149 Mcelmurray Dr · Augusta-Richmond County consolidated government (balance), GA 30901

$75,000

3 bd · 2.0 ba · 1,210 sqft · MultiFamily public records · 3 Days on market

Built 1952 0.36 ac lot

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• ARV discount +7.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Duplex converted to single family home. Large lot. Needs repair. Sold As Is. No Warranties. Bring your investors. Call for alarm code & combo lock code.

Key facts

• 0.36 acre lot
• Built 1952
• Listed 3 days

Property features AI

Finance

• Other: Tax/Legal description: MARION HOMES (00000) 022-D
• Financial info: No financial details listed
• HOA & community: Two-unit community

Exterior

• Parking: No parking details listed
• Security: No security features listed
• Utilities: Public water; Public sewer; Electricity available
• Home design: One-level property; Fee simple ownership; Fixer condition
• Construction: Block construction; Block foundation; Tile roof
• Exterior features: GPS-friendly directions; Asphalt road frontage; Other road frontage type

Interior

• Kitchen: No specific kitchen features listed; No appliances specifically detailed
• Bedrooms: Three main-level bedrooms; No special bedroom features listed
• Flooring: Hardwood flooring
• Bathrooms: Two full bathrooms (both on the main level); No master bathroom features listed
• Heating & cooling: Window unit cooling; Other heating type
• Interior features: Shared wall (1 common wall); Other interior features
• Laundry & utility: No laundry or utility details listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $75k.

Deal economics

• At list price, monthly cash flow is $651 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Cap rate 16.7% 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: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 students, 98% FRL); W.S. Hornsby Middle School (math 2% / reading 5%, grade F, #468 of 470 statewide, top 100%, 399 students, 98% FRL); Laney High School (math 2% / reading 8%, grade F, #394 of 424 statewide, top 97%, 684 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 soft (-1.3%/yr); 129 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($519 loan paydown + $6k appreciation (8.2% local appreciation)).
• Richmond County population projected to shrink 5% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (8.2% appreciation + 0.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $18k; list at $75k implies a 317% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1952 — 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.01% ✓
• Cap rate: 16.71%
• Cash-on-cash: 37.21%
• DSCR: 2.66
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

8.18% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 48.2%
• Equity multiple: 4.28×
• Total profit: $68,856
• Equity at exit: $57,902

10-year hold

• IRR: 42.0%
• Equity multiple: 8.67×
• Total profit: $160,985
• Equity at exit: $115,825

Cash invested: $21,000 (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 30901

• Home prices YoY: 4.1%
• Rents YoY: -1.3%
• Active inventory: 129
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,506 high
• Mortgage (P&I): −$393
• Tax from tax record: −$114 /mo · $1,370/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$316
• Net cashflow: $651

Break-even live

Break-even rent $682

Max offer price $75,000

Occupancy floor 52%

Sensitivity live

Price	-10% $694	-5% $672	+0% $651	+5% $630	+10% $609
Rent	-10% $532	-5% $592	+0% $651	+5% $711	+10% $770
Rate	-1.0pp $689	-0.5pp $670	base $651	+0.5pp $632	+1.0pp $612

