2020 Shirley Ave · Augusta-Richmond County consolidated government (balance), GA 30904

$155,000

2 bd · 1.0 ba · 1,144 sqft · SingleFamily public records · 23 Days on market

Built 1941 0.34 ac lot Est $156k · 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 +14.5/30.0
• ARV discount +7.7/15.0
• DSCR +4.4/10.0
• Rent growth +3.6/5.0
• 1% rule +3.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the heart of Augusta, 2020 Shirley Ave offers incredible potential for those with a vision. This home needs a little TLC but provides a solid foundation to create something special. Enjoy prime proximity to Augusta's Medical District, Downtown Augusta, and local universities. This property is being sold AS IS.

Key facts

• Remodeled
• Updated finishes
• Renovated bathrooms

Tags

• REMODELED
• UPDATED FINISHES
• USABLE OUTDOOR SPACE
• RENOVATED BATHROOMS
• FULLY REFRESHED KITCHEN
• NEW COUNTERTOPS

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer; Sewer and water connected
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Vinyl siding; Composition roof; See remarks for additional construction details
• Exterior features: Front porch; Rectangular lot; Has a view

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: Total of 5 rooms (includes bedrooms and living spaces)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Electric forced-air heating
• Interior features: Eat-in kitchen; Crawl space basement (no finished basement)
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $34 ($409/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 $126k (18.5% below list).
• Recommended offer: $126k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Wilkinson Gardens Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 466 students, 98% FRL); Murphey Middle School (math 0% / reading 6%, grade F, #469 of 470 statewide, top 100%, 635 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.
• Zoned-school proficiency averages 4% at this address vs 16% district-wide (-12 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.3%/yr); 228 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $1k of loan paydown is wiped out by about $5k 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 23 days — a 2% lower offer ($153k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $63k; list at $155k implies a 146% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 66% 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 $126,277 (18.5% below list)

Questions for the listing agent

1. Built in 1941 — 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: 0.81% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.94%
• DSCR: 1.04
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $155,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2020 Shirley Ave	0.00mi	3/2.0 (+1)	1,144 (0%)	7mo	$63,000	$55	85
1765 Kissingbower Rd	0.64mi	2/1.0	1,140 (-0%)	4mo	$155,000	$136	66
1915 Olive Rd	0.50mi	2/1.0	1,099 (-4%)	5mo	$42,500	$39	66
2048 Wharton Dr	0.26mi	3/1.0 (+1)	1,050 (-8%)	5mo	$124,500	$119	65
1752 Pine Tree Rd	0.44mi	2/1.5	1,218 (+6%)	2mo	$213,000	$175	65
1738 Kissingbower Rd	0.61mi	2/2.0	1,149 (+0%)	7mo	$205,000	$178	61
2004 Roosevelt Dr	0.15mi	3/1.0 (+1)	984 (-14%)	6mo	$51,000	$52	59
2031 Wharton Dr	0.22mi	3/2.0 (+1)	1,313 (+15%)	4mo	$85,000	$65	53
1703 Holly Hill Rd	0.66mi	3/1.0 (+1)	1,228 (+7%)	3mo	$203,900	$166	50
2608 Polo Ct	0.70mi	3/2.0 (+1)	1,221 (+7%)	8mo	$215,000	$176	41
1736 Kissingbower Rd	0.62mi	2/2.0	992 (-13%)	6mo	$212,000	$214	40
1723 Douglas St	0.71mi	3/1.0 (+1)	1,000 (-13%)	4mo	$100,000	$100	37

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-21,332
• Equity at exit: $23,111

10-year hold

• IRR: -2.9%
• Equity multiple: 0.79×
• Total profit: $-8,978
• Equity at exit: $13,402

Cash invested: $43,400 (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: 228
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,263 high
• Mortgage (P&I): −$813
• Tax from tax record: −$86 /mo · $1,033/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$265
• Net cashflow: $34

Break-even live

Break-even rent $1,220

Max offer price $155,000

Occupancy floor 92%

Sensitivity live

Price	-10% $122	-5% $78	+0% $34	+5% $-10	+10% $-54
Rent	-10% $-66	-5% $-16	+0% $34	+5% $84	+10% $134
Rate	-1.0pp $112	-0.5pp $74	base $34	+0.5pp $-6	+1.0pp $-47

