3628 Larkspur Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$135,000

3 bd · 1.5 ba · 1,144 sqft · SingleFamily public records

Built 1971 10,019 sqft lot Est $140k · at est.

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Why this score? — see what drove the C- 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 +23.6/30.0
• ARV discount +9.0/15.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• 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 MLS

This brick ranch home loacted near Ft. Gordon, schools, and the bus line is listed for less than tax value at $55000. Call Ray at 706-564-2217 today. This one won't last long!

Key facts

• 0.23 acre lot
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Cap rate 8.6% 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 C — 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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 41% 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 38% 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 $933 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 20y 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 $57k; list at $135k implies a 137% gain — meaningful room to come down on a strong offer.

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 $135,000

Questions for the listing agent

1. Built in 1971 — 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: 1.09% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.11%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $139,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3602 Audubon Pl	0.23mi	3/1.5	1,040 (-9%)	3mo	$77,500	$75	72
3014 Libby Drive Dr	0.49mi	3/1.5	1,136 (-1%)	8mo	$152,000	$134	70
3531 Spring Glen Ln	0.20mi	3/2.0	1,286 (+12%)	2mo	$165,000	$128	67
3625 Meadowgrove Dr	0.37mi	3/1.5	1,260 (+10%)	3mo	$68,000	$54	64
2974 Dahlia Dr	0.35mi	2/1.5 (-1)	1,040 (-9%)	8mo	$128,000	$123	57
3623 Meadowgrove Dr	0.37mi	4/1.5 (+1)	1,260 (+10%)	6mo	$90,000	$71	56
3425 Knollcrest Rd	0.65mi	3/2.0	1,232 (+8%)	2mo	$173,000	$140	53
3611 Sturnidae Dr	0.38mi	3/2.0	1,300 (+14%)	9mo	$150,000	$115	50
2505 Blackstone St	0.67mi	3/1.5	1,250 (+9%)	8mo	$140,000	$112	46
3528 Kindling Dr	0.70mi	3/2.0	1,228 (+7%)	9mo	$150,000	$122	46
2912 Butler Manor Dr	0.73mi	3/1.5	1,274 (+11%)	5mo	$80,000	$63	43
2954 Celeste Dr	0.72mi	4/1.5 (+1)	1,260 (+10%)	9mo	$170,000	$135	37

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: -7.3%
• Equity multiple: 0.74×
• Total profit: $-9,917
• Equity at exit: $20,129

10-year hold

• IRR: -1.9%
• Equity multiple: 0.89×
• Total profit: $-4,329
• Equity at exit: $11,672

Cash invested: $37,800 (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 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 367
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,471 high
• Mortgage (P&I): −$708
• Tax from tax record: −$143 /mo · $1,711/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $255

Break-even live

Break-even rent $1,148

Max offer price $135,000

Occupancy floor 78%

Sensitivity live

Price	-10% $332	-5% $294	+0% $255	+5% $217	+10% $179
Rent	-10% $139	-5% $197	+0% $255	+5% $313	+10% $372
Rate	-1.0pp $323	-0.5pp $290	base $255	+0.5pp $220	+1.0pp $185

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	44d	1	0.38mi
3613 Alene Cir Augusta, GA	3.0	2.0	1260	$1,325	$1.05	15d	1	0.42mi
3001 Alene Ct Augusta, GA	4.0	2.0	1288	$1,631	$1.27	24d	1	0.45mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	44d	1	0.46mi
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	24d	1	0.57mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	15d	1	0.59mi
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$970	$0.90	24d	6	0.72mi
2727 Barclay St Hephzibah, GA	4.0	2.0	1430	$1,234	$0.86	44d	1	0.76mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	44d	1	0.81mi
3412 Kensington Dr N Augusta, GA	3.0	2.0	1225	$1,350	$1.10	24d	1	0.86mi
2604 Edmonton Ct Hephzibah, GA	3.0	2.0	1343	$1,190	$0.89	15d	1	0.91mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	24d	1	1.02mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	44d	1	1.02mi
3528 Woodlake Rd Hephzibah, GA	3.0	2.0	1276	$1,400	$1.10	15d	1	1.11mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	44d	1	1.12mi
2631 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,430	$1.02	15d	1	1.19mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	44d	1	1.22mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	24d	1	1.22mi
2834 Brentway Dr Hephzibah, GA	3.0	2.0	1475	$1,600	$1.08	44d	1	1.23mi
2708 Blossom Dr Unit B Augusta, GA	2.0	1.5	896	$950	$1.06	44d	1	1.26mi
3524 Edgeworth Dr Hephzibah, GA	3.0	2.0	1200	$1,295	$1.08	24d	1	1.31mi
2609 Dublin Dr Augusta, GA	3.0	2.0	1400	$1,395	$1.00	15d	1	1.32mi
2524 Drayton Dr Augusta, GA	3.0	2.0	1404	$1,700	$1.21	44d	1	1.39mi
2104 Julius Dr Augusta, GA	2.0	2.0	1128	$1,200	$1.06	22d	1	1.45mi
2442 Winston Way Augusta, GA	2.0	1.0	852	$1,050	$1.23	24d	1	1.48mi
3543 Windermere Dr Hephzibah, GA	4.0	2.0	1394	$1,550	$1.11	44d	1	1.49mi
3543 Windermere Dr Hephzibah, GA	4.0	2.0	1394	$1,550	$1.11	24d	1	1.49mi

