2440 Earl St · Augusta-Richmond County consolidated government (balance), GA 30904

$199,900

3 bd · 2.0 ba · 1,754 sqft · SingleFamily public records · 41 Days on market

Built 1952 5,227 sqft lot $114/sqft · 5% below area Est $211k · 5% under

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Why this score? — see what drove the D 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 +14.5/30.0
• ARV discount +9.9/15.0
• DSCR +4.4/10.0
• Rent growth +3.6/5.0
• 1% rule +3.5/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This charming home features a new metal roof and a welcoming covered front porch with wrought iron railings. Inside, you'll find freshly painted interiors, newly refinished hardwood floors, smooth ceilings, and crown molding throughout. Both the living room and family room offer fireplaces, creating warm and inviting spaces, while the kitchen is equipped with a gas stove. The refrigerator and washing machine remain. Additional highlights include an unheated sunroom and two carports, providing ample storage and parking.

Key facts

• Covered front porch
• Metal roof
• Crown molding

Tags

• METAL ROOF
• COVERED FRONT PORCH
• WROUGHT IRON RAILINGS
• REFINISHED HARDWOOD FLOORS
• SMOOTH CEILINGS
• CROWN MOLDING

Property features AI

Exterior

• Parking: Attached garage; Carport (1 space); Shared driveway
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One story; Entry level: 1
• Construction: Metal siding; Vinyl siding; Frame construction; Metal roof; Crawl space / no basement
• Exterior features: Front porch; Fenced yard; Property has a view

Interior

• Kitchen: Range; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Laminate; Vinyl; Ceramic tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Natural gas heating; Fireplace(s)
• Interior features: Ceiling fans; Storm windows; Unfurnished; Vented exhaust fan
• Laundry & utility: Washer hookup; Washer; Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $45 ($539/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (14.7% below list).
• Recommended offer: $170k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade D — 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: Lake Forest Hills Elementary School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 514 students, 98% FRL); Tutt Middle School (math 7% / reading 21%, grade F, #405 of 470 statewide, top 86%, 476 students, 98% FRL); Westside High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 999 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 rising fast (+4.3%/yr); 228 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% 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 44% of the median local income ($47k/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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($194k) 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 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,458 (14.7% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $210,958
• List price: $199,900
• Delta: -5.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2246 Overton Rd	0.39mi	3/2.0	1,740 (-1%)	21mo	$319,900	$184	63
627 Montgomery St	0.15mi	3/1.0	1,496 (-15%)	4mo	$40,000	$27	61
1015 Monte Sano Ave	0.49mi	2/2.0 (-1)	1,610 (-8%)	2mo	$491,000	$305	57
2210 Glendale Rd	0.56mi	3/2.0	1,883 (+7%)	11mo	$275,000	$146	53
2254 Overton Rd	0.36mi	2/2.0 (-1)	1,958 (+12%)	17mo	$163,000	$83	45
2204 Country Club Ct	0.74mi	3/2.0	1,709 (-3%)	21mo	$241,000	$141	43
502 One Mill Pl	0.70mi	3/2.0	1,971 (+12%)	12mo	$470,000	$238	36
404 Brookside Ct	0.71mi	3/2.5	2,014 (+15%)	6mo	$270,000	$134	35

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.51×
• Total profit: $-27,312
• Equity at exit: $29,806

10-year hold

• IRR: -2.7%
• Equity multiple: 0.81×
• Total profit: $-10,750
• Equity at exit: $17,284

Cash invested: $55,972 (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: 228
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,705 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$170 /mo · $2,041/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $45

Break-even live

Break-even rent $1,648

Max offer price $199,900

Occupancy floor 92%

Sensitivity live

Price	-10% $158	-5% $102	+0% $45	+5% $-12	+10% $-68
Rent	-10% $-90	-5% $-22	+0% $45	+5% $112	+10% $180
Rate	-1.0pp $146	-0.5pp $96	base $45	+0.5pp $-7	+1.0pp $-60

