1915 Watkins St · Augusta-Richmond County consolidated government (balance), GA 30904

$28,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records

Built 1950 7,841 sqft lot ↓ 3% since listing

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Rehab Opportunity in Hot Augusta! Don't miss this one-of-a-kind 2 bedroom, 1 bath, 832 SF fixer-upper ready for a transformation. With plenty of recent comparable sales in the area, this property offers strong equity potential and great resale value once renovated. Bring your handyman skills! Act quickly—properties like this don't last long! Information deemed reliable but not guaranteed. Buyer to verify all information.

Key facts

• 7,841 sq ft lot
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Cap rate 38.6% 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 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: Lamar - Milledge Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 301 students, 98% FRL); Josey High School (math 2% / reading 5%, grade F, #413 of 424 statewide, top 99%, 779 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); 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($47k/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 $194 of loan paydown is wiped out by about $840 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 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 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $28,000

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 4.29% ✓
• Cap rate: 38.65%
• Cash-on-cash: 115.56%
• DSCR: 6.14
• GRM: 1.9

CMA / ARV

• ARV (on-the-fly): $139,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1817 Ellis St	0.35mi	2/1.0	832 (0%)	3mo	$20,000	$24	81
1918 Walker St	0.11mi	1/1.0 (-1)	780 (-6%)	3mo	$69,198	$89	77
1961 Battle Row	0.11mi	2/1.0	892 (+7%)	14mo	$64,375	$72	72
2056 Telfair St	0.30mi	3/1.0 (+1)	892 (+7%)	7mo	$123,000	$138	63
2151 Ellis St	0.50mi	2/1.0	825 (-1%)	18mo	$110,000	$133	60
2052 Clark St	0.49mi	3/2.0 (+1)	880 (+6%)	3mo	$149,000	$169	56
729 Heard Ave	0.41mi	2/1.0	943 (+13%)	5mo	$167,500	$178	55
2100 Lake Ave	0.68mi	2/1.5	888 (+7%)	6mo	$149,000	$168	50
2100 Lake Ave	0.68mi	2/1.5	888 (+7%)	6mo	$149,000	$168	50
324 Milledge Rd	0.59mi	2/1.0	709 (-15%)	15mo	$145,500	$205	36
322 Milledge Rd	0.59mi	1/1.0 (-1)	729 (-12%)	15mo	$125,500	$172	35
1664 Brinson Street St	0.61mi	1/1.0 (-1)	718 (-14%)	14mo	$60,000	$84	32

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: —
• Equity multiple: 6.76×
• Total profit: $45,144
• Equity at exit: $4,175

10-year hold

• IRR: —
• Equity multiple: 14.77×
• Total profit: $107,950
• Equity at exit: $2,421

Cash invested: $7,840 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,201 high
• Mortgage (P&I): −$147
• Tax est. 1.5%: −$35 /mo · $420/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $755