Listing history 28 events

1. 2026-04-22
   status Pending
2. 2026-04-22
   historical
3. 2026-04-21
   historical
4. 2026-04-01
   price $135,000
5. 2026-03-27
   status Active
6. 2026-03-23
   status Pending
7. 2026-03-12
   price $144,900
8. 2026-02-27
   listed $149,900 Active
9. 2026-02-27
   listed $135,000
10. 2026-02-13
    price $60,000 175-char remark

    Show marketing remark (175 chars)

    This brick ranch home loacted near Ft. Gordon, schools, and the bus line is listed for less than tax value at $55000. Call Ray at 706-564-2217 today. This one won't last long!

11. 2025-03-24
    historical
12. 2025-03-24
    historical
13. 2025-03-17
    listed $140,000
14. 2025-03-17
    listed $140,000
15. 2024-05-08
    historical
16. 2024-05-08
    historical
17. 2024-03-27
    listed $129,900
18. 2024-03-27
    listed $129,900
19. 2022-11-10
    soldstatus $57,000 175-char remark

    Show marketing remark (175 chars)

    This brick ranch home loacted near Ft. Gordon, schools, and the bus line is listed for less than tax value at $55000. Call Ray at 706-564-2217 today. This one won't last long!

20. 2022-10-12
    listed $349,900 175-char remark

    Show marketing remark (175 chars)

    This brick ranch home loacted near Ft. Gordon, schools, and the bus line is listed for less than tax value at $55000. Call Ray at 706-564-2217 today. This one won't last long!

21. 2012-08-30
    soldstatus $23,001
22. 2012-08-30
    soldstatus $23,001
23. 2012-06-19
    listed $23,000
24. 2012-06-19
    listed $23,000
25. 2007-03-12
    soldstatus $57,000
26. 2007-02-28
    soldstatus $57,000 Closed 175-char remark

    Show marketing remark (175 chars)

    This brick ranch home loacted near Ft. Gordon, schools, and the bus line is listed for less than tax value at $55000. Call Ray at 706-564-2217 today. This one won't last long!

27. 2007-02-28
    soldstatus $57,000

    Show marketing remark (175 chars)

    This brick ranch home loacted near Ft. Gordon, schools, and the bus line is listed for less than tax value at $55000. Call Ray at 706-564-2217 today. This one won't last long!

28. 2006-12-08
    listed $60,000

ⓘ 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: $1,711 · $143/mo
• Projected year-2 tax: $1,711 · $143/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 · 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: $17,653
• − Mortgage interest: −$7,562
• − Property taxes: −$1,711
• − Insurance: −$675
• − Repairs & maintenance: −$1,412
• − Management: −$1,412
• − Depreciation: −$3,927
• Taxable income: $953
• Est. tax owed @ 24.0%: −$229
• After-tax cash flow: $2,836/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

+125.0% since first listed

28 events — show timeline

• 2026-04-22 Pending — Hive MLS
• 2026-04-22 Listing Removed — Hive MLS
• 2026-04-21 Listing Removed — Hive MLS
• 2026-04-01 Price Changed $135,000 Hive MLS
• 2026-03-27 Relisted — Hive MLS
• 2026-03-23 Pending — Hive MLS
• 2026-03-12 Price Changed $144,900 Hive MLS
• 2026-02-27 Listed $135,000 Hive MLS
• 2026-02-27 Listed $149,900 Hive MLS
• 2026-02-13 Price Changed $60,000 Hive MLS
• 2025-03-24 Listing Removed — Hive MLS
• 2025-03-24 Listing Removed — Hive MLS
• 2025-03-17 Listed $140,000 Hive MLS
• 2025-03-17 Listed $140,000 Hive MLS
• 2024-05-08 Listing Removed — Hive MLS
• 2024-05-08 Listing Removed — Hive MLS
• 2024-03-27 Listed $129,900 Hive MLS
• 2024-03-27 Listed $129,900 Hive MLS
• 2022-11-10 Sold (MLS) $57,000 Hive MLS
• 2022-10-12 Listed $349,900 Hive MLS
• 2012-08-30 Sold (MLS) $23,001 Hive MLS
• 2012-08-30 Sold (MLS) $23,001 Hive MLS
• 2012-06-19 Listed $23,000 Hive MLS
• 2012-06-19 Listed $23,000 Hive MLS
• 2007-03-12 Sold (Public Records) $57,000 Public Records
• 2007-02-28 Sold (MLS) $57,000 Hive MLS
• 2007-02-28 Sold (MLS) $57,000 Hive MLS
• 2006-12-08 Listed $60,000 Hive MLS

Property tax history

+3.7%/yr

Latest (2025): $1,711 · +8.2% YoY. Source: county tax records.