1916 Walker St · Augusta-Richmond County consolidated government (balance), GA 30904

$49,400

1 bd · 1.0 ba · 809 sqft · SingleFamily public records · 36 Days on market

Built 1906 3,485 sqft lot $61/sqft · 22% below area Est $64k · 22% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Charming 1-bedroom cottage offering an excellent investment opportunity! With a little TLC, it has great potential to shine. Conveniently located just minutes from downtown Augusta, the medical district, and local colleges. Property is being sold as-is.

Key facts

• Local colleges
• Medical district
• 3,485 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• MINUTES FROM DOWNTOWN
• MEDICAL DISTRICT
• LOCAL COLLEGES

Property features AI

Exterior

• Parking: See remarks for parking details
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One story; Entry on level 1; Wood siding (see remarks)
• Construction: Composition roof; Wood siding construction; Crawl space/no basement
• Exterior features: Front porch; Fenced yard; Paved road access; Has a view

Interior

• Bedrooms: 3 total rooms (includes bedrooms and other rooms)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Heating with fireplace; Ceiling fan cooling
• Interior features: Ceiling fans; Window coverings; Fireplace

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $49k.

Deal economics

• At list price, monthly cash flow is $514 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $49k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.8% 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: Lamar - Milledge Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 301 students, 98% FRL); W.S. Hornsby Middle School (math 2% / reading 5%, grade F, #468 of 470 statewide, top 100%, 399 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); 222 active listings in the ZIP; 40 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $342 of loan paydown is wiped out by about $1k 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 + 4.3% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $47,918 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 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: 2.24% ✓
• Cap rate: 18.78%
• Cash-on-cash: 44.61%
• DSCR: 2.98
• GRM: 3.7

CMA / ARV

• ARV (median comp): $63,597
• List price: $49,400
• Delta: -22.32%
• 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
1918 Walker St	0.01mi	1/1.0	780 (-4%)	3mo	$69,198	$89	91
1817 Ellis St	0.25mi	2/1.0 (+1)	832 (+3%)	3mo	$20,000	$24	76
1961 Battle Row	0.12mi	2/1.0 (+1)	892 (+10%)	14mo	$64,375	$72	61
1932 Fenwick St	0.20mi	2/1.0 (+1)	690 (-15%)	2mo	$45,000	$65	59
2151 Ellis St	0.49mi	2/1.0 (+1)	825 (+2%)	18mo	$110,000	$133	54
1926 Telfair St	0.08mi	2/2.0 (+1)	902 (+12%)	20mo	$129,000	$143	52
1740 Starnes St	0.35mi	2/1.0 (+1)	690 (-15%)	4mo	$65,000	$94	51
1664 Brinson Street St	0.53mi	1/1.0	718 (-11%)	14mo	$60,000	$84	45
322 Milledge Rd	0.60mi	1/1.0	729 (-10%)	15mo	$125,500	$172	43
2100 Lake Ave	0.63mi	2/1.5 (+1)	888 (+10%)	6mo	$149,000	$168	42
2100 Lake Ave	0.63mi	2/1.5 (+1)	888 (+10%)	6mo	$149,000	$168	42
324 Milledge Rd	0.60mi	2/1.0 (+1)	709 (-12%)	15mo	$145,500	$205	34

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: 43.1%
• Equity multiple: 2.90×
• Total profit: $26,226
• Equity at exit: $7,366

10-year hold

• IRR: 49.8%
• Equity multiple: 6.15×
• Total profit: $71,253
• Equity at exit: $4,271

Cash invested: $13,832 (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: 222
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,107 high
• Mortgage (P&I): −$259
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $514

