2617 Blueberry Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$124,900

3 bd · 1.5 ba · 1,284 sqft · SingleFamily public records · 48 Days on market

Built 1961 10,454 sqft lot $97/sqft · 11% below area Est $140k · 11% under

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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 +24.6/30.0
• ARV discount +12.5/15.0
• DSCR +7.9/10.0
• 1% rule +6.1/10.0
• 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

Solid Brick home on a nice flat fenced lot with lots of privacy. This home has a nice size Great Room as well as a nice Formal Living Room. Bedrooms are great in size with a full bathroom that has been Handicap Modified Wonderful cabinetry in this Updated eat in Kitchen a great place to have a throw down some good cooking. Updated windows and newer Carpet and for the hardwood lover you will find Hardwoods tucked away under the carpet that you can refinish. Like to entertain sun room is large on the back porch complete with a patio outside for grilling and a hot tub There is a large storage building will remain with the home. . Great location close to the library, elementary and high schools. Bobby Jones is 2 minutes away and there is plenty of shopping, dining and a gym on Peach Orchard Rd. About 15 minutes to Ft. Gordon and great location for Plant Vogtle

Key facts

• Large sunroom
• Updated brick ranch
• Spacious corner lot

Tags

• UPDATED BRICK RANCH
• SPACIOUS CORNER LOT
• MODERN COOK-FRIENDLY KITCHEN
• LARGE SUNROOM
• LUXURY VINYL PLANK FLOORING

Property features AI

Finance

• Other: Listing accepts Cash, Conventional, FHA, and VA financing
• HOA & community: No association

Exterior

• Parking: Open parking; Parking pad
• Utilities: Public water; Public sewer; Electricity available; Sewer connected
• Home design: Single-family residence (house); Resale property; Built in 1961
• Construction: Brick construction; Composition roof; Built in 1961
• Exterior features: Level city lot; Lot approximately 0.24 acre

Interior

• Kitchen: Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom and one half bathroom (1.5 total); Main level bathroom present
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level living; Public-record living area of 1,284 (above grade); Laundry closet
• Laundry & utility: Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: Dorothy Hains Elementary School (math 2% / reading 17%, grade F, #1,092 of 1,228 statewide, top 91%, 445 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; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 36% 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 $864 of loan paydown is wiped out by about $4k 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 48 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $125k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 69% 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 $121,153 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1961 — 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: 8.77%
• Cash-on-cash: 8.84%
• DSCR: 1.39
• GRM: 7.5

CMA / ARV

• ARV (median comp): $140,494
• List price: $124,900
• Delta: -11.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2019 Dunham Ct	0.18mi	3/1.0	1,200 (-6%)	1mo	$104,900	$87	78
2524 Elderberry Dr	0.11mi	3/1.0	1,200 (-6%)	9mo	$129,900	$108	74
3209 E Gerald Dr	0.30mi	3/2.0	1,221 (-5%)	4mo	$138,700	$114	73
3224 Kevin Dr	0.46mi	3/1.5	1,301 (+1%)	9mo	$140,000	$108	69
3231 Kevin Dr	0.48mi	3/2.0	1,300 (+1%)	5mo	$165,000	$127	69
2126 Harding Rd	0.52mi	3/2.0	1,260 (-2%)	3mo	$155,000	$123	68
3207 E Gerald Dr	0.29mi	3/2.0	1,152 (-10%)	3mo	$179,000	$155	65
3219 Young Forest Dr	0.48mi	3/2.0	1,340 (+4%)	5mo	$105,000	$78	64
2021 Virginia Ave	0.72mi	3/1.5	1,296 (+1%)	3mo	$78,000	$60	62
2140 Richards Rd	0.71mi	3/2.0	1,260 (-2%)	6mo	$158,000	$125	56
2030 Virginia Ave	0.70mi	3/2.0	1,189 (-7%)	5mo	$159,900	$134	48
1804 Castleton Ct	0.53mi	4/1.5 (+1)	1,471 (+15%)	8mo	$177,000	$120	40

