1367 Wrightsboro Rd · Augusta-Richmond County consolidated government (balance), GA 30901

$50,000

1 bd · 1.0 ba · 644 sqft · SingleFamily public records · 298 Days on market

Built 1928 $78/sqft · 104% above area ↓ 21% since listing

---

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

Listing remarks MLS

BACK ON MARKET DUE TO NO FAULT OF SELLER! DON'T MISS THIS! Investor portfolio opportunity! Presenting a cozy single family home, currently occupied by a tenant on a month-to-month lease paying 375/mo in rent. This home features one bedroom, one bathroom, a kitchen, and living room. Conveniently situated just minutes from Augusta's downtown amenities, this property offers both comfort and accessibility. This property is part of a four property portfolio sale that includes the following properties: 1377, 1369, 1371 and 1367 Wrightsboro Rd. for a total list price of 320,000. Please be aware that this sale encompasses all listed properties as a unified package. The properties are being sold as-is.

Key facts

• Built 1928
• Listed 297 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.9% 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.
• Market conditions: Rents soft (-1.3%/yr); 129 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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).
• At $1,045/mo this rent would consume 50% of the median local household income ($25k/yr) (locally 2063% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $4k of equity ($346 loan paydown + $4k 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 298 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $10k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $44,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 298 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 2.09% ✓
• Cap rate: 17.95%
• Cash-on-cash: 41.61%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (median comp): $24,540
• List price: $50,000
• Delta: 103.75%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1524 Chestnut St	0.35mi	1/1.0	618 (-4%)	20mo	$14,000	$23	60

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: 51.9%
• Equity multiple: 4.50×
• Total profit: $49,048
• Equity at exit: $38,601

10-year hold

• IRR: 45.7%
• Equity multiple: 9.13×
• Total profit: $113,772
• Equity at exit: $77,217

Cash invested: $14,000 (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: 4.0×

Monthly cashflow live

• Estimated rent: $1,045 high
• Mortgage (P&I): −$262
• Tax from tax record: −$57 /mo · $680/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$219
• Net cashflow: $486

