2250 Darlington Dr · Augusta-Richmond County consolidated government (balance), GA 30904

$129,900

3 bd · 2.0 ba · 1,499 sqft · SingleFamily public records · 1 Days on market

Built 1955 0.33 ac lot Est $202k · 36% 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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.6/10.0
• 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

FOREST ACRES AND A BARGAIN! 3 BEDROOMS, 2 FULL BATHS, COVERED PATIO, DOUBLE CARPORT, NEW FURNACE, AC, HOT WATER, ETC. ALARM IS ACTIVE.

Key facts

• Updated lvp flooring
• 0.33 acre lot
• Garage

Tags

• UPDATED LVP FLOORING
• LARGE FENCED BACKYARD
• MOVE-IN-READY PROPERTY

Property features AI

Finance

• HOA & community: Street lights

Exterior

• Parking: Detached concrete garage (1 garage space); 1 parking space total
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Sewer and water available
• Home design: Single-family residence; One level; Entry level 1
• Construction: Concrete and brick construction; Slab foundation
• Exterior features: Fenced yard; Screened rear porch; Composition roof; Has a view; Street lights in the community

Interior

• Kitchen: Refrigerator; Range; Dishwasher
• Bedrooms: 6 total rooms (includes bedrooms and other rooms)
• Flooring: Laminate; Vinyl; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating; Fireplace(s)
• Interior features: Eat-in kitchen; Window coverings; Screened rear porch
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $212 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Cap rate 8.3% 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: Bayvale Elementary School (math 12% / reading 8%, grade F, #1,092 of 1,228 statewide, top 91%, 377 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 lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $898 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 14y 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 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 67% 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 $129,900

Questions for the listing agent

1. Built in 1955 — 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: 1.06% ✓
• Cap rate: 8.25%
• Cash-on-cash: 7.00%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $202,365
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2280 Raleigh Dr	0.21mi	3/2.0	1,500 (+0%)	6mo	$180,000	$120	85
2708 Barry Dr	0.36mi	3/1.5	1,403 (-6%)	6mo	$160,000	$114	66
1731 Oak Dr	0.69mi	3/2.0	1,437 (-4%)	3mo	$120,000	$84	59
1750 Kings Wood Dr	0.57mi	3/1.0	1,482 (-1%)	12mo	$220,000	$148	58
1745 Oak Dr	0.61mi	4/2.0 (+1)	1,574 (+5%)	9mo	$218,000	$139	50
2220 Birnam Pl Pl	0.57mi	3/2.0	1,373 (-8%)	11mo	$185,000	$135	50
2031 Wharton Dr	0.66mi	3/2.0	1,313 (-12%)	4mo	$85,000	$65	45
2227 Birnam Place Pl	0.63mi	3/2.5	1,350 (-10%)	9mo	$170,000	$126	45
2730 Edward Dr	0.56mi	3/1.5	1,305 (-13%)	8mo	$175,000	$134	44
1743 King Woods Dr	0.64mi	3/2.0	1,303 (-13%)	10mo	$235,000	$180	40
1730 Kissingbower Rd	0.72mi	3/2.0	1,333 (-11%)	10mo	$189,900	$142	39
1741 Kissingbower Rd	0.68mi	2/1.0 (-1)	1,340 (-11%)	5mo	$189,000	$141	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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-5,720
• Equity at exit: $19,369

10-year hold

• IRR: 7.0%
• Equity multiple: 1.55×
• Total profit: $20,096
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,381 high
• Mortgage (P&I): −$681
• Tax from tax record: −$144 /mo · $1,725/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $212

Break-even live

Break-even rent $1,113

Max offer price $129,900

Occupancy floor 80%

Sensitivity live

Price	-10% $286	-5% $249	+0% $212	+5% $175	+10% $138
Rent	-10% $103	-5% $157	+0% $212	+5% $267	+10% $321
Rate	-1.0pp $277	-0.5pp $245	base $212	+0.5pp $178	+1.0pp $144

