211 Broad St · Augusta-Richmond County consolidated government (balance), GA 30901

$340,000

6 bd · 4.0 ba · 2,552 sqft · MultiFamily public records · 23 Days on market

Built 1926 6,098 sqft lot Est $388k · 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 +15.2/30.0
• ARV discount +13.1/15.0
• Appreciation +9.1/10.0
• DSCR +4.7/10.0
• 1% rule +4.1/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Investment opportunity in the heart of Olde Towne Augusta! Priced below appraised value and positioned in one of Augusta's most sought after historic neighborhoods, this triplex offers immediate income with additional upside potential. Located just blocks from the Savannah River, downtown Augusta, Augusta University, area hospitals, and Fort Gordon, this property is ideally situated for long term rental demand. The lower level features two tenant occupied 1 bedroom, 1 bathroom units, providing immediate cash flow from day one. The spacious upper unit offers 3 bedrooms and 2 bathrooms and is currently vacant, presenting an excellent opportunity for an owner occupant, house hacker, or investo

Key facts

• Great outdoor area
• Conveniently located
• 6,098 sq ft lot

Tags

• STRONG INCOME POTENTIAL
• DESIRABLE DOWNTOWN LOCATIONS
• CONVENIENTLY LOCATED
• RECENTLY UPDATED KITCHEN
• SHARED BACKYARD SPACE
• GREAT OUTDOOR AREA

Property features AI

Finance

• Financial info: Contains at least two rental units with indicated actual rents: 1-bedroom unit reported at $930 and 3-bedroom unit reported at $1,300

Exterior

• Parking: Off-street parking
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Natural gas connected; Electricity connected; Water connected; Sewer connected
• Home design: Residential income property (Triplex); Two-story
• Construction: Aluminum siding; Vinyl siding; Frame construction; Metal roof; Brick/mortar and block foundation; Built as a multi-unit building
• Exterior features: Balcony; Front porch; Rear porch; Partial fencing; Has view

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: One 1-bedroom unit; One 3-bedroom unit
• Flooring: Carpet
• Heating & cooling: Central air conditioning; Forced air heating; Natural gas heating
• Interior features: Kitchen island; Unfurnished
• Laundry & utility: Washer provided; Washer hookup in kitchen; Dryer; Gas water heater

What this means for you Summary

Snapshot

• This is a 2×1bd/1ba + 1×3bd/2ba units multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $116 ($1k/yr) — positive. Per door: $39/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $309k (9.2% below list).
• Recommended offer: $309k (9.2% below list) — sets the bar for 1% rule.

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: W.S. Hornsby Elementary School (math 2% / reading 2%, grade F, #1,204 of 1,228 statewide, top 100%, 567 students, 98% FRL) — zoned schools average 98% FRL vs 72% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 2% at this address vs 16% district-wide (-14 pts) — the specific schools serving this property underperform the Richmond County average; the district grade overstates school quality for this exact location.
• Market conditions: Rents soft (-1.3%/yr); 129 active listings in the ZIP; lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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 $95k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y 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 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $308,600 (9.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.70%
• Cash-on-cash: 1.47%
• DSCR: 1.07
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $387,904
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
219 Ellis St	0.09mi	7/6.0 (+1)	2,536 (-1%)	24mo	$385,000	$152	62
219 Ellis St	0.09mi	7/6.0 (+1)	2,536 (-1%)	24mo	$385,000	$152	62

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: 20.4%
• Equity multiple: 2.50×
• Total profit: $142,388
• Equity at exit: $262,488

10-year hold

• IRR: 18.0%
• Equity multiple: 5.11×
• Total profit: $391,277
• Equity at exit: $525,075

Cash invested: $95,200 (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: 29.2×

Monthly cashflow live

• Estimated rent: $3,086 high
• Mortgage (P&I): −$1,783
• Tax from tax record: −$397 /mo · $4,763/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$648
• Net cashflow: $116

Break-even live

Break-even rent $2,939

Max offer price $340,000

Occupancy floor 91%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$1,944
1× unit	3	2	$1,143
Total (3 units)			$3,086

