107 Ellis St · Augusta-Richmond County consolidated government (balance), GA 30901

$160,000

3 bd · 2.0 ba · 1,246 sqft · MultiFamily public records · 29 Days on market

Built 1921 3,920 sqft lot Est $179k · 11% 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 +25.6/30.0
• ARV discount +12.4/15.0
• Appreciation +9.1/10.0
• DSCR +8.5/10.0
• 1% rule +7.1/10.0
• 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: 2 units. confirmed

Listing remarks

Don't miss this amazing investment opportunity in the heart of Old Towne! Located at 107 Ellis Street, this duplex features two identical 1 bedroom, 1 bathroom units and offers excellent potential for investors to add to their rental portfolio. This property offers a solid investment opportunity with value add potential, strong rental history, and excellent long term potential in Augusta's growing rental market. The property is being sold as-is and is priced accordingly.

Key facts

• Heart of ole towne
• Medical district
• Augusta university

Tags

• HEART OF OLE TOWNE
• NEAR DOWNTOWN AUGUSTA
• MEDICAL DISTRICT
• AUGUSTA UNIVERSITY
• STRONG RENTAL HISTORY
• FUTURE RENTAL INCOME

Property features AI

Finance

• Financial info: Property used as residential income (two 1-bedroom units with current rents listed)

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas connected; Electricity connected; Water connected
• Home design: Residential income duplex; Single-story
• Construction: Vinyl siding and frame construction; Composition roof; Block foundation; Built as a duplex
• Exterior features: Level, corner lot; City street and state road frontage; Front porch

Interior

• Kitchen: Gas oven; Gas cooktop; Refrigerator
• Bedrooms: Two 1-bedroom units
• Flooring: Carpet
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Unfurnished units; Front porch; Smoke detector(s); Has view
• Laundry & utility: Washer hookup in kitchen; Gas water heater

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1-bath units multifamily listed at $160k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive. Per door: $190/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.

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); 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); 131 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $14k of equity ($1k loan paydown + $13k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 6y 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.

Risks & watch-outs

• Watch-outs: built in 1921 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $157,600 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1921 — 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. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.14%
• Cash-on-cash: 10.16%
• DSCR: 1.45
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $179,424
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Ellis St	0.11mi	2/2.0 (-1)	1,247 (+0%)	5mo	$180,000	$144	85

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 26.8%
• Equity multiple: 2.93×
• Total profit: $86,304
• Equity at exit: $123,524

10-year hold

• IRR: 23.0%
• Equity multiple: 5.96×
• Total profit: $222,268
• Equity at exit: $247,094

Cash invested: $44,800 (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: 131
• Price-to-rent: 13.8×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$839
• Tax from tax record: −$242 /mo · $2,905/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $379

Break-even live

Break-even rent $1,453

Max offer price $160,000

Occupancy floor 75%

Sensitivity live

Price	-10% $470	-5% $425	+0% $379	+5% $334	+10% $289
Rent	-10% $227	-5% $303	+0% $379	+5% $456	+10% $532
Rate	-1.0pp $460	-0.5pp $420	base $379	+0.5pp $338	+1.0pp $296

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,932
Total (2 units)			$1,933

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
134 Broad St Augusta, GA	2.0	1.0	1100	$1,150	$1.05	46d	1	0.10mi
136 Broad St Augusta, GA	2.0	1.0	1200	$1,100	$0.92	46d	1	0.10mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	26d	1	0.12mi
133 Broad St Unit A Augusta, GA	2.0	2.0	1000	$975	$0.97	46d	1	0.12mi
204 Ellis St Augusta, GA	2.0	1.0	1029	$1,350	$1.31	16d	1	0.13mi
211 Broad St Augusta, GA	3.0	2.0	1200	$1,350	$1.12	46d	1	0.16mi
112 Telfair St Unit A Augusta, GA	4.0	3.0	1400	$2,300	$1.64	16d	1	0.20mi
112 Telfair St Unit B Augusta, GA	4.0	3.5	1400	$2,000	$1.43	16d	1	0.20mi
420 E Boundary Augusta, GA	2.0	1.0	950	$850	$0.89	46d	1	0.23mi
112 3rd St Apt F Augusta, GA	2.0	1.0	754	$990	$1.31	16d	1	0.27mi
320 3rd St Augusta, GA	2.0	1.0	1117	$1,200	$1.07	46d	1	0.28mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	46d	1	0.28mi
108 3rd St Unit A Augusta, GA	2.0	1.0	754	$900	$1.19	26d	1	0.28mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	26d	1	0.38mi
305 Walker St Unit A Augusta, GA	2.0	1.0	925	$925	$1.00	46d	1	0.38mi
410 4th St Unit A Augusta, GA	2.0	1.5	925	$985	$1.06	26d	1	0.42mi
821 Forsythe St Augusta, GA	2.0	1.0	754	$895	$1.19	16d	1	0.69mi
828 Broad St Unit B Augusta, GA	2.0	1.0	750	$995	$1.33	46d	1	1.03mi
828 Broad St Augusta, GA	2.0	1.0	750	$995	$1.33	26d	1	1.03mi
329 E View Dr Augusta, GA	3.0	1.5	1260	$1,300	$1.03	26d	1	1.06mi
913 Walker St Augusta, GA	2.0	2.0	1000	$1,200	$1.20	16d	1	1.17mi
936 Broad St #317 Augusta, GA	2.0	2.0	1184	$1,600	$1.35	26d	1	1.18mi
106 Tybee Ct Augusta, GA	3.0–4.0	2.0	1336	$1,071	$0.80	46d	4	1.28mi
1030 Broad St Augusta, GA	2.0	1.0	880	$1,225	$1.39	46d	1	1.30mi
1030 Broad St Unit C Augusta, GA	2.0	1.0	900	$1,225	$1.36	26d	1	1.30mi
1030 Broad St Unit D Augusta, GA	2.0	1.0	880	$1,015	$1.15	46d	1	1.30mi
1030 Broad St Unit D Augusta, GA	2.0	1.0	880	$1,015	$1.15	26d	1	1.30mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	26d	1	1.45mi
215 12th St Unit B Augusta, GA	2.0	1.0	1365	$2,100	$1.54	46d	1	1.45mi
953 Hopkins St Augusta, GA	3.0	1.0	806	$1,100	$1.36	46d	1	1.47mi

