1952 Brown Rd · Augusta-Richmond County consolidated government (balance), GA 30815

$195,000

4 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 41 Days on market

Built 1968 0.66 ac lot $156/sqft · at area comps Est $268k · 27% 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 +20.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.3/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Lovely 5-bedroom, 2-bath, 1,724-square-foot home with a new roof (2024), new water heater (2024), and new HVAC to be installed before closing. Freshly painted throughout, with laminate wood-look flooring. The large living room (21 X 15) opens into the kitchen, boasting wood cabinets, tile countertops, tiled back splash, smooth top electric range, and stainless refrigerator. This home is energy efficient with double new pane windows. The attic has pull downstairs with storage and some flooring. The 16 X 14 addition provides a large fifth bedroom with everything run to make an additional bathroom. Entertain and enjoy fun with family and friends in the large fenced back yard with a 1-year-old

Key facts

• New hvac
• Tile countertops
• New water heater

Tags

• NEW ROOF
• NEW WATER HEATER
• NEW HVAC
• TILE COUNTERTOPS
• TILED BACK SPLASH
• SMOOTH TOP ELECTRIC RANGE

Property features AI

Finance

• HOA & community: Street lights in community

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Composition roof
• Exterior features: Covered front and rear porch; Porch; Fenced yard; Outbuilding

Interior

• Kitchen: Range; Refrigerator; Tile counters
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Ceiling fans; Forced air heating
• Interior features: Built-in features; Tile countertops; In-law floorplan; See remarks; Insulated windows
• Laundry & utility: Washer; Dryer; Washer hookup; Crawl space (no basement)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $267 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (0.6% below list).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 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: Goshen Elementary School (math 17% / reading 22%, grade F, #878 of 1,228 statewide, top 75%, 448 students, 98% FRL); Pine Hill Middle School (math 5% / reading 19%, grade F, #417 of 470 statewide, top 90%, 582 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 (-0.7%/yr); 371 active listings in the ZIP; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($70k/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 $1k of loan paydown is wiped out by about $6k 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 41 days — a 3% lower offer ($189k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $137k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.93%
• Cash-on-cash: 5.86%
• DSCR: 1.26
• GRM: 8.4

CMA / ARV

• ARV (median comp): $267,822
• List price: $195,000
• Delta: -27.19%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.63×
• Total profit: $-20,321
• Equity at exit: $29,075

10-year hold

• IRR: -5.8%
• Equity multiple: 0.67×
• Total profit: $-17,868
• Equity at exit: $16,860

Cash invested: $54,600 (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 30815

• Home prices YoY: -24.2%
• Rents YoY: -0.7%
• Active inventory: 371
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,938 medium
• Mortgage (P&I): −$1,023
• Tax from tax record: −$160 /mo · $1,923/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $267

Break-even live

Break-even rent $1,600

Max offer price $195,000

Occupancy floor 81%

Sensitivity live

Price	-10% $377	-5% $322	+0% $267	+5% $211	+10% $156
Rent	-10% $113	-5% $190	+0% $267	+5% $343	+10% $420
Rate	-1.0pp $365	-0.5pp $316	base $267	+0.5pp $216	+1.0pp $165

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $195,000 Active 41 DOM
2. 2026-06-18
   days on market $195,000 Active 38 DOM
3. 2026-06-17
   days on market $195,000 Active 37 DOM
4. 2026-06-16
   days on market $195,000 Active 36 DOM
5. 2026-06-15
   days on market $195,000 Active 35 DOM
6. 2026-06-14
   days on market $195,000 Active 33 DOM
7. 2026-06-10
   days on market $195,000 Active 30 DOM
8. 2026-06-09
   days on market $195,000 Active 29 DOM
9. 2026-06-08
   days on market $195,000 Active 28 DOM
10. 2026-06-07
    days on market $195,000 Active 27 DOM
11. 2026-06-03
    days on market $195,000 Active 23 DOM
12. 2026-06-02
    days on market $195,000 Active 22 DOM
13. 2026-06-01
    days on market $195,000 Active 21 DOM
14. 2026-05-31
    days on market $195,000 Active 20 DOM
15. 2026-05-30
    days on market $195,000 Active 19 DOM
16. 2026-05-11
    historical
17. 2026-03-25
    price $195,000
18. 2026-02-21
    listed $200,000 Active
19. 2026-02-20
    listed $195,000 Active 826-char remark
20. 2020-10-21
    soldstatus $137,000
21. 2020-10-21
    soldstatus $137,000
22. 2000-06-06
    soldstatus $15,000

ⓘ 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: $1,923 · $160/mo
• Projected year-2 tax: $1,923 · $160/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 5/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $23,251
• − Mortgage interest: −$10,923
• − Property taxes: −$1,923
• − Insurance: −$975
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − Depreciation: −$5,673
• Taxable income: $37
• Est. tax owed @ 24.0%: −$9
• After-tax cash flow: $3,190/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): 44,109
• Household income: $70,202
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 867.0

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 (62%)
• Race & ethnicity: Black 62% White 27% Two or more races 5% Hispanic / Latino 4%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% 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: ▼ -51.74%
• Current HPI: 162.4074
• Rent YoY: ▼ -0.71%
• 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

+1200.0% since first listed

7 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-03-25 Price Changed $195,000 Hive MLS
• 2026-02-21 Listed $200,000 Hive MLS
• 2026-02-20 Listed $195,000 Hive MLS
• 2020-10-21 Sold (Public Records) $137,000 Public Records
• 2020-10-21 Sold (Public Records) $137,000 Public Records
• 2000-06-06 Sold (Public Records) $15,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,923 · +53.6% YoY. Source: county tax records.