306 Skylark Rd · Augusta-Richmond County consolidated government (balance), GA 30907

$279,900

4 bd · 2.0 ba · 2,160 sqft · SingleFamily public records · 41 Days on market

Built 1970 0.37 ac lot $130/sqft · at area comps Est $276k · 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 +12.6/30.0
• ARV discount +6.9/15.0
• DSCR +3.7/10.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-In Ready! Great location within walking distance to shopping and just minutes from I-520 and I-20, conveniently situated near Walton Way Extension and Washington Road. This home offers extra parking and a large, level fenced yard perfect for outdoor living. Inside features hardwood floors throughout and an updated kitchen with stainless steel appliances, updated cabinets, granite countertops, and a breakfast bar. Enjoy both a formal dining room and an eat-in kitchen. A spacious bonus room provides flexible space for a family room, media room, or office. Cozy up by the fully functional wood-burning fireplace on cooler nights. The primary bedroom includes his-and-hers closets and a private full bath. Fresh paint throughout completes this move-in ready home.

Key facts

• Extra parking
• Updated cabinets
• Updated kitchen

Tags

• EXTRA PARKING
• LARGE LEVEL FENCED YARD
• HARDWOOD FLOORS
• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED CABINETS

Property features AI

Finance

• Other: Zoning: R3; Lot is approximately 0.37 acres; Subdivision: Ravenwood

Exterior

• Parking: Concrete parking surface
• Utilities: Public water; Public sewer; See remarks for other utilities
• Home design: Single family residence; One story; Entry level: 1; Residential property
• Construction: Brick and wood siding exterior; Composition roof; Built with crawl space (no finished basement)
• Exterior features: Front porch; Porch; Fenced yard; See remarks for additional lot details; Has a view

Interior

• Kitchen: Refrigerator; Dishwasher; Other appliances
• Flooring: Marble; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fan(s); Forced air; Electric heating; Fireplace(s); Wood stove
• Interior features: Entrance foyer; Eat-in kitchen; Window coverings
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-37 ($-449/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (18.2% below list).
• Recommended offer: $229k (18.2% below list) — sets the bar for 1% rule.

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: Warren Road Elementary School (math 27% / reading 22%, grade F, #753 of 1,228 statewide, top 64%, 603 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 rising (+1.1%/yr); 337 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($82k/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 $2k of loan paydown is wiped out by about $8k 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 41 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 8y 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 $198k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $228,967 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.57%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (median comp): $276,443
• List price: $279,900
• Delta: 1.25%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
431 Goldfinch Dr	0.30mi	3/2.0 (-1)	2,165 (+0%)	5mo	$295,000	$136	76
3332 Starling Dr	0.39mi	3/2.0 (-1)	2,155 (-0%)	5mo	$245,000	$114	72
3324 Sandpiper Ln	0.14mi	4/3.0	2,235 (+4%)	15mo	$310,000	$139	71
2979 Foxhall Cir	0.41mi	4/2.0	2,042 (-6%)	5mo	$273,124	$134	67
3330 W Thread Needle Rd	0.34mi	4/2.0	1,964 (-9%)	5mo	$254,900	$130	65
427 Shallowford Cir	0.50mi	4/2.0	2,030 (-6%)	4mo	$289,900	$143	64
2921 Foxhall Cir	0.61mi	4/2.5	2,077 (-4%)	2mo	$230,000	$111	61
3353 Sugar Mill Rd	0.57mi	3/2.0 (-1)	2,259 (+5%)	7mo	$340,000	$151	54
2909 Foxhall Cir	0.53mi	4/2.0	2,290 (+6%)	14mo	$331,000	$145	54
406 Shallowford Cir	0.42mi	4/2.0	1,919 (-11%)	16mo	$280,000	$146	49
221 Thread Needle Rd	0.55mi	4/2.0	2,413 (+12%)	13mo	$349,900	$145	44
225 Simmons Ct	0.66mi	3/2.0 (-1)	1,900 (-12%)	4mo	$305,000	$161	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 · 1.12% rent growth · sell at horizon

5-year hold

• IRR: -19.3%
• Equity multiple: 0.34×
• Total profit: $-52,010
• Equity at exit: $41,734