Break-even live

Break-even rent $457

Max offer price $49,400

Occupancy floor 49%

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: $12,350
• Closing costs: $1,482
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1836 Greene St Augusta, GA	1.0	1.0	620	$950	$1.53	23d	1	0.13mi
1838 Watkins St Augusta, GA	2.0	1.0	672	$1,050	$1.56	23d	1	0.15mi
1730 Hicks St Apt A Augusta, GA	2.0	1.0	750	$750	$1.00	14d	1	0.26mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	43d	1	0.33mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	14d	1	0.38mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	23d	1	0.38mi
531 Tubman St Augusta, GA	2.0	1.0	864	$1,250	$1.45	43d	1	0.41mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$1,631	$1.54	14d	11	0.47mi
2165 Telfair St Unit B Augusta, GA	2.0	1.0	825	$800	$0.97	14d	1	0.53mi
2165 Telfair St Unit A Augusta, GA	2.0	1.0	825	$850	$1.03	43d	1	0.53mi
2165 1/2 Telfair St Augusta, GA	2.0	1.0	825	$800	$0.97	14d	1	0.54mi
2097 Heckle St Unit B Augusta, GA	1.0	1.0	700	$1,095	$1.56	14d	1	0.58mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	23d	1	0.62mi
1202 Holden Dr Augusta, GA	2.0	1.0	675	$1,150	$1.70	43d	1	0.71mi
1220 Holden Dr Augusta, GA	2.0	1.0	675	$1,095	$1.62	43d	1	0.73mi
501 Milledge Rd Augusta, GA	2.0	1.0	1008	$1,098	$1.09	14d	2	0.73mi
1240 Holden Dr Augusta, GA	2.0	1.0	675	$1,095	$1.62	43d	1	0.82mi
930 Hickman Rd Unit C Augusta, GA	1.0	1.0	600	$950	$1.58	14d	1	0.83mi
930 Hickman Rd Unit F Augusta, GA	1.0	1.0	600	$995	$1.66	43d	1	0.83mi
936 Hickman Rd Unit 7 Augusta, GA	1.0	1.0	600	$995	$1.66	43d	1	0.84mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	14d	1	0.84mi
938 Hickman Rd Unit 8 Augusta, GA	1.0	1.0	600	$995	$1.66	14d	1	0.85mi
938 Hickman Rd Unit 6 Augusta, GA	1.0	1.0	550	$875	$1.59	43d	1	0.85mi
1450 Greene St Augusta, GA	1.0	1.0	720	$1,480	$2.06	43d	1	0.98mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	43d	1	1.06mi
2016 Central Ave Unit A Augusta, GA	1.0	1.0	900	$1,000	$1.11	23d	1	1.09mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	23d	1	1.10mi
1399 Walton Way Augusta, GA	1.0	1.0	582	$1,401	$2.41	43d	1	1.10mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	43d	1	1.11mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	14d	1	1.12mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	23d	1	1.16mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	23d	1	1.16mi
339 Railroad Ave North Augusta, SC	1.0–2.0	1.0–2.0	956	$1,459	$1.53	14d	27	1.21mi
1480 Wrightsboro Rd Augusta, GA	1.0	1.0	775	$1,628	$2.10	14d	1	1.22mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$1,350	$1.29	21d	13	1.22mi
505 13th St Augusta, GA	2.0	2.0	950	$1,122	$1.18	43d	3	1.23mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	23d	1	1.27mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$923	$1.19	43d	1	1.33mi
302 Crystal Lake Dr North Augusta, SC	1.0	1.0	540	$1,135	$2.10	14d	1	1.36mi
824 Ann St Augusta, GA	2.0	1.0	768	$1,795	$2.34	43d	1	1.41mi

Listing history 26 events

1. 2026-06-18
   days on market $49,400 Active 36 DOM
2. 2026-06-17
   days on market $49,400 Active 35 DOM
3. 2026-06-16
   days on market $49,400 Active 34 DOM
4. 2026-06-15
   price $49,400 Active 33 DOM
5. 2026-06-15
   days on market $49,900 Active 33 DOM
6. 2026-06-14
   days on market $49,900 Active 31 DOM
7. 2026-06-10
   days on market $49,900 Active 28 DOM
8. 2026-06-09
   days on market $49,900 Active 27 DOM
9. 2026-06-08
   days on market $49,900 Active 26 DOM
10. 2026-06-07
    days on market $49,900 Active 25 DOM
11. 2026-06-03
    days on market $49,900 Active 21 DOM
12. 2026-05-31
    days on market $49,900 Active 20 DOM
13. 2026-05-30
    days on market $49,900 Active 19 DOM
14. 2026-05-11
    historical
15. 2025-11-04
    listed $49,900 Active
16. 2025-11-04
    listed $49,900 Active 253-char remark
17. 2025-10-29
    historical
18. 2025-10-29
    historical
19. 2025-07-06
    listed $49,500
20. 2025-07-06
    listed $49,500
21. 2025-01-07
    historical
22. 2025-01-07
    historical
23. 2024-07-30
    listed $49,900
24. 2024-07-30
    listed $49,900
25. 2023-08-11
    soldstatus $4,166,000
26. 2016-01-15
    soldstatus $3,280,000

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $972 · $81/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 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $13,288
• − Mortgage interest: −$2,767
• − Property taxes: −$972
• − Insurance: −$247
• − Repairs & maintenance: −$1,063
• − Management: −$1,063
• − Depreciation: −$1,437
• Taxable income: $5,739
• Est. tax owed @ 24.0%: −$1,377
• After-tax cash flow: $4,793/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

-98.5% since first listed

16 events — show timeline

• 2026-06-15 Price Changed $49,400 Hive MLS
• 2026-06-02 Relisted — Hive MLS
• 2026-05-31 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2025-11-04 Listed $49,900 Hive MLS
• 2025-11-04 Listed $49,900 Hive MLS
• 2025-10-29 Listing Removed — Hive MLS
• 2025-10-29 Listing Removed — Hive MLS
• 2025-07-06 Listed $49,500 Hive MLS
• 2025-07-06 Listed $49,500 Hive MLS
• 2025-01-07 Listing Removed — Hive MLS
• 2025-01-07 Listing Removed — Hive MLS
• 2024-07-30 Listed $49,900 Hive MLS
• 2024-07-30 Listed $49,900 Hive MLS
• 2023-08-11 Sold (Public Records) $4,166,000 Public Records
• 2016-01-15 Sold (Public Records) $3,280,000 Public Records

Property tax history

+4.2%/yr

Latest (2025): $972 · +20.3% YoY. Source: county tax records.