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2128 Roosevelt Dr Augusta, GA	3.0	2.0	1050	$1,340	$1.28	24d	1	0.28mi
2726 Landing Loop Dr Augusta, GA	3.0	2.0	1008	$1,025	$1.02	45d	1	0.38mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	24d	1	0.58mi
2730 Lakewood Dr Augusta, GA	3.0	1.5	1460	$1,550	$1.06	44d	1	0.58mi
2201 Walden Dr Unit DRIVEB2 Augusta, GA	2.0	1.5	1063	$1,100	$1.03	44d	1	0.60mi
2201 Walden Dr Augusta, GA	2.0	1.0	1063	$1,100	$1.03	44d	1	0.60mi
2201 Walden Dr Unit DRIVEA2 Augusta, GA	2.0	1.5	1063	$1,050	$0.99	44d	1	0.60mi
1914 1/2 Kratha Dr Augusta, GA	2.0	1.0	1400	$995	$0.71	14d	1	0.65mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	44d	1	0.80mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	24d	1	0.80mi
2205 Southgate Dr Augusta, GA	1.0–2.0	1.0–1.5	770	$1,099	$1.43	14d	7	0.80mi
2240 Walden Dr Augusta, GA	3.0	2.0	1107	$1,495	$1.35	24d	1	0.80mi
2020 Garr Dr Augusta, GA	3.0	1.0	1100	$1,200	$1.09	14d	1	0.82mi
19 Trapp Ct Unit 19 Augusta, GA	2.0	1.5	1050	$995	$0.95	44d	1	0.83mi
1719 Kissingbower Rd Augusta, GA	2.0	1.0	1185	$1,195	$1.01	21d	1	0.83mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	14d	1	0.84mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	44d	1	0.87mi
2120 Whitney South Dr Augusta, GA	2.0	2.0	1118	$1,500	$1.34	45d	1	0.87mi
2230 Hollis Rd Augusta, GA	2.0	1.0	1000	$975	$0.97	44d	1	0.90mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	45d	1	0.94mi
1917 Lazenby Dr Augusta, GA	3.0	2.0	1606	$1,300	$0.81	44d	1	0.94mi
2311 Walden Dr Unit E1 Augusta, GA	2.0	1.0	960	$875	$0.91	24d	1	0.97mi
2311 Walden Dr Augusta, GA	2.0	1.0	960	$900	$0.94	24d	1	0.97mi
2311 Walden Dr Unit A2 Augusta, GA	2.0	1.0	960	$950	$0.99	45d	1	0.97mi
1613 Pendleton Rd Augusta, GA	3.0	2.0	1418	$1,695	$1.20	14d	1	0.98mi
1509 Troupe St Augusta, GA	3.0	2.0	1200	$1,695	$1.41	14d	1	1.01mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	44d	1	1.10mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	24d	1	1.10mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	44d	1	1.13mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	44d	1	1.13mi
1508 Heard Ave Augusta, GA	3.0	2.0	1314	$1,400	$1.07	44d	1	1.15mi
2511 Cascade Dr Augusta, GA	2.0	1.0	891	$1,000	$1.12	14d	2	1.17mi
2140 Kelly St Augusta, GA	4.0	2.0	1650	$1,500	$0.91	44d	1	1.19mi
2144 Kelly St Augusta, GA	3.0	1.5	1100	$1,425	$1.30	44d	1	1.21mi
1712 Morgan St Augusta, GA	3.0	1.0	1209	$1,330	$1.10	24d	1	1.24mi
2810 Thomas Ln Augusta, GA	2.0	2.0	1030	$975	$0.95	44d	6	1.24mi
1432 Heard Ave Augusta, GA	3.0	2.0	1278	$1,500	$1.17	44d	1	1.27mi
2663 Thomas Ln Augusta, GA	2.0–3.0	2.0–2.5	1250	$1,446	$1.16	24d	3	1.28mi
2461 Damascus Rd Augusta, GA	2.0	1.0–1.5	1000	$900	$0.90	24d	3	1.28mi
1526 Heath St Augusta, GA	2.0	1.0	900	$1,250	$1.39	44d	1	1.28mi

Listing history 12 events

1. 2026-05-26
   listed $129,900 Active
2. 2025-09-11
   historical $1,385
3. 2025-09-05
   price $1,385
4. 2025-08-14
   listed $1,415
5. 2019-12-31
   soldstatus $17,554,800
6. 2018-09-18
   soldstatus $3,516,400
7. 2013-06-10
   soldstatus $50,000
8. 2013-06-06
   soldstatus $50,000 134-char remark

   Show marketing remark (134 chars)

   FOREST ACRES AND A BARGAIN! 3 BEDROOMS, 2 FULL BATHS, COVERED PATIO, DOUBLE CARPORT, NEW FURNACE, AC, HOT WATER, ETC. ALARM IS ACTIVE.

9. 2013-06-06
   soldstatus $50,000 134-char remark

   Show marketing remark (134 chars)

   FOREST ACRES AND A BARGAIN! 3 BEDROOMS, 2 FULL BATHS, COVERED PATIO, DOUBLE CARPORT, NEW FURNACE, AC, HOT WATER, ETC. ALARM IS ACTIVE.

10. 2012-05-11
    listed $59,900 134-char remark

    Show marketing remark (134 chars)

    FOREST ACRES AND A BARGAIN! 3 BEDROOMS, 2 FULL BATHS, COVERED PATIO, DOUBLE CARPORT, NEW FURNACE, AC, HOT WATER, ETC. ALARM IS ACTIVE.

11. 2012-05-11
    listed $59,900 134-char remark

    Show marketing remark (134 chars)

    FOREST ACRES AND A BARGAIN! 3 BEDROOMS, 2 FULL BATHS, COVERED PATIO, DOUBLE CARPORT, NEW FURNACE, AC, HOT WATER, ETC. ALARM IS ACTIVE.

12. 1994-02-07
    soldstatus $54,900

ⓘ 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: $1,725 · $144/mo
• Projected year-2 tax: $1,725 · $144/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 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $16,575
• − Mortgage interest: −$7,276
• − Property taxes: −$1,725
• − Insurance: −$650
• − Repairs & maintenance: −$1,326
• − Management: −$1,326
• − Depreciation: −$3,779
• Taxable income: $492
• Est. tax owed @ 24.0%: −$118
• After-tax cash flow: $2,426/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

+136.6% since first listed

12 events — show timeline

• 2026-05-26 Listed $129,900 Hive MLS
• 2025-09-11 Rental Removed $1,385 RENTLY
• 2025-09-05 Price Changed $1,385 RENTLY
• 2025-08-14 Listed for Rent $1,415 RENTLY
• 2019-12-31 Sold (Public Records) $17,554,800 Public Records
• 2018-09-18 Sold (Public Records) $3,516,400 Public Records
• 2013-06-10 Sold (Public Records) $50,000 Public Records
• 2013-06-06 Sold (MLS) $50,000 Hive MLS
• 2013-06-06 Sold (MLS) $50,000 Hive MLS
• 2012-05-11 Listed $59,900 Hive MLS
• 2012-05-11 Listed $59,900 Hive MLS
• 1994-02-07 Sold (Public Records) $54,900 Public Records

Property tax history

+4.8%/yr

Latest (2025): $1,725 · +3.5% YoY. Source: county tax records.