10-year hold

• IRR: -16.2%
• Equity multiple: 0.17×
• Total profit: $-65,238
• Equity at exit: $24,201

Cash invested: $78,372 (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 30907

• Rents YoY: 1.1%
• Active inventory: 337
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,290 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$262 /mo · $3,142/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $-37

Break-even live

Break-even rent $2,337

Max offer price $273,289

Occupancy floor 97%

Sensitivity live

Price	-10% $121	-5% $42	+0% $-37	+5% $-117	+10% $-196
Rent	-10% $-218	-5% $-128	+0% $-37	+5% $53	+10% $143
Rate	-1.0pp $104	-0.5pp $34	base $-37	+0.5pp $-110	+1.0pp $-184

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3403 Ravenwood Dr Augusta, GA	3.0	2.0	1560	$1,600	$1.03	25d	1	0.35mi
226 Thread Needle Rd E Augusta, GA	5.0	3.0	2335	$3,750	$1.61	45d	1	0.54mi
315 Indian Trl Augusta, GA	4.0	2.0	2188	$1,850	$0.85	25d	1	0.57mi
311 Gardners Mill Ct Augusta, GA	4.0	2.0	2078	$2,150	$1.03	45d	1	0.62mi
3218 Winding Wood Pl Augusta, GA	4.0	3.0	2040	$3,500	$1.72	45d	1	0.79mi
3671 Lynnwood Dr Augusta, GA	4.0	2.5	2200	$2,299	$1.04	25d	1	0.91mi
3150 Skinner Mill Rd Augusta, GA	3.0	2.0	1848	$1,985	$1.07	23d	1	0.97mi
323 Sally Dr Augusta, GA	3.0	2.0	1434	$1,595	$1.11	45d	1	0.99mi
323 Sally Dr Augusta, GA	3.0	2.0	1434	$1,595	$1.11	25d	1	0.99mi
8 Conifer Sq Augusta, GA	4.0	2.5	2585	$3,200	$1.24	25d	1	1.06mi
1723 Chesil Dr Augusta, GA	4.0	3.0	2481	$2,190	$0.88	15d	1	1.43mi
711 Cool Brook Ct Augusta, GA	3.0	2.5	1716	$1,995	$1.16	45d	1	1.49mi
711 Cool Brook Ct Augusta, GA	3.0	2.5	1716	$1,995	$1.16	25d	1	1.49mi

Listing history 32 events

1. 2026-06-21
   days on market $279,900 Active 41 DOM
2. 2026-06-18
   days on market $279,900 Active 38 DOM
3. 2026-06-17
   days on market $279,900 Active 37 DOM
4. 2026-06-16
   days on market $279,900 Active 36 DOM
5. 2026-06-15
   days on market $279,900 Active 35 DOM
6. 2026-06-14
   days on market $279,900 Active 33 DOM
7. 2026-06-10
   days on market $279,900 Active 30 DOM
8. 2026-06-09
   days on market $279,900 Active 29 DOM
9. 2026-06-08
   days on market $279,900 Active 28 DOM
10. 2026-06-07
    days on marketlisting id $279,900 Active 27 DOM
11. 2026-06-03
    days on market $279,900 Active 100 DOM
12. 2026-06-02
    days on market $279,900 Active 99 DOM
13. 2026-06-01
    days on market $279,900 Active 98 DOM
14. 2026-05-31
    days on market $279,900 Active 97 DOM
15. 2026-05-30
    days on market $279,900 Active 96 DOM
16. 2026-05-11
    historical
17. 2026-03-06
    price $279,900
18. 2026-03-05
    price $279,900 770-char remark

    Show marketing remark (770 chars)

    Move-In Ready! Great location within walking distance to shopping and just minutes from I-520 and I-20, conveniently situated near Walton Way Extension and Washington Road. This home offers extra parking and a large, level fenced yard perfect for outdoor living. Inside features hardwood floors throughout and an updated kitchen with stainless steel appliances, updated cabinets, granite countertops, and a breakfast bar. Enjoy both a formal dining room and an eat-in kitchen. A spacious bonus room provides flexible space for a family room, media room, or office. Cozy up by the fully functional wood-burning fireplace on cooler nights. The primary bedroom includes his-and-hers closets and a private full bath. Fresh paint throughout completes this move-in ready home.

