3505 Jack Kelly Rd · Augusta-Richmond County consolidated government (balance), GA 30906

$87,045

3 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 32 Days on market

Built 1962 0.40 ac lot

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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
• ARV discount +7.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Get ready to fall in love with 3505 Jack Kelly Rd! This charming home is just listed and boasts a host of updates that make it a must-see. Featuring a brand-new roof, updated appliances, and a tankless hot water heater, this home is designed for comfort and efficiency. The HVAC system has also been recently updated, ensuring year-round comfort. Inside, you'll find fresh paint and sleek laminate floors throughout, creating a modern and inviting atmosphere. The kitchen is fully equipped with a stove, fridge, microwave, and dishwasher, making meal prep and clean-up a breeze. Whether you're a first-time homebuyer or looking for your next investment, 3505 Jack Kelly Rd offers a blend of convenience and style that you won't want to miss. Stay tuned for more details and be the first to tour this lovely home!

Key facts

• 0.4 acre lot
• Garage
• Built 1962

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $87k.

Deal economics

• At list price, monthly cash flow is $676 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $87k).
• Recommended offer: $84k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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.
• Zoned schools: Gracewood Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 512 students, 98% FRL); Pine Hill Middle School (math 5% / reading 19%, grade F, #417 of 470 statewide, top 90%, 582 students, 98% FRL); Cross Creek High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 1,133 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; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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 44% of the median local income ($46k/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 $602 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 + 0.0% rent growth), your $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y ago; this cycle's ask is 149% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $84,433 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1962 — 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: 1.94% ✓
• Cap rate: 15.61%
• Cash-on-cash: 33.28%
• DSCR: 2.48
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 1.99×
• Total profit: $24,059
• Equity at exit: $12,979

10-year hold

• IRR: 30.7%
• Equity multiple: 3.36×
• Total profit: $57,500
• Equity at exit: $7,526

Cash invested: $24,373 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,690 high
• Mortgage (P&I): −$456
• Tax from tax record: −$166 /mo · $1,994/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $676

Break-even live

Break-even rent $834

Max offer price $87,045

Occupancy floor 55%

Sensitivity live

Price	-10% $725	-5% $701	+0% $676	+5% $651	+10% $627
Rent	-10% $543	-5% $609	+0% $676	+5% $743	+10% $809
Rate	-1.0pp $720	-0.5pp $698	base $676	+0.5pp $653	+1.0pp $631

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: $21,761
• Closing costs: $2,611
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3010 Miranda Rd Augusta, GA	3.0	2.0	1816	$1,590	$0.88	44d	1	0.85mi
3010 Miranda Rd Augusta, GA	3.0	2.0	1816	$1,590	$0.88	24d	1	0.85mi
3443 Linderwood Dr Augusta, GA	3.0	2.0	1428	$1,435	$1.00	44d	1	1.04mi
2115 Oak Leaf Way Augusta, GA	3.0	2.0	1535	$1,850	$1.21	44d	1	1.21mi
2115 Oak Leaf Way Augusta, GA	3.0	2.0	1535	$1,850	$1.21	24d	1	1.21mi
3420 Linderwood Dr Augusta, GA	4.0	2.0	1805	$2,035	$1.13	24d	1	1.25mi
1239 Longpoint Dr Augusta, GA	3.0	2.0	1288	$1,675	$1.30	44d	1	1.28mi
1239 Longpoint Dr Augusta, GA	3.0	2.0	1288	$1,600	$1.24	24d	1	1.28mi
1216 Longpoint Dr Augusta, GA	2.0	2.0	1100	$1,550	$1.41	44d	1	1.36mi
1216 Longpoint Dr Augusta, GA	2.0	2.0	1100	$1,500	$1.36	24d	1	1.36mi
1414 Kingsman Dr Augusta, GA	2.0–3.0	2.0	1178	$2,085	$1.77	15d	8	1.40mi
3325 Hamden St Augusta, GA	3.0	2.0	1554	$1,435	$0.92	24d	1	1.45mi

