2805 Brickrun Way · Augusta-Richmond County consolidated government (balance), GA 30909

$210,000

3 bd · 3.5 ba · 1,942 sqft · Townhouse public records · 16 Days on market

Built 2005 $108/sqft · at area comps Est $210k · at est.

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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 +15.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.1/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3-STORY TOWNHOME W/ GARAGE & 4TH BEDROOM! KITCHEN HAS STAINLESS STEEL APPLIANCES. OWNER SUITE HAS TREY CEILING & GARDEN TUB. DECK ON BACK. GREAT RENTAL FOR MED STUDENTS!

Key facts

• 3 story townhome
• Brand new hvac
• New roof

Tags

• 3 STORY TOWNHOME
• SMALL FENCED BACKYARD
• MULTIPLE OUTDOOR SPACES
• NEW ROOF
• BRAND NEW HVAC
• ACCESS TO MEDICAL DISTRICT

Property features AI

Finance

• Other: Zoning: R; Lot details and frontage: See remarks; Subdivision: Alexander Commons

Exterior

• Parking: Attached garage; Concrete garage; 1 total parking space (1 garage space)
• Utilities: Public water; Public sewer; Sewer available; Water connected
• Home design: Townhouse (Residential); Three or more levels; Entry level: 1; 3 stories
• Construction: Vinyl siding; Frame construction; Composition roof; Foundation: See remarks; Built as townhouse
• Exterior features: Deck; Rear porch; Fenced; Private road frontage; Has a view

Interior

• Kitchen: Appliances: Other
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Has heating (type: Other); Has cooling (type: Other)
• Interior features: Entrance foyer; Eat-in kitchen; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $80 ($959/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (9.4% below list).
• Recommended offer: $190k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.3% in Augusta-Richmond County consolidated government (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Tutt Middle School (math 7% / reading 21%, grade F, #405 of 470 statewide, top 86%, 476 students, 98% FRL); Westside High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 999 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 flat; 306 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 16 days — a 2% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 18 sale attempts since 22y ago; this cycle's ask has dropped $25k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% 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 $190,226 (9.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.91% ✗
• Cap rate: 6.75%
• Cash-on-cash: 1.63%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (median comp): $210,220
• List price: $210,000
• Delta: 4.18%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2514 Commons Trc Trce	0.11mi	3/3.0	1,955 (+1%)	5mo	$237,000	$121	87
2807 Brickrun Way Way	0.00mi	4/2.5 (+1)	1,942 (0%)	10mo	$235,000	$121	83
2516 Commons Trce	0.12mi	3/3.0	1,909 (-2%)	11mo	$243,000	$127	80
2004 Destin Ln	0.23mi	4/3.0 (+1)	1,816 (-6%)	7mo	$237,000	$131	66
347 Alex Ln	0.24mi	3/3.0	1,800 (-7%)	12mo	$235,400	$131	65
2819 Springwood Dr	0.34mi	3/3.0	1,685 (-13%)	10mo	$160,000	$95	52
2044 Lillian Dr	0.25mi	3/2.0	1,752 (-10%)	21mo	$230,000	$131	49

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 · 0.48% rent growth · sell at horizon

5-year hold

• IRR: -16.5%
• Equity multiple: 0.43×
• Total profit: $-33,635
• Equity at exit: $31,312

10-year hold

• IRR: -13.5%
• Equity multiple: 0.30×
• Total profit: $-41,047
• Equity at exit: $18,157

Cash invested: $58,800 (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 30909

• Home prices YoY: -32.2%
• Rents YoY: 0.5%
• Active inventory: 306
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$234 /mo · $2,810/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $80

Break-even live

Break-even rent $1,801

Max offer price $210,000

Occupancy floor 91%

Sensitivity live

Price	-10% $199	-5% $139	+0% $80	+5% $20	+10% $-39
Rent	-10% $-70	-5% $5	+0% $80	+5% $155	+10% $230
Rate	-1.0pp $186	-0.5pp $133	base $80	+0.5pp $25	+1.0pp $-30