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2125 Kennedy Dr Augusta, GA	2.0	1.0	750	$795	$1.06	15d	1	0.29mi
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	25d	1	0.29mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	45d	1	0.35mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	25d	1	0.35mi
1914 1/2 Kratha Dr Augusta, GA	2.0	1.0	1400	$995	$0.71	15d	1	0.46mi
1750 Essie McIntyre Blvd Augusta, GA	2.0	1.0	720	$950	$1.32	45d	1	0.53mi
2726 Landing Loop Dr Augusta, GA	3.0	2.0	1008	$1,025	$1.02	46d	1	0.55mi
2230 Hollis Rd Augusta, GA	2.0	1.0	1000	$975	$0.97	45d	1	0.60mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	15d	1	0.66mi
1719 Kissingbower Rd Augusta, GA	2.0	1.0	1185	$1,195	$1.01	23d	1	0.69mi
2201 Walden Dr Unit DRIVEA2 Augusta, GA	2.0	1.5	1063	$1,050	$0.99	45d	1	0.69mi
2201 Walden Dr Unit DRIVEB2 Augusta, GA	2.0	1.5	1063	$1,100	$1.03	45d	1	0.69mi
2201 Walden Dr Augusta, GA	2.0	1.0	1063	$1,100	$1.03	45d	1	0.69mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	25d	1	0.70mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	45d	1	0.77mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	15d	1	0.77mi
1613 Pendleton Rd Augusta, GA	3.0	2.0	1418	$1,695	$1.20	15d	1	0.81mi
2219 Walden Dr Unit A6 Augusta, GA	2.0	1.0	800	$850	$1.06	25d	1	0.83mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	45d	1	0.86mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	25d	1	0.86mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	45d	1	0.91mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	45d	1	0.93mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	45d	1	0.94mi
2128 Grand Blvd Augusta, GA	3.0	1.0	1150	$1,150	$1.00	45d	1	0.95mi
2240 Walden Dr Augusta, GA	3.0	2.0	1107	$1,495	$1.35	25d	1	0.98mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	25d	1	0.99mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	45d	1	0.99mi
1940 Haynie Dr Unit 2 Augusta, GA	1.0	1.0	840	$850	$1.01	25d	1	0.99mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	25d	1	0.99mi
1940 Haynie Dr Unit Main Augusta, GA	3.0	1.5	840	$1,500	$1.79	45d	1	0.99mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	46d	1	1.01mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	45d	1	1.01mi
19 Trapp Ct Unit 19 Augusta, GA	2.0	1.5	1050	$995	$0.95	45d	1	1.02mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	45d	1	1.04mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	15d	1	1.06mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	45d	1	1.09mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	15d	1	1.09mi
1545 Heath St Unit B Augusta, GA	2.0	1.0	832	$650	$0.78	45d	1	1.13mi
1545 Heath St Augusta, GA	2.0	1.0	832	$650	$0.78	46d	1	1.13mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	45d	1	1.14mi

Listing history 16 events

1. 2026-06-21
   days on market $155,000 Active 23 DOM
2. 2026-06-18
   days on market $155,000 Active 20 DOM
3. 2026-06-17
   days on market $155,000 Active 19 DOM
4. 2026-06-16
   days on market $155,000 Active 18 DOM
5. 2026-06-15
   days on market $155,000 Active 17 DOM
6. 2026-06-14
   days on market $155,000 Active 15 DOM
7. 2026-06-10
   days on market $155,000 Active 12 DOM
8. 2026-06-09
   days on market $155,000 Active 11 DOM
9. 2026-06-08
   days on market $155,000 Active 10 DOM
10. 2026-06-07
    days on market $155,000 Active 9 DOM
11. 2026-06-03
    days on market $155,000 Active 5 DOM
12. 2026-06-02
    days on market $155,000 Active 4 DOM
13. 2026-06-01
    days on market $155,000 Active 3 DOM
14. 2026-05-31
    days on market $155,000 Active 2 DOM
15. 2026-05-30
    remarks 699-char remark
16. 2026-05-30
    listed $155,000 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: $1,033 · $86/mo
• Projected year-2 tax: $1,426 · $119/mo
• Expected delta: +$393/yr (+$33/mo · 38.1%)

ⓘ 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 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $15,153
• − Mortgage interest: −$8,682
• − Property taxes: −$1,033
• − Insurance: −$775
• − Repairs & maintenance: −$1,212
• − Management: −$1,212
• − Depreciation: −$4,509
• Taxable loss: −$2,271
• Est. tax savings @ 24.0%: +$545
• After-tax cash flow: $954/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

+1376.2% since first listed

15 events — show timeline

• 2026-05-29 Listed $155,000 Hive MLS
• 2026-01-29 Sold (Public Records) $63,000 Public Records
• 2025-11-18 Sold (MLS) $63,000 Hive MLS
• 2025-11-18 Sold (MLS) $63,000 Hive MLS
• 2025-08-11 Listed $69,500 Hive MLS
• 2025-08-11 Listed $69,500 Hive MLS
• 2023-05-03 Sold (Public Records) $55,000 Public Records
• 2023-05-03 Sold (MLS) $55,000 Hive MLS
• 2023-05-03 Sold (MLS) $55,000 Hive MLS
• 2023-05-03 Sold (MLS) $55,000 AMLS
• 2023-01-05 Delisted — AMLS
• 2022-10-26 Listed $65,000 Hive MLS
• 2022-10-26 Listed $65,000 Hive MLS
• 2022-10-26 Listed $65,000 AMLS
• 1975-08-01 Sold (Public Records) $10,500 Public Records

Property tax history

+2.1%/yr

Latest (2025): $1,033 · +8.1% YoY. Source: county tax records.