Break-even live

Break-even rent $430

Max offer price $50,000

Occupancy floor 49%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$923	$1.19	43d	1	0.23mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$1,350	$1.29	21d	13	0.33mi
1601 12th St Unit 1601 Augusta, GA	2.0	1.0	550	$875	$1.59	43d	1	0.51mi
1601 12th St Unit 1603 Augusta, GA	1.0	1.0	550	$875	$1.59	21d	1	0.51mi
1016 Laney Walker Blvd Augusta, GA	1.0–2.0	1.0	794	$740	$0.93	23d	4	0.58mi
1399 Walton Way Augusta, GA	1.0	1.0	582	$1,401	$2.41	43d	1	0.73mi
1240 Holden Dr Augusta, GA	2.0	1.0	675	$1,095	$1.62	43d	1	0.84mi
1220 Holden Dr Augusta, GA	2.0	1.0	675	$1,095	$1.62	43d	1	0.88mi
1202 Holden Dr Augusta, GA	2.0	1.0	675	$1,150	$1.70	43d	1	0.96mi
1450 Greene St Augusta, GA	1.0	1.0	720	$1,480	$2.06	43d	1	0.98mi
709 Hall St Augusta, GA	2.0	1.0	600	$990	$1.65	43d	1	0.98mi
1926 Howard Ave Unit B Augusta, GA	1.0	1.0	400	$800	$2.00	43d	1	1.08mi
1750 Essie McIntyre Blvd Augusta, GA	2.0	1.0	720	$950	$1.32	43d	1	1.12mi
513 James Brown Blvd Augusta, GA	1.0	1.0	718	$1,375	$1.91	14d	2	1.17mi
1204 Broad St Unit 1 Augusta, GA	1.0	1.0	750	$1,100	$1.47	23d	1	1.23mi
1204 Broad St Unit 1 Augusta, GA	1.0	1.0	750	$1,125	$1.50	43d	1	1.23mi
1730 Hicks St Apt A Augusta, GA	2.0	1.0	750	$750	$1.00	14d	1	1.25mi
1838 Watkins St Augusta, GA	2.0	1.0	672	$1,050	$1.56	23d	1	1.26mi
1022 Broad St Apt A Augusta, GA	1.0	1.0	665	$1,075	$1.62	43d	1	1.29mi
936 Broad St #415 Augusta, GA	1.0	1.0	701	$1,750	$2.50	43d	1	1.33mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$1,631	$1.54	14d	11	1.37mi
1836 Greene St Augusta, GA	1.0	1.0	620	$950	$1.53	23d	1	1.40mi
828 Broad St Unit B Augusta, GA	2.0	1.0	750	$995	$1.33	43d	1	1.42mi
828 Broad St Augusta, GA	2.0	1.0	750	$995	$1.33	23d	1	1.42mi
1860 Greene St Unit 408 EVE Augusta, GA	—	1.0	500	$725	$1.45	14d	1	1.43mi
537 Watkins St Unit B Augusta, GA	1.0	1.0	725	$705	$0.97	43d	1	1.44mi
930 Hickman Rd Unit F Augusta, GA	1.0	1.0	600	$995	$1.66	43d	1	1.49mi
930 Hickman Rd Unit C Augusta, GA	1.0	1.0	600	$950	$1.58	14d	1	1.49mi
936 Hickman Rd Unit 7 Augusta, GA	1.0	1.0	600	$995	$1.66	43d	1	1.49mi
938 Hickman Rd Unit 6 Augusta, GA	1.0	1.0	550	$875	$1.59	43d	1	1.49mi
938 Hickman Rd Unit 8 Augusta, GA	1.0	1.0	600	$995	$1.66	14d	1	1.49mi

Listing history 18 events

1. 2025-10-10
   status Back On Market 702-char remark

   Show marketing remark (702 chars)

   BACK ON MARKET DUE TO NO FAULT OF SELLER! DON'T MISS THIS! Investor portfolio opportunity! Presenting a cozy single family home, currently occupied by a tenant on a month-to-month lease paying 375/mo in rent. This home features one bedroom, one bathroom, a kitchen, and living room. Conveniently situated just minutes from Augusta's downtown amenities, this property offers both comfort and accessibility. This property is part of a four property portfolio sale that includes the following properties: 1377, 1369, 1371 and 1367 Wrightsboro Rd. for a total list price of 320,000. Please be aware that this sale encompasses all listed properties as a unified package. The properties are being sold as-is.

2. 2025-09-10
   historical On Hold 702-char remark

   Show marketing remark (702 chars)

   BACK ON MARKET DUE TO NO FAULT OF SELLER! DON'T MISS THIS! Investor portfolio opportunity! Presenting a cozy single family home, currently occupied by a tenant on a month-to-month lease paying 375/mo in rent. This home features one bedroom, one bathroom, a kitchen, and living room. Conveniently situated just minutes from Augusta's downtown amenities, this property offers both comfort and accessibility. This property is part of a four property portfolio sale that includes the following properties: 1377, 1369, 1371 and 1367 Wrightsboro Rd. for a total list price of 320,000. Please be aware that this sale encompasses all listed properties as a unified package. The properties are being sold as-is.

3. 2025-08-14
   price $50,000

   Show marketing remark (702 chars)

   BACK ON MARKET DUE TO NO FAULT OF SELLER! DON'T MISS THIS! Investor portfolio opportunity! Presenting a cozy single family home, currently occupied by a tenant on a month-to-month lease paying 375/mo in rent. This home features one bedroom, one bathroom, a kitchen, and living room. Conveniently situated just minutes from Augusta's downtown amenities, this property offers both comfort and accessibility. This property is part of a four property portfolio sale that includes the following properties: 1377, 1369, 1371 and 1367 Wrightsboro Rd. for a total list price of 320,000. Please be aware that this sale encompasses all listed properties as a unified package. The properties are being sold as-is.

