1115 8th Ave · Augusta-Richmond County consolidated government (balance), GA 30901

$155,000

4 bd · 2.0 ba · 1,732 sqft · SingleFamily public records · 21 Days on market

Built 1956 6,098 sqft lot $89/sqft · 140% above area

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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 +24.1/30.0
• Appreciation +9.1/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +5.4/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks

Step into this beautifully updated 4 bedroom, 2 bath brick home, where modern comfort meets timeless charm. This home is truly ready to shine and welcome its new owner. Featuring a new roof, LVP flooring throughout the dining room, kitchen, living room and tile in both bathrooms. The kitchen boasts stainless steel appliances and plenty of space for cooking and entertaining, seamlessly opening to a large living room. Perfect fot gathering and everyday living. The bathrooms are tastefully updated, offering both comfort and style. This home also offers a spacious laundry room, adding convenience and extra functionality to your daily routine and an attached carport. Step outside to the backyard

Key facts

• Attached carport
• Backyard
• Lvp flooring

Tags

• NEW ROOF
• LVP FLOORING
• STAINLESS STEEL APPLIANCES
• SPACIOUS LAUNDRY ROOM
• ATTACHED CARPORT
• BACKYARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $153k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 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 (-1.3%/yr); 129 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 57% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (8.2% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 0.0% rent growth), your $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 5 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.
• Current owner paid $61k; list at $155k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $152,675 (1.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 8.67%
• Cash-on-cash: 8.50%
• DSCR: 1.38
• GRM: 8.0

CMA / ARV

• ARV (median comp): $64,579
• List price: $155,000
• Delta: 140.02%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1021 7th Ave	0.19mi	4/1.5	1,697 (-2%)	4mo	$159,000	$94	82
1115 8th Ave	0.00mi	4/2.0	1,732 (0%)	22mo	$61,000	$35	82
1004 Kent St	0.29mi	4/2.5	1,640 (-5%)	2mo	$212,200	$129	74
1589 Holley St	0.52mi	4/2.0	1,592 (-8%)	1mo	$44,000	$28	62
1021 Turpin St	0.26mi	3/1.5 (-1)	1,574 (-9%)	9mo	$46,500	$30	58
2023 Martin Luther King Jr Blvd	0.10mi	3/1.0 (-1)	1,483 (-14%)	6mo	$60,000	$40	57
2018 Steiner Ave	0.24mi	3/2.0 (-1)	1,517 (-12%)	14mo	$140,000	$92	52
1341 Swanee Quintet Blvd	0.39mi	4/1.0	1,604 (-7%)	20mo	$30,000	$19	49
2027 Boykin Pl	0.48mi	3/2.0 (-1)	1,476 (-15%)	7mo	$103,000	$70	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

8.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.85×
• Total profit: $80,443
• Equity at exit: $119,664

10-year hold

• IRR: 22.2%
• Equity multiple: 5.84×
• Total profit: $210,155
• Equity at exit: $239,372

Cash invested: $43,400 (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 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 129
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,619 high
• Mortgage (P&I): −$813
• Tax from tax record: −$94 /mo · $1,133/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $307

Break-even live

Break-even rent $1,230

Max offer price $155,000

Occupancy floor 76%

Sensitivity live

Price	-10% $395	-5% $351	+0% $307	+5% $264	+10% $220
Rent	-10% $180	-5% $243	+0% $307	+5% $371	+10% $435
Rate	-1.0pp $386	-0.5pp $347	base $307	+0.5pp $267	+1.0pp $226

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	44d	1	0.25mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	24d	1	0.63mi
26 Sherman St Augusta, GA	3.0	2.0	1720	$1,900	$1.10	44d	1	0.86mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	22d	13	0.89mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	45d	1	1.14mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	44d	1	1.14mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	24d	1	1.18mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	44d	1	1.27mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	24d	1	1.27mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	44d	1	1.27mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	44d	1	1.28mi
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	24d	1	1.33mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	44d	1	1.39mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	24d	1	1.48mi

Listing history 27 events

1. 2026-06-01
   days on market $155,000 Active 21 DOM
2. 2026-05-31
   days on market $155,000 Active 20 DOM
3. 2026-05-30
   days on market $155,000 Active 19 DOM
4. 2026-05-11
   historical
5. 2026-03-26
   listed $155,000 Active
6. 2026-03-26
   listed $155,000 Active 744-char remark
7. 2026-02-20
   historical
8. 2026-01-17
   price $169,900
9. 2025-12-19
   price $199,000
10. 2025-11-26
    price $214,500
11. 2025-11-07
    listed $215,000 New
12. 2024-08-23
    soldstatus $61,000 Sold
13. 2024-08-07
    status Under Contract
14. 2024-07-29
    price $50,600
15. 2024-07-12
    price $55,800
16. 2024-06-26
    listed $57,200 New
17. 2024-06-04
    historical
18. 2024-05-28
    price $71,800
19. 2024-05-10
    price $72,200
20. 2024-04-24
    price $74,500
21. 2024-04-09
    price $79,700
22. 2024-03-22
    price $83,400
23. 2024-03-07
    price $89,000
24. 2024-02-21
    price $99,500
25. 2024-02-06
    price $109,500
26. 2024-01-22
    price $131,100
27. 2024-01-04
    listed $153,700 New

ⓘ 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: $1,133 · $94/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$293/yr (+$24/mo · 25.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $19,433
• − Mortgage interest: −$8,682
• − Property taxes: −$1,133
• − Insurance: −$775
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$4,509
• Taxable income: $1,224
• Est. tax owed @ 24.0%: −$294
• After-tax cash flow: $3,396/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): 16,484
• Household income: $25,163
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 2063.0

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: Predominantly Black (78%)
• Race & ethnicity: Black 78% White 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 8.18%
• Current HPI: 206.3145
• Rent YoY: ▼ -1.31%
• 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

+0.8% since first listed

24 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-26 Listed $155,000 Hive MLS
• 2026-03-26 Listed $155,000 Hive MLS
• 2026-02-20 Listing Removed — GAMLS
• 2026-01-17 Price Changed $169,900 GAMLS
• 2025-12-19 Price Changed $199,000 GAMLS
• 2025-11-26 Price Changed $214,500 GAMLS
• 2025-11-07 Listed $215,000 GAMLS
• 2024-08-23 Sold (MLS) $61,000 GAMLS
• 2024-08-07 Pending — GAMLS
• 2024-07-29 Price Changed $50,600 GAMLS
• 2024-07-12 Price Changed $55,800 GAMLS
• 2024-06-26 Listed $57,200 GAMLS
• 2024-06-04 Listing Removed — GAMLS
• 2024-05-28 Price Changed $71,800 GAMLS
• 2024-05-10 Price Changed $72,200 GAMLS
• 2024-04-24 Price Changed $74,500 GAMLS
• 2024-04-09 Price Changed $79,700 GAMLS
• 2024-03-22 Price Changed $83,400 GAMLS
• 2024-03-07 Price Changed $89,000 GAMLS
• 2024-02-21 Price Changed $99,500 GAMLS
• 2024-02-06 Price Changed $109,500 GAMLS
• 2024-01-22 Price Changed $131,100 GAMLS
• 2024-01-04 Listed $153,700 GAMLS

Property tax history

+10.9%/yr

Latest (2025): $1,133 · -7.2% YoY. Source: county tax records.