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2525 Commons Trce Augusta, GA	3.0	2.0	1400	$1,800	$1.29	15d	1	0.10mi
1035 Alexander Dr Augusta, GA	1.0–3.0	1.0–2.0	1113	$1,645	$1.48	15d	7	0.11mi
2044 Lillian Dr Unit 1 Augusta, GA	3.0	2.0	1750	$2,850	$1.63	45d	1	0.24mi
2003 Helmsdale Ln Augusta, GA	4.0	2.0	1650	$2,900	$1.76	45d	1	0.28mi
1011 River Ridge Dr Augusta, GA	1.0–3.0	1.0–2.0	1100	$1,600	$1.45	15d	27	0.29mi
2705 Bolling Rd Augusta, GA	4.0	2.0	2253	$2,200	$0.98	15d	1	0.43mi
2703 Northwood Ct Augusta, GA	4.0	3.0	2172	$1,795	$0.83	24d	1	0.46mi
1022 Oakdale Rd Unit 1 Augusta, GA	3.0	2.0	1269	$1,800	$1.42	24d	1	0.58mi
1022 Oakdale Rd Augusta, GA	3.0	2.0	1269	$1,695	$1.34	24d	1	0.58mi
1022 Oakdale Rd Augusta, GA	3.0	2.0	1269	$1,800	$1.42	45d	1	0.58mi
1224 Oakdale Rd Augusta, GA	3.0	1.5	1247	$1,650	$1.32	45d	1	0.70mi
1106 Azalea Dr Augusta, GA	3.0	2.0	1276	$2,200	$1.72	45d	1	0.72mi
1127 Magnolia Dr Augusta, GA	4.0	2.0	1425	$2,700	$1.89	45d	1	0.77mi
1117 Eisenhower Dr Augusta, GA	3.0	2.0	1534	$2,250	$1.47	45d	1	0.86mi
1117 Eisenhower Dr Augusta, GA	3.0	2.0	1534	$1,700	$1.11	24d	1	0.86mi
205 River Place Dr Augusta, GA	1.0–3.0	1.0–2.0	1057	$2,260	$2.14	15d	32	0.87mi
2055 Reserve Ln Augusta, GA	3.0	2.5	1762	$1,520	$0.86	45d	1	0.98mi
1017 Stevens Creek Rd Augusta, GA	2.0–3.0	1.5–2.0	1255	$1,300	$1.04	15d	2	1.09mi
2423 Brentwood Pl Augusta, GA	3.0	2.0	1600	$1,585	$0.99	45d	1	1.11mi
17 Macaulay Pl Augusta, GA	3.0	3.0	1623	$1,475	$0.91	24d	1	1.16mi
17 Macaulay Pl Augusta, GA	3.0	3.0	1623	$1,475	$0.91	45d	1	1.16mi
2448 Riverlook Dr Augusta, GA	2.0	1.5	1288	$1,350	$1.05	45d	1	1.22mi
2448 Riverlook Dr Augusta, GA	2.0	1.5	1288	$1,325	$1.03	24d	1	1.22mi
2403 Deodara Dr Augusta, GA	2.0	2.0	1445	$1,300	$0.90	24d	1	1.23mi
114 York Way Augusta, GA	2.0	2.0	1350	$1,500	$1.11	45d	1	1.33mi
301 York Ln Augusta, GA	2.0	2.0	1273	$1,575	$1.24	24d	1	1.40mi
504 York Loop Augusta, GA	3.0	3.0	1591	$1,550	$0.97	15d	1	1.40mi
217 E Vineland Rd Augusta, GA	3.0	2.0	1551	$1,550	$1.00	24d	1	1.44mi
3025 Silverwood Dr Augusta, GA	3.0	2.0	1755	$1,861	$1.06	45d	1	1.46mi

Listing history 50 events

1. 2026-06-21
   pricedays on market $210,000 Active 16 DOM
2. 2026-06-18
   days on market $219,000 Active 13 DOM
3. 2026-06-17
   days on market $219,000 Active 12 DOM
4. 2026-06-16
   days on market $219,000 Active 11 DOM
5. 2026-06-15
   days on market $219,000 Active 10 DOM
6. 2026-06-14
   days on market $219,000 Active 8 DOM
7. 2026-06-10
   days on market $219,000 Active 5 DOM
8. 2026-06-09
   days on market $219,000 Active 4 DOM
9. 2026-06-08
   days on market $219,000 Active 3 DOM
10. 2026-06-07
    days on market $219,000 Active 2 DOM
11. 2026-05-31
    remarks 699-char remark
12. 2026-05-31
    pricedays on market $219,000 Active 20 DOM
13. 2026-05-30
    days on market $225,000 Active 19 DOM
14. 2026-04-16
    price $225,000
15. 2026-04-07
    status Active
16. 2026-04-07
    price $229,000
17. 2026-03-24
    status Active
18. 2026-03-09
    status Active
19. 2026-03-01
    status Active
20. 2026-02-21
    status Active
21. 2026-02-20
    historical
22. 2026-02-13
    price $129,900 182-char remark

    Show marketing remark (182 chars)

    3-STORY TOWNHOME W/ GARAGE & 4TH BEDROOM! KITCHEN HAS STAINLESS STEEL APPLIANCES. OWNER SUITE HAS TREY CEILING & GARDEN TUB. DECK ON BACK. GREAT RENTAL FOR MED STUDENTS!

23. 2026-01-18
    status Active
24. 2026-01-12
    status Pending
25. 2026-01-12
    historical
26. 2026-01-12
    historical
27. 2026-01-12
    historical
28. 2026-01-12
    historical
29. 2026-01-12
    historical
30. 2026-01-06
    status Active
31. 2025-12-31
    historical
32. 2025-09-28
    listed $235,000 Active
33. 2025-09-28
    listed $225,000 Active
34. 2025-07-17
    historical 182-char remark

    Show marketing remark (182 chars)

    3-STORY TOWNHOME W/ GARAGE & 4TH BEDROOM! KITCHEN HAS STAINLESS STEEL APPLIANCES. OWNER SUITE HAS TREY CEILING & GARDEN TUB. DECK ON BACK. GREAT RENTAL FOR MED STUDENTS!