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	24d	1	0.07mi
505 13th St Augusta, GA	2.0	2.0	950	$1,122	$1.18	44d	3	0.23mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	44d	1	0.54mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	24d	1	0.54mi
953 Hopkins St Augusta, GA	3.0	1.0	806	$1,100	$1.36	44d	1	0.59mi
1232 12th St Unit D Augusta, GA	2.0	1.0	800	$1,000	$1.25	44d	1	0.62mi
913 Walker St Augusta, GA	2.0	2.0	1000	$1,200	$1.20	14d	1	0.64mi
1030 Broad St Unit D Augusta, GA	2.0	1.0	880	$1,015	$1.15	44d	1	0.65mi
1030 Broad St Unit C Augusta, GA	2.0	1.0	900	$1,225	$1.36	24d	1	0.65mi
1030 Broad St Unit D Augusta, GA	2.0	1.0	880	$1,015	$1.15	24d	1	0.65mi
1030 Broad St Augusta, GA	2.0	1.0	880	$1,225	$1.39	44d	1	0.65mi
1016 Laney Walker Blvd Augusta, GA	2.0	1.0	885	$935	$1.06	44d	5	0.65mi
1016 Laney Walker Blvd Augusta, GA	1.0–2.0	1.0	794	$995	$1.25	24d	4	0.65mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	24d	1	0.73mi
936 Broad St #317 Augusta, GA	2.0	2.0	1184	$1,600	$1.35	24d	1	0.73mi
828 Broad St Augusta, GA	2.0	1.0	750	$995	$1.33	24d	1	0.86mi
828 Broad St Unit B Augusta, GA	2.0	1.0	750	$995	$1.33	44d	1	0.86mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	44d	1	0.86mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	22d	13	0.87mi
339 Railroad Ave North Augusta, SC	1.0–2.0	1.0–2.0	956	$1,990	$2.08	14d	27	0.89mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,756	$2.61	14d	11	0.91mi
111 Railroad Ave Unit 702 North Augusta, SC	2.0	2.0	1155	$2,195	$1.90	24d	1	0.91mi
111 Railroad Ave Unit 406 North Augusta, SC	2.0	2.0	1155	$2,399	$2.08	24d	1	0.91mi
111 Railroad Ave Unit 701 North Augusta, SC	2.0	2.0	1188	$2,599	$2.19	24d	1	0.91mi
1730 Hicks St Apt A Augusta, GA	2.0	1.0	750	$750	$1.00	14d	1	0.92mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	45d	1	0.93mi
164 Railroad Ave North Augusta, SC	1.0–2.0	1.0–2.0	968	$3,119	$3.22	14d	23	0.95mi
1244 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	14d	1	1.09mi
1246 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	14d	1	1.09mi
1239 Holden Dr Augusta, GA	3.0	1.0	816	$1,095	$1.34	14d	1	1.12mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	44d	1	1.17mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	24d	1	1.17mi
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	24d	1	1.18mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	24d	1	1.25mi
1946 Greene St Augusta, GA	3.0	1.0	952	$1,350	$1.42	14d	1	1.32mi
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	44d	1	1.37mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	44d	1	1.38mi
410 4th St Unit A Augusta, GA	2.0	1.5	925	$985	$1.06	24d	1	1.39mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	14d	1	1.41mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	24d	1	1.41mi

Listing history 4 events

1. 2026-06-18
   days on market $75,000 Active 3 DOM
2. 2026-06-17
   days on market $75,000 Active 2 DOM
3. 2026-06-15
   remarks 502-char remark
4. 2026-06-15
   listed $75,000 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: $1,370 · $114/mo
• Projected year-2 tax: $1,370 · $114/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,075
• − Mortgage interest: −$4,201
• − Property taxes: −$1,370
• − Insurance: −$375
• − Repairs & maintenance: −$1,446
• − Management: −$1,446
• − Depreciation: −$2,182
• Taxable income: $7,054
• Est. tax owed @ 24.0%: −$1,693
• After-tax cash flow: $6,121/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): 16,484
• Household income: $25,163
• Rent vs Own: 76.1% rent · 23.9% own
• Severe rent burden: 2063.0

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 Black (78%)
• Race & ethnicity: Black 78% White 15% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 1% Slovak 1%
• Foreign-born: 1% · Canada
• Languages at home: 97% English-only · Spanish 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: ▲ 8.18%
• Current HPI: 206.3145
• Rent YoY: ▼ -1.31%
• 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

+201.2% since first listed

7 events — show timeline

• 2026-06-01 Listed $75,000 FMLS
• 2010-03-09 Sold (MLS) $18,000 Hive MLS
• 2010-03-09 Sold (MLS) $18,000 Hive MLS
• 2010-03-09 Sold (MLS) $18,000 AMLS
• 2009-09-30 Listed $24,900 Hive MLS
• 2009-09-30 Listed $24,900 Hive MLS
• 2009-09-30 Listed $24,900 AMLS

Property tax history

+2.1%/yr

Latest (2025): $1,370 · +18.0% YoY. Source: county tax records.