114 Calvary Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$110,000

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 38 Days on market

Built 1950 6,970 sqft lot $112/sqft · 41% above area Est $78k · 41% over

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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 +23.1/30.0
• DSCR +7.4/10.0
• 1% rule +5.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

SOLD AS IS - ALL AGENT @ 836-5015 FOR MORE DETAILS.

Key facts

• Modern updates
• Updated home
• Functional layout

Tags

• UPDATED HOME
• MODERN UPDATES
• FRESH FINISHES
• FUNCTIONAL LAYOUT
• NEAR ELEMENTARY SCHOOL
• EASY ACCESS TO SHOPPING

Property features AI

Exterior

• Parking: Unpaved parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer
• Home design: Single family residence; One level
• Construction: Asbestos construction material
• Exterior features: Screened patio/porch; Fenced yard; Composition roof

Interior

• Kitchen: Refrigerator, Range, Dishwasher
• Bedrooms: Total of 4 rooms
• Flooring: Wood; Ceramic tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric heating
• Interior features: Refrigerator, Range, Dishwasher; Screened patio/porch; Smoke detector(s)
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $197 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% 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 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: Wilkinson Gardens Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 466 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; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $761 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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 24y 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.
• Current owner paid $45k; list at $110k implies a 144% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1950 — 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: 1.04% ✓
• Cap rate: 8.44%
• Cash-on-cash: 7.67%
• DSCR: 1.34
• GRM: 8.0

CMA / ARV

• ARV (median comp): $78,039
• List price: $110,000
• Delta: 40.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1915 Olive Rd	0.12mi	2/1.0	1,099 (+12%)	5mo	$42,500	$39	70
2004 Roosevelt Dr	0.45mi	3/1.0 (+1)	984 (+0%)	6mo	$51,000	$52	68
2409 Cunningham Dr	0.26mi	3/1.0 (+1)	961 (-2%)	14mo	$58,000	$60	67
1926 Kratha Drive Dr	0.05mi	3/1.0 (+1)	1,050 (+7%)	16mo	$120,000	$114	67
2104 Roosevelt Dr	0.57mi	2/1.0	983 (+0%)	11mo	$28,400	$29	64
302 Calvary Dr	0.23mi	2/1.0	1,116 (+14%)	14mo	$124,900	$112	54
2008 Tubman Home Rd	0.29mi	3/1.0 (+1)	1,092 (+11%)	11mo	$76,000	$70	54
2113 Dyer St	0.60mi	3/1.0 (+1)	1,040 (+6%)	8mo	$125,000	$120	50
2002 Shirley Ave	0.53mi	3/1.0 (+1)	1,032 (+5%)	17mo	$85,000	$82	47
2013 Chavous Rd	0.41mi	2/2.0	1,120 (+14%)	16mo	$22,500	$20	40
2021 Shirley Ave	0.60mi	2/1.0	872 (-11%)	18mo	$60,000	$69	39
1105 11th Ave	0.73mi	3/1.0 (+1)	1,050 (+7%)	18mo	$115,000	$110	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -7.9%
• Equity multiple: 0.72×
• Total profit: $-8,668
• Equity at exit: $16,401

10-year hold

• IRR: -2.5%
• Equity multiple: 0.86×
• Total profit: $-4,464
• Equity at exit: $9,511

Cash invested: $30,800 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,148 high
• Mortgage (P&I): −$577
• Tax from tax record: −$87 /mo · $1,049/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $197

Break-even live

Break-even rent $899

Max offer price $110,000

Occupancy floor 78%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2230 Hollis Rd Augusta, GA	2.0	1.0	1000	$975	$0.97	43d	1	0.24mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	13d	1	0.64mi
2125 Kennedy Dr Augusta, GA	2.0	1.0	750	$795	$1.06	13d	1	0.67mi
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	23d	1	0.72mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	23d	1	0.92mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	43d	1	0.92mi
1750 Essie McIntyre Blvd Augusta, GA	2.0	1.0	720	$950	$1.32	43d	1	0.96mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	13d	7	0.96mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	23d	1	0.96mi
1940 Haynie Dr Unit 2 Augusta, GA	1.0	1.0	840	$850	$1.01	23d	1	0.96mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	43d	1	0.96mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	43d	1	0.98mi
2726 Landing Loop Dr Augusta, GA	3.0	2.0	1008	$1,025	$1.02	44d	1	1.01mi
2201 Walden Dr Unit DRIVEB2 Augusta, GA	2.0	1.5	1063	$1,100	$1.03	43d	1	1.21mi
2201 Walden Dr Augusta, GA	2.0	1.0	1063	$1,100	$1.03	43d	1	1.21mi
2201 Walden Dr Unit DRIVEA2 Augusta, GA	2.0	1.5	1063	$1,050	$0.99	43d	1	1.21mi
2235 Woodward Ave Augusta, GA	2.0	1.0	773	$895	$1.16	44d	1	1.23mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	13d	1	1.25mi
2219 Walden Dr Unit C4 Augusta, GA	1.0	1.0	600	$750	$1.25	23d	1	1.35mi
2219 Walden Dr Unit A6 Augusta, GA	2.0	1.0	800	$850	$1.06	23d	1	1.35mi
1840 Killingsworth Rd Augusta, GA	1.0	1.0	567	$699	$1.23	43d	1	1.35mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	43d	1	1.46mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	23d	1	1.46mi
2240 Walden Dr Augusta, GA	3.0	2.0	1107	$1,495	$1.35	23d	1	1.48mi