Break-even live

Break-even rent $245

Max offer price $28,000

Occupancy floor 32%

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: $7,000
• Closing costs: $840
• 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	0.16mi
1946 Greene St Augusta, GA	3.0	1.0	952	$1,350	$1.42	13d	1	0.21mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	43d	1	0.21mi
1836 Greene St Augusta, GA	1.0	1.0	620	$950	$1.53	23d	1	0.26mi
531 Tubman St Augusta, GA	2.0	1.0	864	$1,250	$1.45	43d	1	0.33mi
1730 Hicks St Apt A Augusta, GA	2.0	1.0	750	$750	$1.00	13d	1	0.37mi
2097 Heckle St Unit B Augusta, GA	1.0	1.0	700	$1,095	$1.56	13d	1	0.45mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	13d	1	0.46mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	23d	1	0.46mi
2165 Telfair St Unit B Augusta, GA	2.0	1.0	825	$800	$0.97	13d	1	0.47mi
2165 Telfair St Unit A Augusta, GA	2.0	1.0	825	$850	$1.03	43d	1	0.48mi
2165 1/2 Telfair St Augusta, GA	2.0	1.0	825	$800	$0.97	13d	1	0.48mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,194	$2.08	13d	11	0.60mi
1202 Holden Dr Augusta, GA	2.0	1.0	675	$1,150	$1.70	43d	1	0.63mi
501 Milledge Rd Augusta, GA	2.0	1.0	1008	$1,098	$1.09	13d	2	0.65mi
1220 Holden Dr Augusta, GA	2.0	1.0	675	$1,095	$1.62	43d	1	0.66mi
930 Hickman Rd Unit C Augusta, GA	1.0	1.0	600	$950	$1.58	13d	1	0.70mi
930 Hickman Rd Unit F Augusta, GA	1.0	1.0	600	$995	$1.66	43d	1	0.70mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	13d	1	0.70mi
936 Hickman Rd Unit 7 Augusta, GA	1.0	1.0	600	$995	$1.66	43d	1	0.70mi
938 Hickman Rd Unit 6 Augusta, GA	1.0	1.0	550	$875	$1.59	43d	1	0.72mi
938 Hickman Rd Unit 8 Augusta, GA	1.0	1.0	600	$995	$1.66	13d	1	0.72mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	23d	1	0.74mi
1240 Holden Dr Augusta, GA	2.0	1.0	675	$1,095	$1.62	43d	1	0.75mi
1244 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	13d	1	0.77mi
1246 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	13d	1	0.78mi
1239 Holden Dr Augusta, GA	3.0	1.0	816	$1,095	$1.34	13d	1	0.79mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	43d	1	0.96mi
2016 Central Ave Unit A Augusta, GA	1.0	1.0	900	$1,000	$1.11	23d	1	0.97mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	13d	1	1.01mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	43d	1	1.01mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	23d	1	1.03mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	23d	1	1.03mi
1450 Greene St Augusta, GA	1.0	1.0	720	$1,480	$2.06	43d	1	1.07mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	23d	1	1.14mi
1399 Walton Way Augusta, GA	1.0	1.0	582	$1,401	$2.41	43d	1	1.16mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	23d	1	1.16mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$1,862	$1.78	21d	13	1.19mi
1480 Wrightsboro Rd Augusta, GA	1.0	1.0	775	$1,628	$2.10	13d	1	1.19mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	43d	1	1.31mi

Listing history 12 events

1. 2026-03-26
   status Pending
2. 2026-03-26
   historical
3. 2026-02-21
   status Pending
4. 2026-02-20
   historical
5. 2026-01-27
   status Pending
6. 2026-01-27
   historical
7. 2026-01-27
   historical
8. 2026-01-26
   status Active
9. 2026-01-09
   status Pending
10. 2026-01-05
    price $28,000
11. 2025-10-03
    listed $29,000 Active
12. 2025-10-03
    listed $28,000

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°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: $14,407
• − Mortgage interest: −$1,568
• − Property taxes: −$420
• − Insurance: −$140
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$815
• Taxable income: $9,159
• Est. tax owed @ 24.0%: −$2,198
• After-tax cash flow: $6,861/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

-3.4% since first listed

12 events — show timeline

• 2026-03-26 Pending — Hive MLS
• 2026-03-26 Listing Removed — Hive MLS
• 2026-02-21 Pending — Hive MLS
• 2026-02-20 Listing Removed — Hive MLS
• 2026-01-27 Pending — Hive MLS
• 2026-01-27 Listing Removed — Hive MLS
• 2026-01-27 Listing Removed — Hive MLS
• 2026-01-26 Relisted — Hive MLS
• 2026-01-09 Pending — Hive MLS
• 2026-01-05 Price Changed $28,000 Hive MLS
• 2025-10-03 Listed $28,000 Hive MLS
• 2025-10-03 Listed $29,000 Hive MLS

Property tax history

+9.8%/yr

Latest (2025): $2,060 · +60.2% YoY. Source: county tax records.