Listing history 16 events

1. 2026-02-20
   status Under Contract
2. 2026-02-20
   price $87,045
3. 2026-01-19
   listed $35,000 New
4. 2024-12-23
   soldstatus $169,900
5. 2024-12-17
   soldstatus $169,900 812-char remark

   Show marketing remark (812 chars)

   Get ready to fall in love with 3505 Jack Kelly Rd! This charming home is just listed and boasts a host of updates that make it a must-see. Featuring a brand-new roof, updated appliances, and a tankless hot water heater, this home is designed for comfort and efficiency. The HVAC system has also been recently updated, ensuring year-round comfort. Inside, you'll find fresh paint and sleek laminate floors throughout, creating a modern and inviting atmosphere. The kitchen is fully equipped with a stove, fridge, microwave, and dishwasher, making meal prep and clean-up a breeze. Whether you're a first-time homebuyer or looking for your next investment, 3505 Jack Kelly Rd offers a blend of convenience and style that you won't want to miss. Stay tuned for more details and be the first to tour this lovely home!

6. 2024-12-17
   soldstatus $169,900 Sold 812-char remark

   Show marketing remark (812 chars)

   Get ready to fall in love with 3505 Jack Kelly Rd! This charming home is just listed and boasts a host of updates that make it a must-see. Featuring a brand-new roof, updated appliances, and a tankless hot water heater, this home is designed for comfort and efficiency. The HVAC system has also been recently updated, ensuring year-round comfort. Inside, you'll find fresh paint and sleek laminate floors throughout, creating a modern and inviting atmosphere. The kitchen is fully equipped with a stove, fridge, microwave, and dishwasher, making meal prep and clean-up a breeze. Whether you're a first-time homebuyer or looking for your next investment, 3505 Jack Kelly Rd offers a blend of convenience and style that you won't want to miss. Stay tuned for more details and be the first to tour this lovely home!

7. 2024-12-17
   soldstatus $169,900

   Show marketing remark (812 chars)

   Get ready to fall in love with 3505 Jack Kelly Rd! This charming home is just listed and boasts a host of updates that make it a must-see. Featuring a brand-new roof, updated appliances, and a tankless hot water heater, this home is designed for comfort and efficiency. The HVAC system has also been recently updated, ensuring year-round comfort. Inside, you'll find fresh paint and sleek laminate floors throughout, creating a modern and inviting atmosphere. The kitchen is fully equipped with a stove, fridge, microwave, and dishwasher, making meal prep and clean-up a breeze. Whether you're a first-time homebuyer or looking for your next investment, 3505 Jack Kelly Rd offers a blend of convenience and style that you won't want to miss. Stay tuned for more details and be the first to tour this lovely home!

8. 2024-11-25
   status Under Contract 812-char remark

   Show marketing remark (812 chars)

   Get ready to fall in love with 3505 Jack Kelly Rd! This charming home is just listed and boasts a host of updates that make it a must-see. Featuring a brand-new roof, updated appliances, and a tankless hot water heater, this home is designed for comfort and efficiency. The HVAC system has also been recently updated, ensuring year-round comfort. Inside, you'll find fresh paint and sleek laminate floors throughout, creating a modern and inviting atmosphere. The kitchen is fully equipped with a stove, fridge, microwave, and dishwasher, making meal prep and clean-up a breeze. Whether you're a first-time homebuyer or looking for your next investment, 3505 Jack Kelly Rd offers a blend of convenience and style that you won't want to miss. Stay tuned for more details and be the first to tour this lovely home!

