1621 12th St · Augusta-Richmond County consolidated government (balance), GA 30901

$105,000

3 bd · 1.0 ba · 1,300 sqft · MultiFamily · 38 Days on market

Built 1906 Average condition 7,405 sqft lot $81/sqft · 62% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Condition / age +2.8/5.0
• Livability +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

This charming home offers a comfortable layout with bright natural light and functional living spaces. Conveniently located near downtown Augusta, medical district, shopping, dining, and major roadways, this property is ideal for homeowners and investors alike. Enjoy a spacious yard, classic character, and the ease of being close to everything Augusta has to offer.

Key facts

• Spacious yard
• Near dining
• Near shopping

Tags

• SPACIOUS YARD
• CONVENIENTLY LOCATED
• CLOSE TO DOWNTOWN
• NEAR MEDICAL DISTRICT
• NEAR SHOPPING
• NEAR DINING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath multifamily listed at $105k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $549 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $102k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.6% 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 soft (-1.3%/yr); 129 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).
• At $1,613/mo this rent would consume 77% of the median local household income ($25k/yr) (locally 2063% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($726 loan paydown + $9k 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 $29k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($102k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask is 8300% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $101,850 (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 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 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: 1.54% ✓
• Cap rate: 12.57%
• Cash-on-cash: 22.40%
• DSCR: 2.00
• GRM: 5.4

CMA / ARV

• ARV (median comp): $64,873
• List price: $105,000
• Delta: 61.85%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 36.3%
• Equity multiple: 3.54×
• Total profit: $74,724
• Equity at exit: $81,062

10-year hold

• IRR: 31.0%
• Equity multiple: 7.20×
• Total profit: $182,266
• Equity at exit: $162,155

Cash invested: $29,400 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,613 high
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $549

Break-even live

Break-even rent $919

Max offer price $105,000

Occupancy floor 61%

Sensitivity live

Price	-10% $621	-5% $585	+0% $549	+5% $513	+10% $476
Rent	-10% $421	-5% $485	+0% $549	+5% $613	+10% $676
Rate	-1.0pp $602	-0.5pp $576	base $549	+0.5pp $522	+1.0pp $494

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Sherman St Augusta, GA	3.0	2.0	1720	$1,900	$1.10	44d	1	0.18mi
1016 Laney Walker Blvd Augusta, GA	2.0	1.0	885	$935	$1.06	44d	5	0.57mi
1016 Laney Walker Blvd Augusta, GA	1.0–2.0	1.0	794	$995	$1.25	24d	4	0.57mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	44d	1	0.69mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	21d	13	0.82mi
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	44d	1	0.94mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	24d	1	1.11mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	24d	1	1.15mi
1812 Slaton St Augusta, GA	2.0	2.0	1615	$1,665	$1.03	24d	10	1.24mi
913 Walker St Augusta, GA	2.0	2.0	1000	$1,200	$1.20	14d	1	1.25mi
505 13th St Augusta, GA	2.0	2.0	950	$1,122	$1.18	44d	3	1.28mi
1315 Merry St Augusta, GA	3.0	2.0	1610	$1,450	$0.90	24d	1	1.35mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	24d	1	1.39mi
1812 Central Ave Unit 1 Augusta, GA	3.0	1.5	1528	$2,600	$1.70	44d	1	1.44mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	44d	1	1.44mi
1812 Central Ave Augusta, GA	3.0	1.5	1568	$2,200	$1.40	24d	1	1.44mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	44d	1	1.45mi
2230 Hollis Rd Augusta, GA	2.0	1.0	1000	$975	$0.97	44d	1	1.46mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	24d	1	1.49mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	44d	1	1.49mi

Listing history 25 events

1. 2026-06-18
   days on market $105,000 Active 38 DOM
2. 2026-06-17
   days on market $105,000 Active 37 DOM
3. 2026-06-16
   days on market $105,000 Active 36 DOM
4. 2026-06-15
   days on market $105,000 Active 35 DOM
5. 2026-06-14
   days on market $105,000 Active 33 DOM
6. 2026-06-10
   days on market $105,000 Active 30 DOM
7. 2026-06-09
   days on market $105,000 Active 29 DOM
8. 2026-06-08
   days on market $105,000 Active 28 DOM
9. 2026-06-07
   days on market $105,000 Active 27 DOM
10. 2026-06-03
    days on market $105,000 Active 23 DOM
11. 2026-06-02
    days on market $105,000 Active 22 DOM
12. 2026-06-01
    days on market $105,000 Active 21 DOM
13. 2026-05-31
    days on market $105,000 Active 20 DOM
14. 2026-05-30
    days on market $105,000 Active 19 DOM
15. 2026-05-11
    listed $1,250
16. 2026-05-11
    historical $1,250
17. 2026-05-11
    historical
18. 2026-03-09
    price $105,000
19. 2026-02-02
    listed $1,250
20. 2026-01-13
    listed $120,000 Active

    Show marketing remark (367 chars)

    This charming home offers a comfortable layout with bright natural light and functional living spaces. Conveniently located near downtown Augusta, medical district, shopping, dining, and major roadways, this property is ideal for homeowners and investors alike. Enjoy a spacious yard, classic character, and the ease of being close to everything Augusta has to offer.

21. 2026-01-13
    listed $105,000 Active 367-char remark

    Show marketing remark (367 chars)

    This charming home offers a comfortable layout with bright natural light and functional living spaces. Conveniently located near downtown Augusta, medical district, shopping, dining, and major roadways, this property is ideal for homeowners and investors alike. Enjoy a spacious yard, classic character, and the ease of being close to everything Augusta has to offer.

22. 2021-08-27
    historical
23. 2021-08-27
    historical
24. 2021-04-26
    listed $60,000
25. 2021-04-26
    listed $60,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $19,360
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$3,055
• Taxable income: $5,226
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $5,333/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab

This home offers a good layout with potential for moderate renovations to enhance its curb appeal and value.

Repairs flagged

• Moderate exterior siding — Signs of wear and discoloration
• Minor interior paint — Some wear visible

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value
• Both Paint interior walls — Improves appearance and value
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Signs of wear and discoloration	Moderate	$3,000–15,000
interior paint · Some wear visible	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value ↑
• Both Paint interior walls — Improves appearance and value ↑
• Both Replace ceiling fans with energy-efficient models — Saves on energy costs and enhances comfort ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-97.9% since first listed

11 events — show timeline

• 2026-05-11 Listed for Rent $1,250 NCRMLS
• 2026-05-11 Rental Removed $1,250 NCRMLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-09 Price Changed $105,000 Hive MLS
• 2026-02-02 Listed for Rent $1,250 NCRMLS
• 2026-01-13 Listed $105,000 Hive MLS
• 2026-01-13 Listed $120,000 Hive MLS
• 2021-08-27 Listing Removed — Hive MLS
• 2021-08-27 Listing Removed — Hive MLS
• 2021-04-26 Listed $60,000 Hive MLS
• 2021-04-26 Listed $60,000 Hive MLS