35. 2025-03-25
    listed $549,000 182-char remark

    Show marketing remark (182 chars)

    3-STORY TOWNHOME W/ GARAGE & 4TH BEDROOM! KITCHEN HAS STAINLESS STEEL APPLIANCES. OWNER SUITE HAS TREY CEILING & GARDEN TUB. DECK ON BACK. GREAT RENTAL FOR MED STUDENTS!

36. 2020-08-19
    soldstatus $145,000
37. 2020-08-11
    soldstatus $145,000
38. 2020-08-11
    soldstatus $145,000
39. 2020-05-18
    listed $154,900
40. 2020-05-18
    listed $154,900
41. 2015-07-13
    soldstatus $120,500
42. 2015-06-12
    soldstatus $120,500
43. 2015-06-12
    soldstatus $120,500
44. 2013-03-27
    listed $118,000
45. 2013-03-27
    listed $118,000
46. 2010-10-08
    soldstatus $129,900 Closed 182-char remark

    Show marketing remark (182 chars)

    3-STORY TOWNHOME W/ GARAGE & 4TH BEDROOM! KITCHEN HAS STAINLESS STEEL APPLIANCES. OWNER SUITE HAS TREY CEILING & GARDEN TUB. DECK ON BACK. GREAT RENTAL FOR MED STUDENTS!

47. 2010-10-08
    soldstatus $129,900

    Show marketing remark (182 chars)

    3-STORY TOWNHOME W/ GARAGE & 4TH BEDROOM! KITCHEN HAS STAINLESS STEEL APPLIANCES. OWNER SUITE HAS TREY CEILING & GARDEN TUB. DECK ON BACK. GREAT RENTAL FOR MED STUDENTS!

48. 2010-10-07
    soldstatus $129,900
49. 2010-07-08
    listed $129,900
50. 2005-06-02
    soldstatus $139,900

ⓘ 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: $2,810 · $234/mo
• Projected year-2 tax: $2,810 · $234/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 ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $22,827
• − Mortgage interest: −$11,763
• − Property taxes: −$2,810
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − Depreciation: −$6,109
• Taxable loss: −$2,557
• Est. tax savings @ 24.0%: +$614
• After-tax cash flow: $1,572/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): 46,501
• Household income: $71,364
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2113.0

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 0.65)
• Race & ethnicity: Black 44% White 39% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -133.14%
• Current HPI: 280.4587
• Rent YoY: ▲ 0.48%
• 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

+56.5% since first listed

43 events — show timeline

• 2026-06-05 Relisted — Hive MLS
• 2026-05-31 Price Changed $219,000 Hive MLS
• 2026-04-16 Price Changed $225,000 Hive MLS
• 2026-04-07 Relisted — Hive MLS
• 2026-04-07 Price Changed $229,000 Hive MLS
• 2026-03-24 Relisted — Hive MLS
• 2026-03-09 Relisted — Hive MLS
• 2026-03-01 Relisted — Hive MLS
• 2026-02-21 Relisted — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2026-02-13 Price Changed $129,900 Hive MLS
• 2026-01-18 Relisted — Hive MLS
• 2026-01-12 Pending — Hive MLS
• 2026-01-12 Listing Removed — Hive MLS
• 2026-01-12 Listing Removed — Hive MLS
• 2026-01-12 Listing Removed — Hive MLS
• 2026-01-12 Listing Removed — Hive MLS
• 2026-01-12 Listing Removed — Hive MLS
• 2026-01-12 Listing Removed — Hive MLS
• 2026-01-06 Relisted — Hive MLS
• 2025-12-31 Listing Removed — Hive MLS
• 2025-09-28 Listed $235,000 Hive MLS
• 2025-09-28 Listed $225,000 Hive MLS
• 2025-07-17 Listing Removed — Hive MLS
• 2025-03-25 Listed $549,000 Hive MLS
• 2020-08-19 Sold (Public Records) $145,000 Public Records
• 2020-08-11 Sold (MLS) $145,000 Hive MLS
• 2020-08-11 Sold (MLS) $145,000 Hive MLS
• 2020-05-18 Listed $154,900 Hive MLS
• 2020-05-18 Listed $154,900 Hive MLS
• 2015-07-13 Sold (Public Records) $120,500 Public Records
• 2015-06-12 Sold (MLS) $120,500 Hive MLS
• 2015-06-12 Sold (MLS) $120,500 Hive MLS
• 2013-03-27 Listed $118,000 Hive MLS
• 2013-03-27 Listed $118,000 Hive MLS
• 2010-10-08 Sold (MLS) $129,900 Hive MLS
• 2010-10-08 Sold (MLS) $129,900 Hive MLS
• 2010-10-07 Sold (Public Records) $129,900 Public Records
• 2010-07-08 Listed $129,900 Hive MLS
• 2005-06-02 Sold (MLS) $139,900 Hive MLS
• 2005-06-02 Sold (MLS) $139,900 Hive MLS
• 2004-08-10 Listed $139,900 Hive MLS
• 2004-08-10 Listed $139,900 Hive MLS

Property tax history

+1.6%/yr

Latest (2025): $2,810 · -0.8% YoY. Source: county tax records.