedule your showing today.

Key facts

• Close to i-520
• Spacious flat lot
• Newer roof

Tags

• NEWER ROOF
• NEWER CENTRAL HVAC SYSTEM
• SPACIOUS FLAT LOT
• CLOSE TO MEDICAL DISTRICT
• CLOSE TO I-520
• CLOSE TO I-20

Property features AI

Exterior

• Parking: Other parking
• Utilities: Public water; Public sewer; Sewer and water connected; Cable available
• Home design: Single-family residence; One story, entry at level 1
• Construction: Vinyl siding; Composition roof; Built with crawl space foundation
• Exterior features: No patio or porch; Other fencing; Has a view; Paved road access; Lot dimensions approximately 55 x 123 (0.16 acres)

Interior

• Kitchen: Other appliances included
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: See remarks for additional interior details; 4 total rooms; Crawl space / no basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $82k (3.0% 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) — 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 2% at this address vs 16% district-wide (-14 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; 23 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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 $8k of equity ($588 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 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 1953 — 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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 1953 — 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: 1.18% ✓
• Cap rate: 9.51%
• Cash-on-cash: 11.50%
• DSCR: 1.51
• GRM: 7.1

CMA / ARV

• ARV (median comp): $84,716
• List price: $85,000
• Delta: 0.34%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1319 Solomon Pl	0.06mi	3/1.0 (+1)	936 (+11%)	13mo	$101,833	$109	62
222 E Hale St	0.36mi	3/1.0 (+1)	864 (+3%)	16mo	$84,000	$97	60
608 Albany Ave	0.31mi	3/1.5 (+1)	900 (+7%)	9mo	$120,000	$133	60
832 Strother Dr	0.34mi	3/1.0 (+1)	864 (+3%)	19mo	$95,000	$110	58
121 E Hall St	0.51mi	3/1.0 (+1)	864 (+3%)	20mo	$64,000	$74	50
2 Hale St	0.65mi	2/1.0	794 (-6%)	21mo	$110,000	$139	43

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: 27.9%
• Equity multiple: 3.00×
• Total profit: $47,588
• Equity at exit: $65,622

10-year hold

• IRR: 23.9%
• Equity multiple: 6.12×
• Total profit: $121,933
• Equity at exit: $131,269

Cash invested: $23,800 (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 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 129
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,003 high
• Mortgage (P&I): −$446
• Tax from tax record: −$83 /mo · $1,001/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$211
• Net cashflow: $228

Break-even live

Break-even rent $715

Max offer price $85,000

Occupancy floor 72%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
420 E Boundary Augusta, GA	2.0	1.0	950	$850	$0.89	43d	1	0.66mi
821 Forsythe St Augusta, GA	2.0	1.0	754	$895	$1.19	14d	1	0.82mi
106 Ellis St Augusta, GA	1.0	1.0	850	$975	$1.15	43d	1	0.88mi
204 Ellis St Augusta, GA	2.0	1.0	1029	$1,350	$1.31	14d	1	0.98mi
134 Broad St Augusta, GA	2.0	1.0	1100	$1,150	$1.05	43d	1	0.98mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	23d	1	1.01mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	43d	1	1.01mi
133 Broad St Unit B Augusta, GA	1.0	1.0	1000	$800	$0.80	43d	1	1.01mi
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
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	43d	1	1.06mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	23d	1	1.06mi
240 Ellis St Unit B Augusta, GA	1.0	1.0	800	$925	$1.16	23d	1	1.08mi
240 Ellis St Unit A Augusta, GA	1.0	1.0	600	$885	$1.48	23d	1	1.08mi
320 3rd St Augusta, GA	2.0	1.0	1117	$1,200	$1.07	43d	1	1.09mi
112 3rd St Apt F Augusta, GA	2.0	1.0	754	$990	$1.31	14d	1	1.15mi
110 3rd St Unit A Augusta, GA	1.0	1.0	906	$760	$0.84	43d	1	1.15mi
110 3rd St Unit A Augusta, GA	1.0	1.0	906	$760	$0.84	23d	1	1.15mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	43d	1	1.16mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	23d	1	1.16mi
410 4th St Unit A Augusta, GA	2.0	1.5	925	$985	$1.06	23d	1	1.19mi
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 20 events

1. 2026-06-18
   days on market $85,000 Active 35 DOM
2. 2026-06-17
   days on market $85,000 Active 34 DOM
3. 2026-06-16
   days on market $85,000 Active 33 DOM
4. 2026-06-15
   days on market $85,000 Active 32 DOM
5. 2026-06-14
   days on market $85,000 Active 30 DOM
6. 2026-06-10
   days on market $85,000 Active 27 DOM
7. 2026-06-09
   days on market $85,000 Active 26 DOM
8. 2026-06-08
   days on market $85,000 Active 25 DOM
9. 2026-06-07
   days on market $85,000 Active 24 DOM
10. 2026-06-03
    days on market $85,000 Active 20 DOM
11. 2026-06-02
    days on market $85,000 Active 19 DOM
12. 2026-06-01
    days on market $85,000 Active 18 DOM
13. 2026-05-31
    days on market $85,000 Active 17 DOM
14. 2026-05-30
    days on market $85,000 Active 16 DOM
15. 2026-05-14
    listed $85,000 Active 178-char remark
16. 2026-03-27
    price $95,000
17. 2025-09-14
    listed $100,000 Active
18. 2025-09-14
    historical
19. 2025-09-14
    listed $95,000
20. 2025-09-14
    historical

ⓘ 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: $1,001 · $83/mo
• Projected year-2 tax: $1,001 · $83/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 · 17 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: $12,042
• − Mortgage interest: −$4,761
• − Property taxes: −$1,001
• − Insurance: −$425
• − Repairs & maintenance: −$963
• − Management: −$963
• − Depreciation: −$2,473
• Taxable income: $1,455
• Est. tax owed @ 24.0%: −$349
• After-tax cash flow: $2,389/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

-15.0% since first listed

6 events — show timeline

• 2026-05-14 Listed $85,000 Hive MLS
• 2026-03-27 Price Changed $95,000 Hive MLS
• 2025-09-14 Listing Removed — Hive MLS
• 2025-09-14 Listed $95,000 Hive MLS
• 2025-09-14 Listing Removed — Hive MLS
• 2025-09-14 Listed $100,000 Hive MLS

Property tax history

+17.5%/yr

Latest (2025): $1,001 · +12.2% YoY. Source: county tax records.