1421 Springview Dr · Augusta-Richmond County consolidated government (balance), GA 30909

$125,000

4 bd · 1.5 ba · 2,317 sqft · SingleFamily public records · 30 Days on market

Built 1964 8,276 sqft lot $54/sqft · 46% below area Est $232k · 46% under ↓ 17% 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

Great opportunity to make this home your own and build equity. This 4-bedroom, 2.5-bath home offers generous living space and a flexible layout to fit a variety of needs. One area has been used as a personal beauty studio, ideal for a home office, hobby room, or additional living space. Sold as-is and priced to reflect updates needed, offering a great value for buyers looking to personalize a home. Cash or renovation financing recommended. All offers will be considered. Cash or conventional financing preferred, property may not qualify for FHA/VA financing, confirm with lender.

Key facts

• Hobby room
• Home office
• 8,276 sq ft lot

Tags

• PERSONAL BEAUTY STUDIO
• HOME OFFICE
• HOBBY ROOM
• ADDITIONAL LIVING SPACE

Property features AI

Exterior

• Parking: Attached parking; Carport
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One level / single story; Entry level: 1; Residential zoning
• Construction: Brick construction; Composition roof; See remarks for additional construction details
• Exterior features: Deck; Fenced yard; Has a view; Greenhouse; Outbuilding

Interior

• Kitchen: Range
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating and cooling; Electric heating; Fireplace(s); Wood stove
• Interior features: Window coverings; Crawl space basement (no finished basement)
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $852 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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: Copeland Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 389 students, 98% FRL); Langford Middle School (math 2% / reading 14%, grade F, #445 of 470 statewide, top 95%, 731 students, 98% FRL); Academy of Richmond County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,141 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; 306 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 35% of the median local income ($71k/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.
• At projected returns (-3.0% appreciation + 0.5% rent growth), your $35k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $60k (32%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — 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: 1.67% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.20%
• DSCR: 2.30
• GRM: 5.0

CMA / ARV

• ARV (median comp): $231,921
• List price: $125,000
• Delta: -46.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3372 Beaver Dr	0.30mi	5/2.0 (+1)	2,529 (+9%)	2mo	$212,500	$84	62
3427 Heather Dr	0.66mi	4/2.5	2,214 (-4%)	3mo	$415,000	$187	56
3620 Jamaica Dr	0.68mi	4/2.5	2,466 (+6%)	4mo	$240,000	$97	50
1413 Springfield Cir	0.72mi	4/3.0	2,436 (+5%)	5mo	$165,000	$68	47
3434 Heather Dr	0.61mi	4/2.0	2,012 (-13%)	4mo	$419,900	$209	44
3506 Jamaica Dr	0.74mi	3/2.5 (-1)	2,137 (-8%)	4mo	$295,000	$138	40
3423 Heather Dr	0.69mi	4/2.0	2,453 (+6%)	20mo	$285,000	$116	39

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: 20.8%
• Equity multiple: 1.82×
• Total profit: $28,811
• Equity at exit: $18,638

10-year hold

• IRR: 27.3%
• Equity multiple: 3.14×
• Total profit: $74,728
• Equity at exit: $10,808

Cash invested: $35,000 (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: 306
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,091 high
• Mortgage (P&I): −$656
• Tax from tax record: −$93 /mo · $1,114/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $852

Break-even live

Break-even rent $1,013

Max offer price $125,000

Occupancy floor 54%

Sensitivity live

Price	-10% $922	-5% $887	+0% $852	+5% $816	+10% $781
Rent	-10% $687	-5% $769	+0% $852	+5% $934	+10% $1,017
Rate	-1.0pp $915	-0.5pp $884	base $852	+0.5pp $819	+1.0pp $786

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
646 Center Court Dr Augusta, GA	4.0	3.0	1809	$1,800	$1.00	45d	1	0.76mi
646 Center Court Dr Augusta, GA	4.0	3.0	1809	$1,800	$1.00	24d	1	0.76mi
3602 Nassau Dr Augusta, GA	4.0	2.5	2964	$1,945	$0.66	45d	1	0.79mi
3602 Nassau Dr Augusta, GA	4.0	2.5	2964	$1,845	$0.62	24d	1	0.79mi
1305 Dominica Dr Augusta, GA	3.0	2.5	2172	$1,800	$0.83	45d	1	0.99mi
3032 Biscayne Ct Augusta, GA	5.0	3.0	2081	$2,800	$1.35	45d	1	1.03mi
1247 Augusta West Pkwy Augusta, GA	3.0	2.0–2.5	1529	$2,162	$1.41	15d	4	1.16mi
3143 Switzer Dr Augusta, GA	3.0	2.5	1793	$3,500	$1.95	15d	1	1.40mi
3138 Westminster Dr Augusta, GA	3.0	2.0	1930	$1,995	$1.03	24d	1	1.41mi
3138 Westminster Dr Augusta, GA	3.0	2.0	1930	$1,995	$1.03	45d	1	1.41mi

Listing history 19 events

1. 2026-06-14
   status $125,000 Pending 30 DOM
2. 2026-06-10
   days on market $125,000 Active Under Contract 30 DOM
3. 2026-06-09
   days on market $125,000 Active Under Contract 29 DOM
4. 2026-06-08
   days on market $125,000 Active Under Contract 28 DOM
5. 2026-06-07
   days on market $125,000 Active Under Contract 27 DOM
6. 2026-06-03
   days on market $125,000 Active Under Contract 23 DOM
7. 2026-06-02
   days on market $125,000 Active Under Contract 22 DOM
8. 2026-06-01
   days on market $125,000 Active Under Contract 21 DOM
9. 2026-05-31
   days on market $125,000 Active Under Contract 20 DOM
10. 2026-05-30
    days on market $125,000 Active Under Contract 19 DOM
11. 2026-05-18
    historical Active Under Contract 584-char remark
12. 2026-05-18
    price $125,000 584-char remark
13. 2026-05-11
    historical
14. 2026-05-03
    price $149,900
15. 2026-04-27
    price $155,000
16. 2026-04-17
    price $158,000
17. 2026-01-22
    price $175,000
18. 2026-01-18
    listed $185,000 Active
19. 2026-01-18
    listed $149,900 Active 584-char remark

ⓘ 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: $1,114 · $93/mo
• Projected year-2 tax: $1,150 · $96/mo
• Expected delta: +$36/yr (+$3/mo · 3.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $25,096
• − Mortgage interest: −$7,002
• − Property taxes: −$1,114
• − Insurance: −$625
• − Repairs & maintenance: −$2,008
• − Management: −$2,008
• − Depreciation: −$3,636
• Taxable income: $8,703
• Est. tax owed @ 24.0%: −$2,089
• After-tax cash flow: $8,132/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

-16.6% since first listed

12 events — show timeline

• 2026-06-10 Pending — Hive MLS
• 2026-05-27 Contingent — Hive MLS
• 2026-05-21 Relisted — Hive MLS
• 2026-05-18 Contingent — Hive MLS
• 2026-05-18 Price Changed $125,000 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-03 Price Changed $149,900 Hive MLS
• 2026-04-27 Price Changed $155,000 Hive MLS
• 2026-04-17 Price Changed $158,000 Hive MLS
• 2026-01-22 Price Changed $175,000 Hive MLS
• 2026-01-18 Listed $185,000 Hive MLS
• 2026-01-18 Listed $149,900 Hive MLS

Property tax history

+4.0%/yr

Latest (2025): $1,114 · +26.4% YoY. Source: county tax records.