2914 Audubon Pl · Augusta-Richmond County consolidated government (balance), GA 30906

$99,950

4 bd · 2.0 ba · 1,375 sqft · SingleFamily public records · 3 Days on market

Built 1970 0.37 ac lot Est $172k · 42% under

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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
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This 4-bedroom, 2-bath brick home presents an excellent opportunity for an investor seeking a value-add rental property with a defined renovation plan already in place. Built in 1970, the property features a functional layout and durable brick construction, creating a strong foundation for a successful rehab project. The home is situated on an oversized corner lot, providing additional outdoor space, increased visibility, and enhanced curb appeal compared to many surrounding properties. Investors looking for a rental-focused acquisition will appreciate the property's straightforward renovation scope and long-term potential. A detailed estimate and scope of work have already been completed t

Key facts

• Oversized corner lot
• Detailed estimate
• Strong foundation

Tags

• BRICK HOME
• OVERSIZED CORNER LOT
• STRONG FOUNDATION
• ENHANCED CURB APPEAL
• DETAILED ESTIMATE
• SCOPE OF WORK

Property features AI

Exterior

• Parking: No dedicated parking listed
• Utilities: Public water; Public sewer; Water and sewer available
• Home design: Single-family residence; One level / single-story; Entry level: 1; Residential zoning; Brick veneer construction (see remarks)
• Construction: Slab foundation; Brick veneer; Shingle roof; Built on a single story
• Exterior features: Shingle roof; Level lot; Paved road access; Has view

Interior

• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating listed; No cooling listed
• Interior features: Gas water heater; Carpet, tile and vinyl flooring; 6 total rooms

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Cap rate 12.9% 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: Meadowbrook Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 497 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 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 soft (-0.2%/yr); 367 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 41% of the median local income ($46k/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 $692 of loan paydown is wiped out by about $3k 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 + 0.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $99,950

Questions for the listing agent

1. Built in 1970 — 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: 1.57% ✓
• Cap rate: 12.89%
• Cash-on-cash: 23.56%
• DSCR: 2.05
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $171,875
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3526 Spring Glen Ln	0.34mi	4/2.0	1,444 (+5%)	3mo	$175,000	$121	73
2940 Dahlia Dr	0.40mi	3/2.0 (-1)	1,431 (+4%)	2mo	$170,000	$119	68
2655 Cranbrook Dr	0.54mi	3/2.0 (-1)	1,377 (+0%)	3mo	$189,900	$138	67
3531 Spring Glen Ln	0.35mi	3/2.0 (-1)	1,286 (-6%)	2mo	$165,000	$128	66
2816 Leawood Court Ct	0.57mi	3/2.0 (-1)	1,377 (+0%)	5mo	$195,000	$142	64
2633 Crosscreek Rd	0.73mi	4/2.0	1,404 (+2%)	1mo	$175,000	$125	61
3426 S Kensington Dr	0.69mi	3/1.5 (-1)	1,326 (-4%)	2mo	$89,000	$67	53
2902 Postell Ct	0.38mi	3/2.0 (-1)	1,573 (+14%)	2mo	$203,000	$129	52
3625 Meadowgrove Dr	0.52mi	3/1.5 (-1)	1,260 (-8%)	3mo	$68,000	$54	52
3614 Brookshire Ct	0.68mi	3/1.5 (-1)	1,450 (+6%)	2mo	$130,000	$90	51
3439 Gebhart Ct	0.63mi	3/2.0 (-1)	1,529 (+11%)	6mo	$135,000	$88	42
3425 Knollcrest Rd	0.73mi	3/2.0 (-1)	1,232 (-10%)	2mo	$173,000	$140	42

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.51×
• Total profit: $14,222
• Equity at exit: $14,903

10-year hold

• IRR: 19.6%
• Equity multiple: 2.42×
• Total profit: $39,746
• Equity at exit: $8,642

Cash invested: $27,986 (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 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 367
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,572 high
• Mortgage (P&I): −$524
• Tax from tax record: −$127 /mo · $1,523/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $550

Break-even live

Break-even rent $877

Max offer price $99,950

Occupancy floor 60%

Sensitivity live

Price	-10% $606	-5% $578	+0% $550	+5% $521	+10% $493
Rent	-10% $425	-5% $487	+0% $550	+5% $612	+10% $674
Rate	-1.0pp $600	-0.5pp $575	base $550	+0.5pp $524	+1.0pp $497

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: $24,988
• Closing costs: $2,998
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	45d	1	0.26mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	45d	1	0.54mi
2914 Cumberland Dr Augusta, GA	4.0	1.5	1650	$1,400	$0.85	22d	1	0.54mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	15d	1	0.54mi
3613 Alene Cir Augusta, GA	3.0	2.0	1260	$1,325	$1.05	15d	1	0.56mi
3001 Alene Ct Augusta, GA	4.0	2.0	1288	$1,631	$1.27	24d	1	0.60mi
2707 Gardenbrook Ct Augusta, GA	3.0	2.0	1728	$1,606	$0.93	45d	1	0.63mi
3519 Evangeline Dr Augusta, GA	4.0	1.5	1800	$1,595	$0.89	45d	1	0.63mi
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	24d	1	0.69mi
2727 Barclay St Hephzibah, GA	4.0	2.0	1430	$1,234	$0.86	45d	1	0.70mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	45d	1	0.71mi
2604 Edmonton Ct Hephzibah, GA	3.0	2.0	1343	$1,190	$0.89	15d	1	0.79mi
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$1,125	$1.05	24d	6	0.84mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	45d	1	0.90mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	24d	1	0.90mi
3528 Woodlake Rd Hephzibah, GA	3.0	2.0	1276	$1,400	$1.10	15d	1	0.96mi
3412 Kensington Dr N Augusta, GA	3.0	2.0	1225	$1,350	$1.10	24d	1	0.97mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	45d	1	1.02mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	45d	1	1.07mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	24d	1	1.07mi
3320 Hillis Rd Augusta, GA	4.0	3.0	1788	$1,850	$1.03	15d	1	1.17mi
2834 Brentway Dr Hephzibah, GA	3.0	2.0	1475	$1,600	$1.08	45d	1	1.28mi
2631 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,430	$1.02	15d	1	1.33mi
3524 Edgeworth Dr Hephzibah, GA	3.0	2.0	1200	$1,295	$1.08	24d	1	1.34mi
2609 Dublin Dr Augusta, GA	3.0	2.0	1400	$1,395	$1.00	15d	1	1.46mi

Listing history 3 events

1. 2026-06-21
   days on market $99,950 Active 3 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $99,950 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: $1,523 · $127/mo
• Projected year-2 tax: $1,523 · $127/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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $18,869
• − Mortgage interest: −$5,599
• − Property taxes: −$1,523
• − Insurance: −$500
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$2,908
• Taxable income: $5,321
• Est. tax owed @ 24.0%: −$1,277
• After-tax cash flow: $5,317/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): 60,423
• Household income: $45,999
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3363.0

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: Majority Black (64%)
• Race & ethnicity: Black 64% White 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 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: ▼ -58.99%
• Current HPI: 213.5733
• Rent YoY: ▼ -0.25%
• 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

1 event — show timeline

• 2026-06-18 Listed $99,950 Hive MLS

Property tax history

+1.2%/yr

Latest (2025): $1,523 · +0.7% YoY. Source: county tax records.