Listing history 46 events

1. 2026-06-23
   days on market $160,000 Active 29 DOM
2. 2026-06-21
   days on market $160,000 Active 28 DOM
3. 2026-06-18
   days on market $160,000 Active 25 DOM
4. 2026-06-17
   days on market $160,000 Active 24 DOM
5. 2026-06-16
   days on market $160,000 Active 23 DOM
6. 2026-06-15
   days on market $160,000 Active 22 DOM
7. 2026-06-14
   days on market $160,000 Active 20 DOM
8. 2026-06-10
   days on market $160,000 Active 17 DOM
9. 2026-06-09
   days on market $160,000 Active 16 DOM
10. 2026-06-08
    days on market $160,000 Active 15 DOM
11. 2026-06-07
    days on market $160,000 Active 14 DOM
12. 2026-06-03
    remarks 475-char remark
13. 2026-06-03
    days on market $160,000 Active 10 DOM
14. 2026-06-02
    days on market $160,000 Active 9 DOM
15. 2026-06-01
    days on market $160,000 Active 8 DOM
16. 2026-05-31
    days on market $160,000 Active 7 DOM
17. 2026-05-30
    days on market $160,000 Active 6 DOM
18. 2026-05-24
    listed $160,000 Active
19. 2025-11-22
    historical $920
20. 2025-11-10
    historical
21. 2025-11-10
    historical
22. 2025-11-06
    price $920
23. 2025-11-06
    historical
24. 2025-09-13
    listed $850
25. 2025-07-30
    listed $215,000
26. 2025-07-30
    listed $215,000
27. 2025-07-23
    listed $215,000 New
28. 2024-11-12
    historical
29. 2024-11-12
    historical
30. 2024-08-03
    historical $850
31. 2024-07-30
    listed $230,000
32. 2024-07-30
    listed $230,000
33. 2024-07-24
    listed $850
34. 2024-03-03
    historical
35. 2023-12-19
    listed
36. 2023-09-21
    historical
37. 2021-04-13
    soldstatus $158,500
38. 2021-03-31
    soldstatus $154,500
39. 2021-03-31
    soldstatus $154,500
40. 2020-12-09
    listed $172,000
41. 2020-12-09
    listed $172,000
42. 2020-10-22
    historical
43. 2020-10-22
    historical
44. 2020-10-09
    listed $189,900
45. 2020-10-09
    listed $189,900
46. 1998-09-28
    soldstatus $1,730,000

ⓘ 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: $2,905 · $242/mo
• Projected year-2 tax: $2,905 · $242/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 8/10 Severe 7 d/yr ≥108°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $23,196
• − Mortgage interest: −$8,962
• − Property taxes: −$2,905
• − Insurance: −$800
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − Depreciation: −$4,655
• Taxable income: $2,162
• Est. tax owed @ 24.0%: −$519
• After-tax cash flow: $4,032/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

-90.8% since first listed

29 events — show timeline

• 2026-05-24 Listed $160,000 Hive MLS
• 2025-11-22 Rental Removed $920 BUILDIUM
• 2025-11-10 Listing Removed — Hive MLS
• 2025-11-10 Listing Removed — Hive MLS
• 2025-11-06 Price Changed $920 BUILDIUM
• 2025-11-06 Listing Removed — GAMLS
• 2025-09-13 Listed for Rent $850 BUILDIUM
• 2025-07-30 Listed $215,000 Hive MLS
• 2025-07-30 Listed $215,000 Hive MLS
• 2025-07-23 Listed $215,000 GAMLS
• 2024-11-12 Listing Removed — Hive MLS
• 2024-11-12 Listing Removed — Hive MLS
• 2024-08-03 Rental Removed $850 RENTALBEAST
• 2024-07-30 Listed $230,000 Hive MLS
• 2024-07-30 Listed $230,000 Hive MLS
• 2024-07-24 Listed for Rent $850 RENTALBEAST
• 2024-03-03 Rental Removed — BUILDIUM
• 2023-12-19 Listed for Rent — BUILDIUM
• 2023-09-21 Rental Removed — BUILDIUM
• 2021-04-13 Sold (Public Records) $158,500 Public Records
• 2021-03-31 Sold (MLS) $154,500 Hive MLS
• 2021-03-31 Sold (MLS) $154,500 Hive MLS
• 2020-12-09 Listed $172,000 Hive MLS
• 2020-12-09 Listed $172,000 Hive MLS
• 2020-10-22 Listing Removed — Hive MLS
• 2020-10-22 Listing Removed — Hive MLS
• 2020-10-09 Listed $189,900 Hive MLS
• 2020-10-09 Listed $189,900 Hive MLS
• 1998-09-28 Sold (Public Records) $1,730,000 Public Records

Property tax history

+8.1%/yr

Latest (2025): $2,905 · +5.6% YoY. Source: county tax records.