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-18
   days on market $340,000 Active 23 DOM
2. 2026-06-17
   days on market $340,000 Active 22 DOM
3. 2026-06-16
   days on market $340,000 Active 21 DOM
4. 2026-06-15
   days on market $340,000 Active 20 DOM
5. 2026-06-14
   days on market $340,000 Active 18 DOM
6. 2026-06-10
   days on market $340,000 Active 15 DOM
7. 2026-06-09
   days on market $340,000 Active 14 DOM
8. 2026-06-08
   days on market $340,000 Active 13 DOM
9. 2026-06-07
   days on market $340,000 Active 12 DOM
10. 2026-06-03
    days on market $340,000 Active 8 DOM
11. 2026-06-02
    days on market $340,000 Active 7 DOM
12. 2026-06-01
    days on market $340,000 Active 6 DOM
13. 2026-05-31
    days on market $340,000 Active 5 DOM
14. 2026-05-30
    days on market $340,000 Active 4 DOM
15. 2026-05-26
    listed $340,000 Active
16. 2026-05-20
    price $1,300
17. 2026-02-03
    listed $1,350
18. 2025-11-06
    historical
19. 2025-09-22
    status Back On Market
20. 2025-08-19
    historical Active Under Contract
21. 2025-08-05
    historical
22. 2025-08-05
    historical
23. 2025-07-25
    listed $340,000
24. 2025-07-25
    listed $340,000
25. 2025-07-23
    listed $340,000 New
26. 2024-09-22
    historical $825
27. 2024-09-21
    listed $825
28. 2024-08-06
    historical $825
29. 2024-08-05
    listed $825
30. 2022-02-25
    price $900
31. 2021-08-09
    soldstatus $313,000
32. 2021-08-09
    soldstatus $313,000
33. 2021-08-09
    soldstatus $313,000
34. 2021-03-15
    listed $325,000
35. 2021-03-15
    listed $325,000
36. 1998-09-28
    soldstatus $1,730,000

ⓘ 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: $4,763 · $397/mo
• Projected year-2 tax: $4,763 · $397/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 · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 73% 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: $37,032
• − Mortgage interest: −$19,045
• − Property taxes: −$4,763
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,963
• − Management: −$2,963
• − Depreciation: −$9,891
• Taxable loss: −$4,292
• Est. tax savings @ 24.0%: +$1,030
• After-tax cash flow: $2,427/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

-80.3% since first listed

22 events — show timeline

• 2026-05-26 Listed $340,000 Hive MLS
• 2026-05-20 Price Changed $1,300 GAMLS
• 2026-02-03 Listed for Rent $1,350 GAMLS
• 2025-11-06 Listing Removed — GAMLS
• 2025-09-22 Relisted — GAMLS
• 2025-08-19 Contingent — GAMLS
• 2025-08-05 Listing Removed — Hive MLS
• 2025-08-05 Listing Removed — Hive MLS
• 2025-07-25 Listed $340,000 Hive MLS
• 2025-07-25 Listed $340,000 Hive MLS
• 2025-07-23 Listed $340,000 GAMLS
• 2024-09-22 Rental Removed $825 RENTALBEAST
• 2024-09-21 Listed for Rent $825 RENTALBEAST
• 2024-08-06 Rental Removed $825 RENTALBEAST
• 2024-08-05 Listed for Rent $825 RENTALBEAST
• 2022-02-25 Price Changed $900 RENT.
• 2021-08-09 Sold (Public Records) $313,000 Public Records
• 2021-08-09 Sold (MLS) $313,000 Hive MLS
• 2021-08-09 Sold (MLS) $313,000 Hive MLS
• 2021-03-15 Listed $325,000 Hive MLS
• 2021-03-15 Listed $325,000 Hive MLS
• 1998-09-28 Sold (Public Records) $1,730,000 Public Records

Property tax history

+9.7%/yr

Latest (2025): $4,763 · +2.7% YoY. Source: county tax records.