19. 2026-02-24
    historical
20. 2026-02-23
    listed $289,900 New 770-char remark

    Show marketing remark (770 chars)

    Move-In Ready! Great location within walking distance to shopping and just minutes from I-520 and I-20, conveniently situated near Walton Way Extension and Washington Road. This home offers extra parking and a large, level fenced yard perfect for outdoor living. Inside features hardwood floors throughout and an updated kitchen with stainless steel appliances, updated cabinets, granite countertops, and a breakfast bar. Enjoy both a formal dining room and an eat-in kitchen. A spacious bonus room provides flexible space for a family room, media room, or office. Cozy up by the fully functional wood-burning fireplace on cooler nights. The primary bedroom includes his-and-hers closets and a private full bath. Fresh paint throughout completes this move-in ready home.

21. 2026-02-23
    listed $289,900 Active

    Show marketing remark (770 chars)

    Move-In Ready! Great location within walking distance to shopping and just minutes from I-520 and I-20, conveniently situated near Walton Way Extension and Washington Road. This home offers extra parking and a large, level fenced yard perfect for outdoor living. Inside features hardwood floors throughout and an updated kitchen with stainless steel appliances, updated cabinets, granite countertops, and a breakfast bar. Enjoy both a formal dining room and an eat-in kitchen. A spacious bonus room provides flexible space for a family room, media room, or office. Cozy up by the fully functional wood-burning fireplace on cooler nights. The primary bedroom includes his-and-hers closets and a private full bath. Fresh paint throughout completes this move-in ready home.

22. 2026-02-05
    listed $289,900 Active
23. 2026-02-05
    listed $279,900 Active
24. 2021-04-16
    soldstatus $197,500
25. 2021-04-14
    soldstatus $197,500
26. 2021-04-14
    soldstatus $197,500
27. 2021-02-24
    listed $193,900
28. 2021-02-24
    listed $193,900
29. 2018-10-12
    historical
30. 2018-10-12
    historical
31. 2018-08-24
    listed $164,900
32. 2018-08-24
    listed $164,900

ⓘ 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: $3,142 · $262/mo
• Projected year-2 tax: $3,142 · $262/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 7 d/yr ≥105°F today · 17 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: $27,476
• − Mortgage interest: −$15,679
• − Property taxes: −$3,142
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,198
• − Management: −$2,198
• − Depreciation: −$8,143
• Taxable loss: −$5,283
• Est. tax savings @ 24.0%: +$1,268
• After-tax cash flow: $819/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: Columbia County · 154,184 people
• City population: 154,035
• Metro: Augusta-Richmond County, GA-SC
• Population (ZIP): 46,975
• Household income: $81,912
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 983.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 13% Asian 7% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1%
• Common ancestry: Serbian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 10% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 2% Vietnamese 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: ▼ -174.93%
• Current HPI: 233.5167
• Rent YoY: ▲ 1.12%
• 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

+69.7% since first listed

17 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-06 Price Changed $279,900 Hive MLS
• 2026-03-05 Price Changed $279,900 GAMLS
• 2026-02-24 Listing Removed — FMLS
• 2026-02-23 Listed $289,900 FMLS
• 2026-02-23 Listed $289,900 GAMLS
• 2026-02-05 Listed $289,900 Hive MLS
• 2026-02-05 Listed $279,900 Hive MLS
• 2021-04-16 Sold (Public Records) $197,500 Public Records
• 2021-04-14 Sold (MLS) $197,500 Hive MLS
• 2021-04-14 Sold (MLS) $197,500 Hive MLS
• 2021-02-24 Listed $193,900 Hive MLS
• 2021-02-24 Listed $193,900 Hive MLS
• 2018-10-12 Listing Removed — Hive MLS
• 2018-10-12 Listing Removed — Hive MLS
• 2018-08-24 Listed $164,900 Hive MLS
• 2018-08-24 Listed $164,900 Hive MLS

Property tax history

+4.7%/yr

Latest (2025): $3,142 · +0.3% YoY. Source: county tax records.