1906 Jenkins St · Augusta-Richmond County consolidated government (balance), GA 30904

$100,000

1 bd · 1.0 ba · 827 sqft · SingleFamily public records · 38 Days on market

Built 1911 6,970 sqft lot $121/sqft · 57% 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 +24.3/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• 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 1911 Renovation in the Heart of Augusta - Fully Updated & Move-In Ready! HOME QUALIFIES FOR 100% FINANCING11 Step into timeless character with modern convenience in this beautifully remodeled 2-bedroom, 1-bathroom home offering 827 square feet of thoughtfully designed living space. Built in 1911 and fully updated, this home features an inviting open layout that blends the living area and eat-in kitchen—perfect for both relaxing and entertaining. Enjoy peace of mind with a long list of brand-new upgrades, including a new roof, new HVAC system, new hot water heater, and new energy-efficient windows. The kitchen boasts new cabinetry, contemporary fixtures, and finish

Key facts

• Fully updated
• New hot water heater
• New cabinetry

Tags

• FULLY UPDATED
• NEW ROOF
• NEW HVAC SYSTEM
• NEW HOT WATER HEATER
• NEW ENERGY EFFICIENT WINDOWS
• NEW CABINETRY

Property features AI

Finance

• Other: Located in the Harrisburg subdivision
• Financial info: No financial details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Unpaved parking
• Security: No security features provided
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Wood siding exterior; Composition roof; Built with crawl space foundation
• Exterior features: Front porch; Fenced yard; Landscaped lot (0.16 acres)

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: No flooring information provided
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating; Central air; Ceiling fans
• Interior features: Electric water heater; Crawl space basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $202 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% 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.
• Zoned schools: Monte Sano Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 410 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 23d 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 $691 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $28k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($97k) 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.

Risks & watch-outs

• Watch-outs: built in 1911 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $97,000 (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 1911 — 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: 1.11% ✓
• Cap rate: 8.71%
• Cash-on-cash: 8.64%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $63,877
• List price: $100,000
• Delta: 56.55%
• 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
1918 Walker St	0.39mi	1/1.0	780 (-6%)	3mo	$69,198	$89	70
1817 Ellis St	0.60mi	2/1.0 (+1)	832 (+1%)	3mo	$20,000	$24	64
1818 Mcdowell St	0.51mi	2/1.0 (+1)	882 (+7%)	5mo	$155,000	$176	56
1961 Battle Row	0.39mi	2/1.0 (+1)	892 (+8%)	14mo	$64,375	$72	52
729 Heard Ave	0.33mi	2/1.0 (+1)	943 (+14%)	5mo	$167,500	$178	52
2151 Ellis St	0.73mi	2/1.0 (+1)	825 (-0%)	18mo	$110,000	$133	45
1720 Verdery St	0.71mi	2/1.0 (+1)	892 (+8%)	7mo	$112,000	$126	43
1926 Telfair St	0.42mi	2/2.0 (+1)	902 (+9%)	20mo	$129,000	$143	40
1008 Hogan St	0.52mi	1/1.0	716 (-13%)	19mo	$110,000	$154	37
1844 Hicks St	0.46mi	2/1.0 (+1)	729 (-12%)	22mo	$58,000	$80	36
1914 Ellis St	0.56mi	2/1.0 (+1)	910 (+10%)	22mo	$80,000	$88	34
2050 Telfair St	0.51mi	2/1.0 (+1)	940 (+14%)	22mo	$100,000	$106	30

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-1,896
• Equity at exit: $14,910

10-year hold

• IRR: 9.3%
• Equity multiple: 1.75×
• Total profit: $21,078
• Equity at exit: $8,646

Cash invested: $28,000 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,113 high
• Mortgage (P&I): −$524
• Tax from tax record: −$112 /mo · $1,341/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $202

