1206 Longpoint Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$152,500

2 bd · 2.0 ba · 1,092 sqft · Townhouse public records · 184 Days on market

Built 2006 $140/sqft · 11% below area Est $172k · 11% under

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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 +18.7/30.0
• ARV discount +12.6/15.0
• DSCR +5.9/10.0
• 1% rule +4.9/10.0
• 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 MLS

2 BR, 2 BA fee simple townhouses, some with sunroom and single garage. Fenced back yards, patio, storage rooms, floored attic space, vaulted ceilings in great room, electric fireplaces. Low maintenance vinyl,

Key facts

• New privacy fence
• High-demand area
• Strong rental comps

Tags

• NEW ROOF
• NEW PRIVACY FENCE
• HIGH-DEMAND AREA
• STRONG RENTAL COMPS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $152k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $150k (1.4% below list).
• Recommended offer: $134k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 39% 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 $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.

Negotiation context

• It's been on market 184 days — a 12% lower offer ($134k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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

• Climate carrying-cost: major wind risk, 68% 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 $134,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 184 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.99% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.20%
• DSCR: 1.19
• GRM: 8.5

CMA / ARV

• ARV (median comp): $172,195
• List price: $152,500
• Delta: -11.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1217 Longpoint Dr	0.05mi	2/2.0	1,092 (0%)	22mo	$164,999	$151	79

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: -13.1%
• Equity multiple: 0.54×
• Total profit: $-19,584
• Equity at exit: $22,738

10-year hold

• IRR: -9.6%
• Equity multiple: 0.49×
• Total profit: $-21,766
• Equity at exit: $13,185

Cash invested: $42,700 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,503 high
• Mortgage (P&I): −$800
• Tax from tax record: −$175 /mo · $2,096/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $149

Break-even live

Break-even rent $1,314

Max offer price $152,500

Occupancy floor 85%

Sensitivity live

Price	-10% $236	-5% $193	+0% $149	+5% $106	+10% $63
Rent	-10% $31	-5% $90	+0% $149	+5% $209	+10% $268
Rate	-1.0pp $226	-0.5pp $188	base $149	+0.5pp $110	+1.0pp $70

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: $38,125
• Closing costs: $4,575
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1216 Longpoint Dr Augusta, GA	2.0	2.0	1100	$1,550	$1.41	44d	1	0.05mi
1216 Longpoint Dr Augusta, GA	2.0	2.0	1100	$1,500	$1.36	24d	1	0.05mi
1414 Kingsman Dr Augusta, GA	2.0–3.0	2.0	1178	$1,525	$1.29	14d	8	0.08mi
1239 Longpoint Dr Augusta, GA	3.0	2.0	1288	$1,600	$1.24	24d	1	0.14mi
1239 Longpoint Dr Augusta, GA	3.0	2.0	1288	$1,675	$1.30	44d	1	0.14mi

Listing history 28 events

1. 2026-06-18
   days on market $152,500 Active 184 DOM
2. 2026-06-17
   days on market $152,500 Active 183 DOM
3. 2026-06-16
   days on market $152,500 Active 182 DOM
4. 2026-06-15
   days on market $152,500 Active 181 DOM
5. 2026-06-14
   days on market $152,500 Active 179 DOM
6. 2026-06-10
   days on market $152,500 Active 176 DOM
7. 2026-06-09
   days on market $152,500 Active 175 DOM
8. 2026-06-08
   days on market $152,500 Active 174 DOM
9. 2026-06-07
   days on market $152,500 Active 173 DOM
10. 2026-06-03
    days on market $152,500 Active 169 DOM
11. 2026-06-02
    days on market $152,500 Active 168 DOM
12. 2026-06-01
    days on market $152,500 Active 167 DOM
13. 2026-05-31
    days on market $152,500 Active 166 DOM
14. 2026-05-30
    days on market $152,500 Active 165 DOM
15. 2026-02-13
    price $78,900 208-char remark

    Show marketing remark (208 chars)

