1122 Murphy St · Augusta-Richmond County consolidated government (balance), GA 30904

$135,000

3 bd · 1.0 ba · 1,192 sqft · SingleFamily public records · 26 Days on market

Built 1946 7,405 sqft lot $113/sqft · 12% below area Est $153k · 12% under

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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 +19.6/30.0
• ARV discount +12.9/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated cottage on studiously quiet street. Close to ASU, University Hospital, MCG and VA. Spacious bedrooms and HVAC installed within the last 5 years. Move in ready!

Key facts

• Medical district
• Charming cottage
• Several amenities

Tags

• CHARMING COTTAGE
• HEART OF AUGUSTA
• MEDICAL DISTRICT
• DOWNTOWN
• SEVERAL AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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 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: Monte Sano Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 410 students, 98% FRL); Tutt Middle School (math 7% / reading 21%, grade F, #405 of 470 statewide, top 86%, 476 students, 98% FRL); Academy of Richmond County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,141 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 fast (+4.3%/yr); 222 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); 48% 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 35% of the median local income ($47k/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

• It's been on market 26 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 20y ago; this cycle's ask has dropped $15k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $105k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 72% 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 $132,975 (1.5% below list)

Questions for the listing agent

1. Built in 1946 — 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: 1.02% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.93%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (median comp): $153,462
• List price: $135,000
• Delta: -12.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1131 Merry St	0.04mi	2/1.0 (-1)	1,208 (+1%)	6mo	$149,000	$123	86
947 Beman St	0.22mi	2/2.0 (-1)	1,200 (+1%)	5mo	$185,000	$154	75
1135 Merry St	0.04mi	3/2.0	1,294 (+9%)	6mo	$113,500	$88	75
1804 Starnes St	0.51mi	3/1.0	1,196 (+0%)	4mo	$65,000	$54	73
1835 Mcdowell St	0.16mi	2/1.0 (-1)	1,296 (+9%)	4mo	$230,000	$177	69
1823 Wrightsboro Rd	0.35mi	3/3.0	1,256 (+5%)	1mo	$224,900	$179	66
1834 Woodrow St	0.29mi	3/1.5	1,326 (+11%)	2mo	$233,000	$176	64
1802 Wrighstboro Rd Rd	0.37mi	2/2.0 (-1)	1,114 (-6%)	5mo	$122,880	$110	59
2018 Central Ave	0.41mi	2/1.0 (-1)	1,285 (+8%)	6mo	$139,000	$108	58
1430 Heard Ave	0.66mi	2/1.0 (-1)	1,260 (+6%)	1mo	$155,000	$123	54
1924 Fenwick St	0.58mi	3/1.0	1,320 (+11%)	4mo	$30,000	$23	52
1208 Hickman Rd	0.58mi	3/1.0	1,323 (+11%)	4mo	$160,000	$121	52

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-10,153
• Equity at exit: $20,129

10-year hold

• IRR: 4.0%
• Equity multiple: 1.31×
• Total profit: $11,593
• 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 30904

• Rents YoY: 4.3%
• Active inventory: 222
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,374 high
• Mortgage (P&I): −$708
• Tax from tax record: −$166 /mo · $1,995/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$289
• Net cashflow: $155

Break-even live

Break-even rent $1,178

Max offer price $135,000

Occupancy floor 84%

Sensitivity live

Price	-10% $232	-5% $194	+0% $155	+5% $117	+10% $79
Rent	-10% $47	-5% $101	+0% $155	+5% $210	+10% $264
Rate	-1.0pp $223	-0.5pp $190	base $155	+0.5pp $120	+1.0pp $85

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1105 Merry St Augusta, GA	3.0	1.0	1281	$1,350	$1.05	24d	1	0.10mi
1239 Holden Dr Augusta, GA	3.0	1.0	816	$1,095	$1.34	14d	1	0.16mi
1244 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	14d	1	0.17mi
1246 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	14d	1	0.17mi
1804 Central Ave Augusta, GA	2.0	1.0	1200	$1,100	$0.92	24d	1	0.18mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	44d	1	0.27mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	44d	1	0.33mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	14d	1	0.35mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	14d	1	0.50mi
2031 Wrightsboro Rd Augusta, GA	2.0	2.0	1240	$1,750	$1.41	44d	1	0.51mi
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	44d	1	0.62mi
2110 Gary St Augusta, GA	2.0	1.5	1173	$1,195	$1.02	44d	1	0.65mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	44d	1	0.67mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	44d	1	0.67mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	24d	1	0.67mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	24d	1	0.68mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	24d	1	0.69mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	21d	13	0.69mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	44d	1	0.73mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	44d	1	0.74mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	24d	1	0.75mi
1742 Walker St Augusta, GA	3.0	2.0	1384	$1,600	$1.16	45d	1	0.76mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	44d	1	0.82mi
1730 Hicks St Apt A Augusta, GA	2.0	1.0	750	$750	$1.00	14d	1	0.86mi
531 Tubman St Augusta, GA	2.0	1.0	864	$1,250	$1.45	44d	1	0.87mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	24d	1	0.89mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	24d	1	0.89mi
1946 Greene St Augusta, GA	3.0	1.0	952	$1,350	$1.42	14d	1	0.91mi
1750 Essie McIntyre Blvd Augusta, GA	2.0	1.0	720	$950	$1.32	44d	1	0.92mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	24d	1	0.95mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	44d	1	0.95mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	14d	1	0.99mi
2224 Queens Way Augusta, GA	2.0	1.0	1239	$995	$0.80	44d	1	1.02mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	44d	1	1.02mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	44d	1	1.02mi
2165 Telfair St Unit B Augusta, GA	2.0	1.0	825	$800	$0.97	14d	1	1.03mi
2165 Telfair St Unit A Augusta, GA	2.0	1.0	825	$850	$1.03	44d	1	1.03mi
2165 1/2 Telfair St Augusta, GA	2.0	1.0	825	$800	$0.97	14d	1	1.04mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	44d	1	1.08mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	24d	1	1.08mi