Listing history 48 events

1. 2026-06-18
   days on market $110,000 Active 38 DOM
2. 2026-06-17
   days on market $110,000 Active 37 DOM
3. 2026-06-16
   days on market $110,000 Active 36 DOM
4. 2026-06-15
   days on market $110,000 Active 35 DOM
5. 2026-06-14
   days on market $110,000 Active 33 DOM
6. 2026-06-10
   days on market $110,000 Active 30 DOM
7. 2026-06-09
   days on market $110,000 Active 29 DOM
8. 2026-06-08
   days on market $110,000 Active 28 DOM
9. 2026-06-07
   days on market $110,000 Active 27 DOM
10. 2026-06-03
    days on market $110,000 Active 23 DOM
11. 2026-06-02
    days on market $110,000 Active 22 DOM
12. 2026-06-01
    days on market $110,000 Active 21 DOM
13. 2026-05-31
    days on market $110,000 Active 20 DOM
14. 2026-05-30
    days on market $110,000 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-02-13
    price $23,500 51-char remark

    Show marketing remark (51 chars)

    SOLD AS IS - ALL AGENT @ 836-5015 FOR MORE DETAILS.

17. 2026-01-21
    listed $110,000 Active
18. 2026-01-21
    listed $110,000 Active
19. 2025-12-13
    historical
20. 2025-12-13
    historical
21. 2025-10-15
    historical $1,200
22. 2025-08-15
    listed $1,200
23. 2025-08-13
    listed $112,500 Active
24. 2025-08-13
    listed $112,500
25. 2025-06-26
    soldstatus $45,000
26. 2025-06-18
    soldstatus $45,000 Sold
27. 2025-05-30
    status Under Contract
28. 2025-05-22
    status Price Change
29. 2025-05-22
    price $68,000
30. 2025-04-25
    status Under Contract
31. 2025-04-04
    price $88,000
32. 2025-01-29
    listed $107,210 New
33. 2021-11-16
    soldstatus $55,000
34. 2021-11-12
    soldstatus $55,000
35. 2021-11-12
    soldstatus $55,000
36. 2021-09-30
    listed $55,000
37. 2021-09-30
    listed $55,000
38. 2020-08-10
    soldstatus $23,500 51-char remark

    Show marketing remark (51 chars)

    SOLD AS IS - ALL AGENT @ 836-5015 FOR MORE DETAILS.

39. 2020-06-12
    listed $114,900 51-char remark

    Show marketing remark (51 chars)

    SOLD AS IS - ALL AGENT @ 836-5015 FOR MORE DETAILS.

40. 2018-12-20
    soldstatus $300,000
41. 2015-05-20
    soldstatus $175,000
42. 2011-07-20
    soldstatus $27,500
43. 2011-07-20
    soldstatus $27,500
44. 2011-03-10
    listed $18,900
45. 2011-03-10
    listed $18,900
46. 2002-06-04
    soldstatus $23,500 Closed 51-char remark

    Show marketing remark (51 chars)

    SOLD AS IS - ALL AGENT @ 836-5015 FOR MORE DETAILS.

47. 2002-06-04
    soldstatus $23,500

    Show marketing remark (51 chars)

    SOLD AS IS - ALL AGENT @ 836-5015 FOR MORE DETAILS.

48. 2002-04-22
    listed $23,500

ⓘ 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: $1,049 · $87/mo
• Projected year-2 tax: $1,049 · $87/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 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $13,776
• − Mortgage interest: −$6,162
• − Property taxes: −$1,049
• − Insurance: −$550
• − Repairs & maintenance: −$1,102
• − Management: −$1,102
• − Depreciation: −$3,200
• Taxable income: $611
• Est. tax owed @ 24.0%: −$147
• After-tax cash flow: $2,215/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

34 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-02-13 Price Changed $23,500 Hive MLS
• 2026-01-21 Listed $110,000 Hive MLS
• 2026-01-21 Listed $110,000 Hive MLS
• 2025-12-13 Listing Removed — Hive MLS
• 2025-12-13 Listing Removed — Hive MLS
• 2025-10-15 Rental Removed $1,200 Avail
• 2025-08-15 Listed for Rent $1,200 Avail
• 2025-08-13 Listed $112,500 Hive MLS
• 2025-08-13 Listed $112,500 Hive MLS
• 2025-06-26 Sold (Public Records) $45,000 Public Records
• 2025-06-18 Sold (MLS) $45,000 GAMLS
• 2025-05-30 Pending — GAMLS
• 2025-05-22 Relisted — GAMLS
• 2025-05-22 Price Changed $68,000 GAMLS
• 2025-04-25 Pending — GAMLS
• 2025-04-04 Price Changed $88,000 GAMLS
• 2025-01-29 Listed $107,210 GAMLS
• 2021-11-16 Sold (Public Records) $55,000 Public Records
• 2021-11-12 Sold (MLS) $55,000 Hive MLS
• 2021-11-12 Sold (MLS) $55,000 Hive MLS
• 2021-09-30 Listed $55,000 Hive MLS
• 2021-09-30 Listed $55,000 Hive MLS
• 2020-08-10 Sold (MLS) $23,500 Hive MLS
• 2020-06-12 Listed $114,900 Hive MLS
• 2018-12-20 Sold (Public Records) $300,000 Public Records
• 2015-05-20 Sold (Public Records) $175,000 Public Records
• 2011-07-20 Sold (MLS) $27,500 Hive MLS
• 2011-07-20 Sold (MLS) $27,500 Hive MLS
• 2011-03-10 Listed $18,900 Hive MLS
• 2011-03-10 Listed $18,900 Hive MLS
• 2002-06-04 Sold (MLS) $23,500 Hive MLS
• 2002-06-04 Sold (MLS) $23,500 Hive MLS
• 2002-04-22 Listed $23,500 Hive MLS

Property tax history

+5.7%/yr

Latest (2025): $1,049 · +1.4% YoY. Source: county tax records.