2349 Wheeless Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$105,000

3 bd · 1.5 ba · 1,827 sqft · SingleFamily public records

Built 1952 1.90 ac lot

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Why this score? — see what drove the C+ 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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL!!!! 3 bedrooms, 2 baths home nestled on a 1.9 acre lot with smooth ceiling throughout, bonus room which could be used as a bedroom, family room, or office. An additional room with a private entrance to backyard with washer and dryer. Fireplace in living room with a mounted mirror. Needs Full Rehab There is a 10X20 storage building in fenced backyard. Rear entry remote opening single car garage with inside storage shelves and a built in tool shed. Easy commute to shopping, restaurants, Fort Gordon, I-520, and more. Don't let this GREAT deal pass you by!

Key facts

• 1.9 acre lot
• Garage
• Built 1952

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $105k).
• Cap rate 11.7% 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 C — 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: Terrace Manor Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 254 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 (-0.2%/yr); 364 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 37% of the median local income ($46k/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 $726 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $29k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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 1952 — 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 $105,000

Questions for the listing agent

1. Built in 1952 — 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: 1.37% ✓
• Cap rate: 11.67%
• Cash-on-cash: 19.19%
• DSCR: 1.85
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $226,548
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2393 Wheeless Rd	0.39mi	4/2.5 (+1)	1,905 (+4%)	1mo	$195,000	$102	65
2383 Wheeless Rd	0.30mi	4/2.0 (+1)	1,921 (+5%)	10mo	$155,000	$81	62
3032 Thomas Ln	0.47mi	3/2.0	1,912 (+5%)	12mo	$187,000	$98	59
2912 Rocky Creek Rd	0.67mi	3/2.0	1,847 (+1%)	8mo	$229,900	$124	58
2832 Rocky Creek Rd	0.69mi	3/1.5	1,718 (-6%)	2mo	$105,000	$61	56
3110 Fir Ct	0.58mi	4/2.0 (+1)	1,726 (-6%)	13mo	$155,000	$90	46
1045 Richland Creek Dr	0.59mi	3/2.5	1,663 (-9%)	9mo	$270,654	$163	46
1037 Richland Creek Dr	0.60mi	3/2.5	1,663 (-9%)	9mo	$265,700	$160	46
2554 Tara Heights Cir	0.64mi	3/2.0	1,628 (-11%)	6mo	$126,543	$78	45
1053 Richland Creek Dr	0.59mi	3/2.5	1,663 (-9%)	11mo	$263,000	$158	44
1061 Richland Creek Dr	0.59mi	3/2.5	1,663 (-9%)	11mo	$261,700	$157	44
1056 Richland Creek Dr	0.63mi	3/2.5	1,663 (-9%)	10mo	$265,130	$159	44

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: 7.8%
• Equity multiple: 1.30×
• Total profit: $8,705
• Equity at exit: $15,656

10-year hold

• IRR: 14.5%
• Equity multiple: 2.01×
• Total profit: $29,821
• Equity at exit: $9,078

Cash invested: $29,400 (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 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 364
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,434 high
• Mortgage (P&I): −$551
• Tax from tax record: −$68 /mo · $821/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $470

Break-even live

Break-even rent $839

Max offer price $105,000

Occupancy floor 62%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	43d	1	0.32mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	23d	3	0.59mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	43d	1	0.60mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	23d	1	0.60mi
3309 Tate Rd Augusta, GA	3.0	2.0	1796	$1,500	$0.84	43d	1	0.82mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	21d	1	1.11mi
2349 Henry Cir Augusta, GA	3.0	2.0	1940	$1,795	$0.93	43d	1	1.17mi
2612 Lumpkin Rd Augusta, GA	3.0	1.5	1614	$1,450	$0.90	43d	1	1.17mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	23d	1	1.18mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	43d	1	1.18mi
2140 Kelly St Augusta, GA	4.0	2.0	1650	$1,500	$0.91	43d	1	1.23mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	23d	1	1.42mi

Listing history 12 events

1. 2026-03-16
   soldstatus $98,000
2. 2026-02-09
   status Pending
3. 2026-02-09
   historical
4. 2026-02-09
   historical
5. 2026-02-04
   listed $105,000 Active
6. 2026-02-04
   listed $105,000
7. 2026-01-28
   price $154,900
8. 2026-01-28
   historical
9. 2026-01-21
   listed $159,900 New
10. 2016-02-03
    soldstatus $89,900
11. 2015-11-27
    listed $89,900
12. 2015-11-27
    listed $89,900

ⓘ 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: $821 · $68/mo
• Projected year-2 tax: $966 · $80/mo
• Expected delta: +$145/yr (+$12/mo · 17.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,208
• − Mortgage interest: −$5,882
• − Property taxes: −$821
• − Insurance: −$525
• − Repairs & maintenance: −$1,377
• − Management: −$1,377
• − Depreciation: −$3,055
• Taxable income: $4,173
• Est. tax owed @ 24.0%: −$1,001
• After-tax cash flow: $4,639/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): 60,423
• Household income: $45,999
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3363.0

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 (64%)
• Race & ethnicity: Black 64% White 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 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: ▼ -58.99%
• Current HPI: 213.5733
• Rent YoY: ▼ -0.25%
• 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

+9.0% since first listed

12 events — show timeline

• 2026-03-16 Sold (Public Records) $98,000 Public Records
• 2026-02-09 Pending — Hive MLS
• 2026-02-09 Listing Removed — Hive MLS
• 2026-02-09 Listing Removed — Hive MLS
• 2026-02-04 Listed $105,000 Hive MLS
• 2026-02-04 Listed $105,000 Hive MLS
• 2026-01-28 Price Changed $154,900 GAMLS
• 2026-01-28 Listing Removed — GAMLS
• 2026-01-21 Listed $159,900 GAMLS
• 2016-02-03 Sold (Public Records) $89,900 Public Records
• 2015-11-27 Listed $89,900 Hive MLS
• 2015-11-27 Listed $89,900 Hive MLS

Property tax history

+1.4%/yr

Latest (2025): $821 · +2.9% YoY. Source: county tax records.