Break-even live

Break-even rent $858

Max offer price $100,000

Occupancy floor 77%

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1838 Watkins St Augusta, GA	2.0	1.0	672	$1,050	$1.56	23d	1	0.28mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	43d	1	0.35mi
1202 Holden Dr Augusta, GA	2.0	1.0	675	$1,150	$1.70	43d	1	0.35mi
2097 Heckle St Unit B Augusta, GA	1.0	1.0	700	$1,095	$1.56	13d	1	0.38mi
1220 Holden Dr Augusta, GA	2.0	1.0	675	$1,095	$1.62	43d	1	0.40mi
1240 Holden Dr Augusta, GA	2.0	1.0	675	$1,095	$1.62	43d	1	0.48mi
531 Tubman St Augusta, GA	2.0	1.0	864	$1,250	$1.45	43d	1	0.49mi
1836 Greene St Augusta, GA	1.0	1.0	620	$950	$1.53	23d	1	0.49mi
930 Hickman Rd Unit C Augusta, GA	1.0	1.0	600	$950	$1.58	13d	1	0.51mi
930 Hickman Rd Unit F Augusta, GA	1.0	1.0	600	$995	$1.66	43d	1	0.51mi
936 Hickman Rd Unit 7 Augusta, GA	1.0	1.0	600	$995	$1.66	43d	1	0.52mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	13d	1	0.52mi
1730 Hicks St Apt A Augusta, GA	2.0	1.0	750	$750	$1.00	13d	1	0.52mi
938 Hickman Rd Unit 8 Augusta, GA	1.0	1.0	600	$995	$1.66	13d	1	0.53mi
938 Hickman Rd Unit 6 Augusta, GA	1.0	1.0	550	$875	$1.59	43d	1	0.53mi
2165 Telfair St Unit B Augusta, GA	2.0	1.0	825	$800	$0.97	13d	1	0.66mi
2165 Telfair St Unit A Augusta, GA	2.0	1.0	825	$850	$1.03	43d	1	0.66mi
2165 1/2 Telfair St Augusta, GA	2.0	1.0	825	$800	$0.97	13d	1	0.67mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	43d	1	0.68mi
2016 Central Ave Unit A Augusta, GA	1.0	1.0	900	$1,000	$1.11	23d	1	0.71mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	43d	1	0.73mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	13d	1	0.73mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	13d	1	0.74mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	23d	1	0.74mi
501 Milledge Rd Augusta, GA	2.0	1.0	1008	$1,098	$1.09	13d	2	0.77mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$1,631	$1.54	13d	11	0.78mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	23d	1	0.83mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	23d	1	0.83mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	23d	1	0.87mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	23d	1	0.93mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$1,350	$1.29	21d	13	0.97mi
1480 Wrightsboro Rd Augusta, GA	1.0	1.0	775	$1,628	$2.10	13d	1	0.97mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$923	$1.19	43d	1	1.09mi
1450 Greene St Augusta, GA	1.0	1.0	720	$1,480	$2.06	43d	1	1.10mi
1399 Walton Way Augusta, GA	1.0	1.0	582	$1,401	$2.41	43d	1	1.13mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	23d	1	1.13mi
2222 Queens Way Augusta, GA	1.0	1.0	750	$725	$0.97	23d	1	1.14mi
2222 Queens Way Augusta, GA	1.0	1.0	750	$725	$0.97	43d	1	1.14mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	23d	1	1.26mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	43d	1	1.26mi

Listing history 21 events

1. 2026-06-18
   days on market $100,000 Active 38 DOM
2. 2026-06-17
   days on market $100,000 Active 37 DOM
3. 2026-06-16
   days on market $100,000 Active 36 DOM
4. 2026-06-15
   days on market $100,000 Active 35 DOM
5. 2026-06-14
   days on market $100,000 Active 33 DOM
6. 2026-06-10
   days on market $100,000 Active 30 DOM
7. 2026-06-09
   days on market $100,000 Active 29 DOM
8. 2026-06-08
   days on market $100,000 Active 28 DOM
9. 2026-06-07
   days on market $100,000 Active 27 DOM
10. 2026-06-03
    days on market $100,000 Active 23 DOM
11. 2026-06-02
    days on market $100,000 Active 22 DOM
12. 2026-06-01
    days on market $100,000 Active 21 DOM
13. 2026-05-31
    days on market $100,000 Active 20 DOM
14. 2026-05-30
    days on market $100,000 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-05-08
    price $100,000
17. 2026-03-30
    price $105,000
18. 2025-12-15
    price $115,000
19. 2025-09-11
    listed $117,500 Active
20. 2025-09-11
    listed $100,000 Active 1336-char remark
21. 2021-02-03
    soldstatus $300,000

ⓘ 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: $1,341 · $112/mo
• Projected year-2 tax: $1,341 · $112/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 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: $13,358
• − Mortgage interest: −$5,602
• − Property taxes: −$1,341
• − Insurance: −$500
• − Repairs & maintenance: −$1,069
• − Management: −$1,069
• − Depreciation: −$2,909
• Taxable income: $869
• Est. tax owed @ 24.0%: −$208
• After-tax cash flow: $2,210/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

-66.7% since first listed

7 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-08 Price Changed $100,000 Hive MLS
• 2026-03-30 Price Changed $105,000 Hive MLS
• 2025-12-15 Price Changed $115,000 Hive MLS
• 2025-09-11 Listed $100,000 Hive MLS
• 2025-09-11 Listed $117,500 Hive MLS
• 2021-02-03 Sold (Public Records) $300,000 Public Records

Property tax history

+13.7%/yr

Latest (2025): $1,341 · +4.4% YoY. Source: county tax records.