9. 2024-09-12
   listed $179,500 New 812-char remark

   Show marketing remark (812 chars)

   Get ready to fall in love with 3505 Jack Kelly Rd! This charming home is just listed and boasts a host of updates that make it a must-see. Featuring a brand-new roof, updated appliances, and a tankless hot water heater, this home is designed for comfort and efficiency. The HVAC system has also been recently updated, ensuring year-round comfort. Inside, you'll find fresh paint and sleek laminate floors throughout, creating a modern and inviting atmosphere. The kitchen is fully equipped with a stove, fridge, microwave, and dishwasher, making meal prep and clean-up a breeze. Whether you're a first-time homebuyer or looking for your next investment, 3505 Jack Kelly Rd offers a blend of convenience and style that you won't want to miss. Stay tuned for more details and be the first to tour this lovely home!

10. 2024-09-10
    listed $169,900 812-char remark

    Show marketing remark (812 chars)

    Get ready to fall in love with 3505 Jack Kelly Rd! This charming home is just listed and boasts a host of updates that make it a must-see. Featuring a brand-new roof, updated appliances, and a tankless hot water heater, this home is designed for comfort and efficiency. The HVAC system has also been recently updated, ensuring year-round comfort. Inside, you'll find fresh paint and sleek laminate floors throughout, creating a modern and inviting atmosphere. The kitchen is fully equipped with a stove, fridge, microwave, and dishwasher, making meal prep and clean-up a breeze. Whether you're a first-time homebuyer or looking for your next investment, 3505 Jack Kelly Rd offers a blend of convenience and style that you won't want to miss. Stay tuned for more details and be the first to tour this lovely home!

11. 2024-09-10
    listed $169,900

    Show marketing remark (812 chars)

    Get ready to fall in love with 3505 Jack Kelly Rd! This charming home is just listed and boasts a host of updates that make it a must-see. Featuring a brand-new roof, updated appliances, and a tankless hot water heater, this home is designed for comfort and efficiency. The HVAC system has also been recently updated, ensuring year-round comfort. Inside, you'll find fresh paint and sleek laminate floors throughout, creating a modern and inviting atmosphere. The kitchen is fully equipped with a stove, fridge, microwave, and dishwasher, making meal prep and clean-up a breeze. Whether you're a first-time homebuyer or looking for your next investment, 3505 Jack Kelly Rd offers a blend of convenience and style that you won't want to miss. Stay tuned for more details and be the first to tour this lovely home!

12. 2024-07-23
    soldstatus $86,000
13. 2005-09-08
    soldstatus $25,000
14. 2005-09-08
    soldstatus $25,000
15. 2005-06-29
    listed $30,000
16. 2005-06-29
    listed $30,000

ⓘ 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: $1,994 · $166/mo
• Projected year-2 tax: $1,994 · $166/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°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: $20,277
• − Mortgage interest: −$4,876
• − Property taxes: −$1,994
• − Insurance: −$435
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$2,532
• Taxable income: $7,195
• Est. tax owed @ 24.0%: −$1,727
• After-tax cash flow: $6,385/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

+190.2% since first listed

16 events — show timeline

• 2026-02-20 Pending — GAMLS
• 2026-02-20 Price Changed $87,045 GAMLS
• 2026-01-19 Listed $35,000 GAMLS
• 2024-12-23 Sold (Public Records) $169,900 Public Records
• 2024-12-17 Sold (MLS) $169,900 Hive MLS
• 2024-12-17 Sold (MLS) $169,900 GAMLS
• 2024-12-17 Sold (MLS) $169,900 Hive MLS
• 2024-11-25 Pending — GAMLS
• 2024-09-12 Listed $179,500 GAMLS
• 2024-09-10 Listed $169,900 Hive MLS
• 2024-09-10 Listed $169,900 Hive MLS
• 2024-07-23 Sold (Public Records) $86,000 Public Records
• 2005-09-08 Sold (MLS) $25,000 Hive MLS
• 2005-09-08 Sold (MLS) $25,000 Hive MLS
• 2005-06-29 Listed $30,000 Hive MLS
• 2005-06-29 Listed $30,000 Hive MLS

Property tax history

+8.0%/yr

Latest (2025): $1,994 · +235.3% YoY. Source: county tax records.