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2279 Overton Rd Augusta, GA	3.0	2.5	2209	$1,895	$0.86	45d	1	0.57mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,700	$1.25	25d	1	0.71mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,800	$1.32	45d	1	0.71mi
2754 Hazel St Augusta, GA	2.0	2.0	1605	$1,595	$0.99	15d	1	0.73mi
2404 Hiawassee Rd Augusta, GA	3.0	1.0	1666	$1,550	$0.93	45d	1	0.75mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	25d	1	0.95mi
2224 Queens Way Augusta, GA	2.0	1.0	1239	$995	$0.80	45d	1	0.95mi
217 E Vineland Rd Augusta, GA	3.0	2.0	1551	$1,550	$1.00	25d	1	0.99mi
2846 Walton Way #7 Augusta, GA	3.0	2.5	1260	$1,425	$1.13	25d	1	0.99mi
705 Beacon Hill Ln Augusta, GA	3.0	2.0	1510	$1,650	$1.09	15d	1	1.02mi
2910 Norgate Dr Augusta, GA	3.0	2.0	1578	$2,500	$1.58	25d	1	1.03mi
1326 Wingfield St Augusta, GA	2.0	1.0	1507	$1,700	$1.13	15d	1	1.12mi
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	45d	1	1.13mi
1549 Craig St Unit 00 1559 Augusta, GA	3.0	3.0	1359	$1,600	$1.18	45d	1	1.14mi
807 Barrett Ln Augusta, GA	3.0	2.0	2242	$2,200	$0.98	25d	1	1.15mi
807 Barrett Ln Augusta, GA	3.0	2.0	2242	$2,250	$1.00	45d	1	1.15mi
403 Aumond Rd Augusta, GA	4.0	2.0	1744	$2,100	$1.20	25d	1	1.19mi
403 Aumond Rd Augusta, GA	4.0	2.0	1774	$2,200	$1.24	45d	1	1.19mi
552 Whitehead Dr Augusta, GA	3.0	1.5	1640	$1,475	$0.90	23d	1	1.21mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	25d	1	1.38mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	45d	1	1.38mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	45d	1	1.43mi
25 Curry St Augusta, GA	2.0	1.5	1306	$950	$0.73	45d	1	1.47mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	25d	1	1.48mi

Listing history 18 events

1. 2026-06-21
   days on market $199,900 Active 41 DOM
2. 2026-06-18
   days on market $199,900 Active 38 DOM
3. 2026-06-17
   days on market $199,900 Active 37 DOM
4. 2026-06-16
   days on market $199,900 Active 36 DOM
5. 2026-06-15
   days on market $199,900 Active 35 DOM
6. 2026-06-14
   days on market $199,900 Active 33 DOM
7. 2026-06-10
   days on market $199,900 Active 30 DOM
8. 2026-06-09
   days on market $199,900 Active 29 DOM
9. 2026-06-08
   days on market $199,900 Active 28 DOM
10. 2026-06-07
    days on market $199,900 Active 27 DOM
11. 2026-06-03
    days on market $199,900 Active 23 DOM
12. 2026-06-02
    days on market $199,900 Active 22 DOM
13. 2026-06-01
    days on market $199,900 Active 21 DOM
14. 2026-05-31
    days on market $199,900 Active 20 DOM
15. 2026-05-30
    days on market $199,900 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-01-16
    listed $199,900 Active
18. 2026-01-15
    listed $199,900 Active 524-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: $2,041 · $170/mo
• Projected year-2 tax: $2,041 · $170/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 1/10 Low
• 🌡 Heat 7/10 Severe 6 d/yr ≥106°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $20,455
• − Mortgage interest: −$11,198
• − Property taxes: −$2,041
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,636
• − Management: −$1,636
• − Depreciation: −$5,815
• Taxable loss: −$2,871
• Est. tax savings @ 24.0%: +$689
• After-tax cash flow: $1,229/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

+0.0% since first listed

3 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-01-16 Listed $199,900 Hive MLS
• 2026-01-15 Listed $199,900 Hive MLS

Property tax history

+12.8%/yr

Latest (2025): $2,041 · +168.5% YoY. Source: county tax records.