Listing history 28 events

1. 2026-06-07
   statusdays on market $135,000 Pending 26 DOM
2. 2026-06-03
   days on market $135,000 Active 23 DOM
3. 2026-06-02
   days on market $135,000 Active 22 DOM
4. 2026-06-01
   days on market $135,000 Active 21 DOM
5. 2026-05-31
   days on market $135,000 Active 20 DOM
6. 2026-05-30
   days on market $135,000 Active 19 DOM
7. 2026-05-11
   historical
8. 2026-04-29
   price $135,000
9. 2026-04-01
   listed $149,900 Active
10. 2026-04-01
    listed $135,000 Active 280-char remark
11. 2026-02-13
    price $88,000

    Show marketing remark (167 chars)

    Updated cottage on studiously quiet street. Close to ASU, University Hospital, MCG and VA. Spacious bedrooms and HVAC installed within the last 5 years. Move in ready!

12. 2026-02-13
    price $56,700

    Show marketing remark (167 chars)

    Updated cottage on studiously quiet street. Close to ASU, University Hospital, MCG and VA. Spacious bedrooms and HVAC installed within the last 5 years. Move in ready!

13. 2023-01-28
    historical

    Show marketing remark (167 chars)

    Updated cottage on studiously quiet street. Close to ASU, University Hospital, MCG and VA. Spacious bedrooms and HVAC installed within the last 5 years. Move in ready!

14. 2022-12-13
    listed $475,000

    Show marketing remark (167 chars)

    Updated cottage on studiously quiet street. Close to ASU, University Hospital, MCG and VA. Spacious bedrooms and HVAC installed within the last 5 years. Move in ready!

15. 2022-07-14
    soldstatus $58,500
16. 2022-05-24
    listed $376,590
17. 2019-09-04
    soldstatus $74,000
18. 2019-09-04
    soldstatus $74,000
19. 2019-05-17
    listed $89,900
20. 2019-05-17
    listed $89,900
21. 2007-07-18
    soldstatus $84,000
22. 2007-06-01
    soldstatus $84,000 Closed

    Show marketing remark (167 chars)

    Updated cottage on studiously quiet street. Close to ASU, University Hospital, MCG and VA. Spacious bedrooms and HVAC installed within the last 5 years. Move in ready!

23. 2007-06-01
    soldstatus $84,000

    Show marketing remark (167 chars)

    Updated cottage on studiously quiet street. Close to ASU, University Hospital, MCG and VA. Spacious bedrooms and HVAC installed within the last 5 years. Move in ready!

24. 2007-03-02
    listed $88,000
25. 2006-12-31
    soldstatus $58,500 Closed
26. 2006-12-31
    soldstatus $58,500
27. 2006-04-26
    listed $56,700
28. 2002-05-14
    soldstatus $61,320

ⓘ 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: $1,995 · $166/mo
• Projected year-2 tax: $1,995 · $166/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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 72% 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: $16,494
• − Mortgage interest: −$7,562
• − Property taxes: −$1,995
• − Insurance: −$675
• − Repairs & maintenance: −$1,320
• − Management: −$1,320
• − Depreciation: −$3,927
• Taxable loss: −$305
• Est. tax savings @ 24.0%: +$73
• After-tax cash flow: $1,938/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): 23,400
• Household income: $46,696
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1594.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 47% White 41% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 4% Korean 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: ▼ -211.97%
• Current HPI: 199.0807
• Rent YoY: ▲ 4.29%
• 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

+71.2% since first listed

24 events — show timeline

• 2026-06-08 Sold (MLS) $105,000 Hive MLS
• 2026-06-06 Pending — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-29 Price Changed $135,000 Hive MLS
• 2026-04-01 Listed $149,900 Hive MLS
• 2026-04-01 Listed $135,000 Hive MLS
• 2026-02-13 Price Changed $88,000 Hive MLS
• 2026-02-13 Price Changed $56,700 Hive MLS
• 2023-01-28 Listing Removed — Hive MLS
• 2022-12-13 Listed $475,000 Hive MLS
• 2022-07-14 Sold (MLS) $58,500 Hive MLS
• 2022-05-24 Listed $376,590 Hive MLS
• 2019-09-04 Sold (MLS) $74,000 Hive MLS
• 2019-09-04 Sold (MLS) $74,000 Hive MLS
• 2019-05-17 Listed $89,900 Hive MLS
• 2019-05-17 Listed $89,900 Hive MLS
• 2007-07-18 Sold (Public Records) $84,000 Public Records
• 2007-06-01 Sold (MLS) $84,000 Hive MLS
• 2007-06-01 Sold (MLS) $84,000 Hive MLS
• 2007-03-02 Listed $88,000 Hive MLS
• 2006-12-31 Sold (MLS) $58,500 Hive MLS
• 2006-12-31 Sold (MLS) $58,500 Hive MLS
• 2006-04-26 Listed $56,700 Hive MLS
• 2002-05-14 Sold (Public Records) $61,320 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,995 · +5.4% YoY. Source: county tax records.