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-7,887
• Equity at exit: $18,623

10-year hold

• IRR: -0.7%
• Equity multiple: 0.96×
• Total profit: $-1,412
• Equity at exit: $10,799

Cash invested: $34,972 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,385 high
• Mortgage (P&I): −$655
• Tax from tax record: −$130 /mo · $1,558/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $258

Break-even live

Break-even rent $1,059

Max offer price $124,900

Occupancy floor 76%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2021 Fernwood Cir Augusta, GA	4.0	2.0	1593	$1,525	$0.96	44d	1	0.04mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	23d	1	0.34mi
1822 Catalina Dr Augusta, GA	3.0	1.0	888	$1,350	$1.52	44d	1	0.34mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	44d	1	0.37mi
3211 Kevin Dr Augusta, GA	3.0	1.5	1005	$1,275	$1.27	23d	1	0.37mi
2932 Abelia Dr Augusta, GA	3.0	1.0	888	$1,100	$1.24	44d	1	0.49mi
2119 Lumpkin Rd Augusta, GA	2.0	1.0–1.5	974	$912	$0.94	21d	6	0.53mi
2910 Richmond Hill Rd Augusta, GA	2.0	1.0	1000	$900	$0.90	44d	3	0.84mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	0.84mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	0.84mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	0.91mi
1915 Dianne Dr Augusta, GA	3.0	1.0	1196	$1,236	$1.03	44d	1	0.94mi
2484 Coleman Ave Augusta, GA	4.0	1.0	1662	$1,000	$0.60	44d	1	1.03mi
1916 Preston Dr Augusta, GA	3.0	1.5	1134	$1,055	$0.93	44d	1	1.04mi
2204 Sandra Ct Augusta, GA	4.0	2.0	1325	$1,585	$1.20	23d	1	1.08mi
2401 Norfolk St Augusta, GA	2.0	1.0	991	$949	$0.96	44d	1	1.27mi
2605 Shalimar Dr Augusta, GA	4.0	2.0	1444	$1,500	$1.04	21d	1	1.32mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	14d	7	1.49mi

Listing history 20 events

1. 2026-06-18
   days on market $124,900 Active 48 DOM
2. 2026-06-17
   days on market $124,900 Active 47 DOM
3. 2026-06-16
   days on market $124,900 Active 46 DOM
4. 2026-06-15
   days on market $124,900 Active 45 DOM
5. 2026-06-14
   days on market $124,900 Active 43 DOM
6. 2026-06-10
   days on market $124,900 Active 40 DOM
7. 2026-06-09
   statusdays on market $124,900 Active 39 DOM
8. 2026-06-08
   days on market $124,900 Price Change 38 DOM
9. 2026-06-07
   pricestatusdays on market $124,900 Price Change 37 DOM
10. 2026-06-03
    days on market $134,900 Active 33 DOM
11. 2026-06-02
    days on market $134,900 Active 32 DOM
12. 2026-06-01
    days on market $134,900 Active 31 DOM
13. 2026-05-31
    days on market $134,900 Active 30 DOM
14. 2026-05-30
    days on market $134,900 Active 29 DOM
15. 2026-05-01
    listed $134,900 New 499-char remark
16. 2016-06-08
    soldstatus $50,000
17. 2016-05-31
    soldstatus $50,000 868-char remark

    Show marketing remark (868 chars)

    Solid Brick home on a nice flat fenced lot with lots of privacy. This home has a nice size Great Room as well as a nice Formal Living Room. Bedrooms are great in size with a full bathroom that has been Handicap Modified Wonderful cabinetry in this Updated eat in Kitchen a great place to have a throw down some good cooking. Updated windows and newer Carpet and for the hardwood lover you will find Hardwoods tucked away under the carpet that you can refinish. Like to entertain sun room is large on the back porch complete with a patio outside for grilling and a hot tub There is a large storage building will remain with the home. . Great location close to the library, elementary and high schools. Bobby Jones is 2 minutes away and there is plenty of shopping, dining and a gym on Peach Orchard Rd. About 15 minutes to Ft. Gordon and great location for Plant Vogtle