4. 2025-08-14
   price $50,000 702-char remark

   Show marketing remark (702 chars)

   BACK ON MARKET DUE TO NO FAULT OF SELLER! DON'T MISS THIS! Investor portfolio opportunity! Presenting a cozy single family home, currently occupied by a tenant on a month-to-month lease paying 375/mo in rent. This home features one bedroom, one bathroom, a kitchen, and living room. Conveniently situated just minutes from Augusta's downtown amenities, this property offers both comfort and accessibility. This property is part of a four property portfolio sale that includes the following properties: 1377, 1369, 1371 and 1367 Wrightsboro Rd. for a total list price of 320,000. Please be aware that this sale encompasses all listed properties as a unified package. The properties are being sold as-is.

5. 2025-07-01
   listed $60,000 New 702-char remark

   Show marketing remark (702 chars)

   BACK ON MARKET DUE TO NO FAULT OF SELLER! DON'T MISS THIS! Investor portfolio opportunity! Presenting a cozy single family home, currently occupied by a tenant on a month-to-month lease paying 375/mo in rent. This home features one bedroom, one bathroom, a kitchen, and living room. Conveniently situated just minutes from Augusta's downtown amenities, this property offers both comfort and accessibility. This property is part of a four property portfolio sale that includes the following properties: 1377, 1369, 1371 and 1367 Wrightsboro Rd. for a total list price of 320,000. Please be aware that this sale encompasses all listed properties as a unified package. The properties are being sold as-is.

6. 2025-05-30
   historical
7. 2025-05-30
   historical
8. 2025-03-02
   historical
9. 2024-05-04
   listed $60,000 New
10. 2024-05-02
    listed $50,000
11. 2024-05-02
    listed $50,000
12. 2022-04-29
    soldstatus $300,000
13. 2022-04-18
    soldstatus $50,000
14. 2022-04-18
    soldstatus $50,000
15. 2021-10-22
    listed $50,000
16. 2021-10-22
    listed $50,000
17. 2009-01-27
    soldstatus $163,000
18. 1994-06-01
    soldstatus $63,400

ⓘ 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: $680 · $57/mo
• Projected year-2 tax: $680 · $57/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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $12,535
• − Mortgage interest: −$2,801
• − Property taxes: −$680
• − Insurance: −$250
• − Repairs & maintenance: −$1,003
• − Management: −$1,003
• − Depreciation: −$1,455
• Taxable income: $5,344
• Est. tax owed @ 24.0%: −$1,283
• After-tax cash flow: $4,544/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

-21.1% since first listed

18 events — show timeline

• 2025-10-10 Relisted — GAMLS
• 2025-09-10 Delisted — GAMLS
• 2025-08-14 Price Changed $50,000 AMLS
• 2025-08-14 Price Changed $50,000 GAMLS
• 2025-07-01 Listed $60,000 GAMLS
• 2025-05-30 Listing Removed — Hive MLS
• 2025-05-30 Listing Removed — Hive MLS
• 2025-03-02 Listing Removed — GAMLS
• 2024-05-04 Listed $60,000 GAMLS
• 2024-05-02 Listed $50,000 Hive MLS
• 2024-05-02 Listed $50,000 Hive MLS
• 2022-04-29 Sold (Public Records) $300,000 Public Records
• 2022-04-18 Sold (MLS) $50,000 Hive MLS
• 2022-04-18 Sold (MLS) $50,000 Hive MLS
• 2021-10-22 Listed $50,000 Hive MLS
• 2021-10-22 Listed $50,000 Hive MLS
• 2009-01-27 Sold (Public Records) $163,000 Public Records
• 1994-06-01 Sold (Public Records) $63,400 Public Records

Property tax history

+2.8%/yr

Latest (2025): $680 · +15.9% YoY. Source: county tax records.