    2 BR, 2 BA fee simple townhouses, some with sunroom and single garage. Fenced back yards, patio, storage rooms, floored attic space, vaulted ceilings in great room, electric fireplaces. Low maintenance vinyl,

16. 2026-01-15
    soldstatus $143,500
17. 2025-12-12
    listed $152,500 Active 449-char remark

    Show marketing remark (449 chars)

    Great investment property with a long-term month-to-month tenant paying $1,000/mo who would prefer to stay. The home features a new roof and new privacy fence, reducing near-term CapEx. Interior is original but in average, well-maintained condition. This is a low-maintenance rental in a high-demand area of South Augusta with strong rental comps and little expected vacancy. Perfect for buy-and-hold investors looking for stable income with upside.

18. 2022-06-14
    soldstatus $78,900 208-char remark

    Show marketing remark (208 chars)

    2 BR, 2 BA fee simple townhouses, some with sunroom and single garage. Fenced back yards, patio, storage rooms, floored attic space, vaulted ceilings in great room, electric fireplaces. Low maintenance vinyl,

19. 2022-06-02
    listed $130,000 208-char remark

    Show marketing remark (208 chars)

    2 BR, 2 BA fee simple townhouses, some with sunroom and single garage. Fenced back yards, patio, storage rooms, floored attic space, vaulted ceilings in great room, electric fireplaces. Low maintenance vinyl,

20. 2021-01-29
    soldstatus $92,000
21. 2021-01-28
    soldstatus $92,000
22. 2021-01-28
    soldstatus $92,000
23. 2020-12-26
    listed $93,900
24. 2020-12-26
    listed $93,900
25. 2006-09-14
    soldstatus $78,900 Closed 208-char remark

    Show marketing remark (208 chars)

    2 BR, 2 BA fee simple townhouses, some with sunroom and single garage. Fenced back yards, patio, storage rooms, floored attic space, vaulted ceilings in great room, electric fireplaces. Low maintenance vinyl,

26. 2006-09-14
    soldstatus $78,900

    Show marketing remark (208 chars)

    2 BR, 2 BA fee simple townhouses, some with sunroom and single garage. Fenced back yards, patio, storage rooms, floored attic space, vaulted ceilings in great room, electric fireplaces. Low maintenance vinyl,

27. 2006-08-30
    soldstatus $130,000
28. 2006-04-04
    listed $78,900

ⓘ 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: $2,096 · $175/mo
• Projected year-2 tax: $2,096 · $175/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $18,037
• − Mortgage interest: −$8,542
• − Property taxes: −$2,096
• − Insurance: −$762
• − Repairs & maintenance: −$1,443
• − Management: −$1,443
• − Depreciation: −$4,436
• Taxable loss: −$687
• Est. tax savings @ 24.0%: +$165
• After-tax cash flow: $1,958/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

+0.0% since first listed

14 events — show timeline

• 2026-02-13 Price Changed $78,900 Hive MLS
• 2026-01-15 Sold (Public Records) $143,500 Public Records
• 2025-12-12 Listed $152,500 Fizber.com
• 2022-06-14 Sold (MLS) $78,900 Hive MLS
• 2022-06-02 Listed $130,000 Hive MLS
• 2021-01-29 Sold (Public Records) $92,000 Public Records
• 2021-01-28 Sold (MLS) $92,000 Hive MLS
• 2021-01-28 Sold (MLS) $92,000 Hive MLS
• 2020-12-26 Listed $93,900 Hive MLS
• 2020-12-26 Listed $93,900 Hive MLS
• 2006-09-14 Sold (MLS) $78,900 Hive MLS
• 2006-09-14 Sold (MLS) $78,900 Hive MLS
• 2006-08-30 Sold (Public Records) $130,000 Public Records
• 2006-04-04 Listed $78,900 Hive MLS

Property tax history

+5.6%/yr

Latest (2025): $2,096 · +22.2% YoY. Source: county tax records.