2806 Royal St · Augusta-Richmond County consolidated government (balance), GA 30909

$60,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 9 Days on market

Built 1947 7,405 sqft lot Est $115k · 48% under ↓ 49% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Great opportunity for an investor to earn immediate rental income. 2br/1ba Investment Property near Surrey Center and Walton Way. Has been occupied by the same tenant for 15 years. Good rental income. Tenant pays on time is content to stay put should buyer choose. Rent recently increased to $500/mo. With improvements could earn section 8 income of $595/mo. CASH Buyers only. AS-IS.

Key facts

• Updated electric
• Tub shower combo
• New windows

Tags

• NEW WINDOWS
• TUB SHOWER COMBO
• UPDATED ELECTRIC

Property features AI

Finance

• Other: Zoning: R3
• HOA & community: No association amenities

Exterior

• Parking: Other / see remarks regarding parking
• Utilities: Public water; Public sewer; Water and sewer connected
• Home design: Single family residence; One story (entry level 1); Has a view
• Construction: Wood siding construction; Crawl space / other / no basement
• Exterior features: Other exterior features; Front porch; Wire and chain-link fencing (partial; front and back yard); Composition roof

Interior

• Kitchen: Electric water heater
• Bedrooms: Total of 4 rooms
• Flooring: Other flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Has cooling (type: other)
• Interior features: Other interior features (see remarks); Unfurnished
• Laundry & utility: No appliances included

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$115,200) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $439 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Cap rate 15.1% 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: Lake Forest Hills Elementary School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 514 students, 98% FRL); 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; 303 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k 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 + 0.5% rent growth), your $17k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago 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.
• Current owner paid $31k; list at $60k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 6→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1947 — 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. 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: 1.86% ✓
• Cap rate: 15.07%
• Cash-on-cash: 31.36%
• DSCR: 2.40
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $115,200
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2723 Magnolia Ave	0.24mi	2/2.0	759 (-1%)	5mo	$116,500	$153	78
512 Downing St	0.24mi	2/1.0	840 (+9%)	16mo	$70,000	$83	60
2514 Porter St	0.74mi	2/1.0	875 (+14%)	17mo	$33,000	$38	28
504 2nd Ave	0.60mi	3/2.0 (+1)	864 (+12%)	24mo	$130,000	$150	22

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: 23.3%
• Equity multiple: 1.92×
• Total profit: $15,515
• Equity at exit: $8,946

10-year hold

• IRR: 29.5%
• Equity multiple: 3.31×
• Total profit: $38,891
• Equity at exit: $5,188

Cash invested: $16,800 (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: 303
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,115 high
• Mortgage (P&I): −$315
• Tax from tax record: −$102 /mo · $1,230/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $439

Break-even live

Break-even rent $560

Max offer price $60,000

Occupancy floor 56%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2846 Walton Way #11 Augusta, GA	2.0	2.0	1068	$1,200	$1.12	43d	1	0.38mi
2812 Joy Rd Augusta, GA	2.0	1.5	1010	$1,100	$1.09	43d	5	0.40mi
2476 McDowell St Augusta, GA	2.0	1.5	1000	$2,500	$2.50	14d	1	1.00mi
1529 Craig St Augusta, GA	1.0	1.0	800	$825	$1.03	23d	1	1.10mi
2419 Central Ave Augusta, GA	1.0	1.0	700	$800	$1.14	44d	1	1.12mi
1530 Whitney St Unit A Augusta, GA	2.0	1.0	960	$925	$0.96	43d	1	1.21mi
2407 Wrightsboro Rd Unit C Augusta, GA	1.0	1.0	650	$1,100	$1.69	21d	1	1.25mi
2222 Queens Way Augusta, GA	1.0	1.0	750	$725	$0.97	43d	1	1.30mi
2222 Queens Way Augusta, GA	1.0	1.0	750	$725	$0.97	23d	1	1.30mi
2905 Arrowhead Dr Augusta, GA	2.0	2.0	1051	$1,020	$0.97	23d	1	1.37mi
1510 Stovall St Augusta, GA	1.0	1.0	775	$1,450	$1.87	14d	1	1.44mi
1512 Stovall St Unit B Augusta, GA	1.0	1.0	700	$1,395	$1.99	23d	1	1.44mi
1526 Heath St Augusta, GA	2.0	1.0	900	$1,250	$1.39	43d	1	1.45mi
501 Milledge Rd Augusta, GA	2.0	1.0	1008	$1,098	$1.09	14d	2	1.49mi

Listing history 7 events

1. 2026-06-18
   days on market $60,000 Active 9 DOM
2. 2026-06-17
   days on market $60,000 Active 8 DOM
3. 2026-06-16
   days on market $60,000 Active 7 DOM
4. 2026-06-15
   days on market $60,000 Active 6 DOM
5. 2026-06-14
   days on market $60,000 Active 4 DOM
6. 2026-06-10
   remarks 699-char remark
7. 2026-06-10
   listed $60,000 Active 1 DOM

ⓘ 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: $1,230 · $102/mo
• Projected year-2 tax: $1,230 · $102/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 6 d/yr ≥106°F today · 15 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: $13,385
• − Mortgage interest: −$3,361
• − Property taxes: −$1,230
• − Insurance: −$300
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$1,745
• Taxable income: $4,607
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $4,163/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

-48.9% since first listed

6 events — show timeline

• 2026-06-09 Listed $60,000 Hive MLS
• 2020-07-31 Sold (MLS) $31,000 Hive MLS
• 2020-07-31 Sold (MLS) $31,000 Hive MLS
• 2020-07-14 Listed $35,000 Hive MLS
• 2020-07-14 Listed $35,000 Hive MLS
• 2020-02-13 Sold (Public Records) $117,500 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,230 · +19.2% YoY. Source: county tax records.