18. 2016-05-31
    soldstatus $50,000

    Show marketing remark (868 chars)

    Solid Brick home on a nice flat fenced lot with lots of privacy. This home has a nice size Great Room as well as a nice Formal Living Room. Bedrooms are great in size with a full bathroom that has been Handicap Modified Wonderful cabinetry in this Updated eat in Kitchen a great place to have a throw down some good cooking. Updated windows and newer Carpet and for the hardwood lover you will find Hardwoods tucked away under the carpet that you can refinish. Like to entertain sun room is large on the back porch complete with a patio outside for grilling and a hot tub There is a large storage building will remain with the home. . Great location close to the library, elementary and high schools. Bobby Jones is 2 minutes away and there is plenty of shopping, dining and a gym on Peach Orchard Rd. About 15 minutes to Ft. Gordon and great location for Plant Vogtle

19. 2016-02-29
    listed $58,900 868-char remark

    Show marketing remark (868 chars)

    Solid Brick home on a nice flat fenced lot with lots of privacy. This home has a nice size Great Room as well as a nice Formal Living Room. Bedrooms are great in size with a full bathroom that has been Handicap Modified Wonderful cabinetry in this Updated eat in Kitchen a great place to have a throw down some good cooking. Updated windows and newer Carpet and for the hardwood lover you will find Hardwoods tucked away under the carpet that you can refinish. Like to entertain sun room is large on the back porch complete with a patio outside for grilling and a hot tub There is a large storage building will remain with the home. . Great location close to the library, elementary and high schools. Bobby Jones is 2 minutes away and there is plenty of shopping, dining and a gym on Peach Orchard Rd. About 15 minutes to Ft. Gordon and great location for Plant Vogtle

20. 2016-02-29
    listed $58,900

    Show marketing remark (868 chars)

    Solid Brick home on a nice flat fenced lot with lots of privacy. This home has a nice size Great Room as well as a nice Formal Living Room. Bedrooms are great in size with a full bathroom that has been Handicap Modified Wonderful cabinetry in this Updated eat in Kitchen a great place to have a throw down some good cooking. Updated windows and newer Carpet and for the hardwood lover you will find Hardwoods tucked away under the carpet that you can refinish. Like to entertain sun room is large on the back porch complete with a patio outside for grilling and a hot tub There is a large storage building will remain with the home. . Great location close to the library, elementary and high schools. Bobby Jones is 2 minutes away and there is plenty of shopping, dining and a gym on Peach Orchard Rd. About 15 minutes to Ft. Gordon and great location for Plant Vogtle

ⓘ 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: $1,558 · $130/mo
• Projected year-2 tax: $1,558 · $130/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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $16,625
• − Mortgage interest: −$6,996
• − Property taxes: −$1,558
• − Insurance: −$624
• − Repairs & maintenance: −$1,330
• − Management: −$1,330
• − Depreciation: −$3,633
• Taxable income: $1,153
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $2,815/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

+112.1% since first listed

7 events — show timeline

• 2026-06-07 Price Changed $124,900 GAMLS
• 2026-05-01 Listed $134,900 GAMLS
• 2016-06-08 Sold (Public Records) $50,000 Public Records
• 2016-05-31 Sold (MLS) $50,000 Hive MLS
• 2016-05-31 Sold (MLS) $50,000 Hive MLS
• 2016-02-29 Listed $58,900 Hive MLS
• 2016-02-29 Listed $58,900 Hive MLS

Property tax history

+1.8%/yr

Latest (2025): $1,558 · -13.8% YoY. Source: county tax records.