2144 Central Ave · Augusta-Richmond County consolidated government (balance), GA 30904

$174,900

3 bd · 2.0 ba · 1,526 sqft · MultiFamily public records · 21 Days on market

Built 1921 7,405 sqft lot $115/sqft · 17% below area Est $211k · 17% 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
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

* * Property is back on market no fault of seller. * * Bring all offers. Discover a unique opportunity at 2144 Central Avenue, nestled in Augusta's vibrant Summerville neighborhood. This classic 1920s residence, unremodeled and brimming with original character, offers a canvas for your vision—whether you're looking to restore its historic charm or transform it into a modern duplex. Key Features: Original Architectural Details: Preserved hardwood floors, intricate moldings, and period-specific fixtures provide a glimpse into the home's storied past. Spacious Layout: Generous room sizes and high ceilings create an airy atmosphere, adaptable to various configurations. Duplex Poten

Key facts

• Intricate moldings
• Prime location
• Duplex potential

Tags

• ORIGINAL ARCHITECTURAL DETAILS
• PRESERVED HARDWOOD FLOORS
• INTRICATE MOLDINGS
• PERIOD SPECIFIC FIXTURES
• DUPLEX POTENTIAL
• PRIME LOCATION

Property features AI

Finance

• Other: Listing broker: Keller Williams Realty Augusta Partners; Listing agent: Billy Wilson
• Financial info: Annual tax amount listed (information available)

Exterior

• Parking: No front parking access; rear service-alley access
• Home design: Residential income property (duplex)
• Exterior features: Lot approximately 0.17 acres (about 7,405 sq. ft.); Rear access via service alley (from Meigs or Hickman); no front parking access; Located in the Summerville subdivision

Interior

• Bedrooms: One unit with 2 bedrooms; One unit with 1 bedroom
• Interior features: Total building size about 1,526; Two-unit layout (duplex)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $175k.

Deal economics

• At list price, monthly cash flow is $781 ($9k/yr) — positive. Per door: $390/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• 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 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.
• Market conditions: Rents rising fast (+4.3%/yr); 222 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $2,529/mo this rent would consume 65% of the median local household income ($47k/yr) (locally 1594% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $49k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($172k) 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.
• Current owner paid $39k; list at $175k implies a 347% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $172,276 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.45% ✓
• Cap rate: 11.65%
• Cash-on-cash: 19.14%
• DSCR: 1.85
• GRM: 5.8

CMA / ARV

• ARV (median comp): $211,296
• List price: $174,900
• Delta: -17.23%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.51×
• Total profit: $24,765
• Equity at exit: $26,078

10-year hold

• IRR: 22.4%
• Equity multiple: 3.04×
• Total profit: $99,792
• Equity at exit: $15,122

Cash invested: $48,972 (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: 222
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,529 high
• Mortgage (P&I): −$917
• Tax from tax record: −$227 /mo · $2,723/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $781

Break-even live

Break-even rent $1,540

Max offer price $174,900

Occupancy floor 64%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$2,530
Total (2 units)			$2,529

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1326 Wingfield St Augusta, GA	2.0	1.0	1507	$1,700	$1.13	14d	1	0.21mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,475	$0.92	23d	1	0.26mi
2139 Holt St Augusta, GA	3.0	2.0	1611	$1,550	$0.96	43d	1	0.26mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	43d	1	0.29mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	43d	1	0.35mi
2224 Queens Way Augusta, GA	2.0	1.0	1239	$995	$0.80	43d	1	0.39mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	43d	1	0.48mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	43d	1	0.48mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	43d	1	0.49mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	43d	1	0.52mi
1861 Central Ave Unit A Augusta, GA	2.0	2.5	1611	$1,750	$1.09	23d	1	0.52mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	14d	1	0.54mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	43d	1	0.60mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	23d	1	0.60mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	43d	1	0.60mi
1613 Pendleton Rd Augusta, GA	3.0	2.0	1418	$1,695	$1.20	14d	1	0.61mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	23d	1	0.65mi
2110 Gary St Augusta, GA	2.0	1.5	1173	$1,195	$1.02	43d	1	0.66mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	23d	1	0.67mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	23d	1	0.69mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	14d	1	0.73mi
1719 Kissingbower Rd Augusta, GA	2.0	1.0	1185	$1,195	$1.01	21d	1	0.75mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	23d	10	0.78mi
1549 Craig St Unit 00 1559 Augusta, GA	3.0	3.0	1359	$1,600	$1.18	43d	1	0.83mi
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	43d	1	0.89mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	43d	1	0.96mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	23d	1	1.03mi
2201 Walden Dr Augusta, GA	2.0	1.0	1063	$1,100	$1.03	43d	1	1.07mi
2201 Walden Dr Unit DRIVEB2 Augusta, GA	2.0	1.5	1063	$1,100	$1.03	43d	1	1.07mi
2201 Walden Dr Unit DRIVEA2 Augusta, GA	2.0	1.5	1063	$1,050	$0.99	43d	1	1.07mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	43d	1	1.07mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	23d	1	1.07mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	23d	1	1.07mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	43d	1	1.08mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	44d	1	1.08mi
2240 Walden Dr Augusta, GA	3.0	2.0	1107	$1,495	$1.35	23d	1	1.15mi
19 Trapp Ct Unit 19 Augusta, GA	2.0	1.5	1050	$995	$0.95	43d	1	1.18mi
1918 Ohio Ave Augusta, GA	2.0	1.0	1560	$1,250	$0.80	43d	1	1.23mi
1918 Ohio Ave Augusta, GA	2.0	1.0	1560	$1,200	$0.77	23d	1	1.23mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	21d	13	1.23mi

Listing history 7 events

1. 2026-06-01
   days on market $174,900 Active 21 DOM
2. 2026-05-31
   days on market $174,900 Active 20 DOM
3. 2026-05-30
   days on market $174,900 Active 19 DOM
4. 2025-09-22
   historical
5. 2025-05-14
   listed $174,900 Active
6. 2025-05-14
   listed $174,900 Active 1260-char remark
7. 1990-06-29
   soldstatus $39,100

ⓘ 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: $2,723 · $227/mo
• Projected year-2 tax: $2,723 · $227/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 6/10 Major FEMA zone X (unshaded) · 67% 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 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,348
• − Mortgage interest: −$9,797
• − Property taxes: −$2,723
• − Insurance: −$874
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − Depreciation: −$5,088
• Taxable income: $7,010
• Est. tax owed @ 24.0%: −$1,682
• After-tax cash flow: $7,689/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

+347.3% since first listed

5 events — show timeline

• 2025-09-22 Listing Removed — Hive MLS
• 2025-09-22 Listing Removed — Hive MLS
• 2025-05-14 Listed $174,900 Hive MLS
• 2025-05-14 Listed $174,900 Hive MLS
• 1990-06-29 Sold (Public Records) $39,100 Public Records

Property tax history

+4.8%/yr

Latest (2025): $2,723 · +33.0% YoY. Source: county tax records.