3504 Dayton St · Augusta-Richmond County consolidated government (balance), GA 30815

$179,999

3 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 38 Days on market

Built 1976 0.25 ac lot $117/sqft · 8% below area Est $196k · 8% under ↓ 10% since listing

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Why this score? — see what drove the D 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 +13.3/30.0
• ARV discount +11.1/15.0
• DSCR +4.0/10.0
• 1% rule +3.4/10.0
• 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

Great Opportunity for First time home buyer or for cash flow investment! This home is equipped with 3 bedrooms and 2 full baths. Has ceramic tile floor at the entrance, laminate flooring throughout the rest of the living space. With NO! carpet. A spacious living room. Tile counter tops with tile back splash in the kitchen. * Owner Financing is available with approved terms * Lease with option to purchase is available with approved terms. * Several more homes are available that can be bought with large portfolio.

Key facts

• 0.25 acre lot
• Built 1976
• Listed 38 days

Property features AI

Exterior

• Parking: Parking pad
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; One-story home; Entry level: 1
• Construction: Concrete and brick construction; Composition roof; Slab foundation; Built as a residential single family home
• Exterior features: Fenced yard; No patio or porch specified; Has a view

Interior

• Kitchen: Built-in electric oven; Dishwasher
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Laminate; Vinyl; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Fireplace(s); Electric heating; Heat pump; Central air conditioning
• Interior features: Eat-in kitchen; No basement
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $0 ($0/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 $152k (15.5% below list).
• Recommended offer: $152k (15.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: Jamestown Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 391 students, 98% FRL); Glenn Hills Middle School (math 2% / reading 6%, grade F, #467 of 470 statewide, top 99%, 762 students, 98% FRL); Glenn Hills High School (math 2% / reading 2%, grade F, #421 of 424 statewide, top 100%, 883 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); 359 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 38 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y 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

• Climate carrying-cost: major wind risk, 66% 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 $152,042 (15.5% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.84% ✗
• Cap rate: 6.29%
• Cash-on-cash: 0.00%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (median comp): $195,570
• List price: $179,999
• Delta: -7.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2509 Drumcliff Ct	0.12mi	3/2.0	1,412 (-8%)	2mo	$174,000	$123	79
2603 Crosscreek Rd	0.17mi	3/2.0	1,377 (-10%)	3mo	$115,000	$84	72
2633 Crosscreek Rd	0.32mi	4/2.0 (+1)	1,404 (-9%)	1mo	$175,000	$125	64
2686 Crosscreek Rd	0.72mi	3/2.0	1,504 (-2%)	1mo	$115,000	$76	62
3614 Brookshire Ct	0.65mi	3/1.5	1,450 (-6%)	2mo	$130,000	$90	56
3618 Monmouth Rd	0.71mi	3/2.0	1,633 (+6%)	1mo	$105,000	$64	56
3605 Hill Top Ct	0.62mi	3/2.0	1,490 (-3%)	13mo	$210,000	$141	55
2655 Cranbrook Dr	0.62mi	3/2.0	1,377 (-10%)	3mo	$189,900	$138	51
3617 Lofwood Dr	0.67mi	3/2.0	1,432 (-7%)	8mo	$166,000	$116	50
3608 Monmouth Rd	0.71mi	3/2.0	1,392 (-10%)	9mo	$184,000	$132	44
2659 Cranbrook Dr	0.64mi	3/2.0	1,335 (-13%)	14mo	$175,000	$131	36
2516 Meadowbrook Dr	0.75mi	3/2.0	1,374 (-11%)	15mo	$129,700	$94	34

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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.33×
• Total profit: $-33,626
• Equity at exit: $26,838

10-year hold

• IRR: -20.2%
• Equity multiple: 0.08×
• Total profit: $-46,513
• Equity at exit: $15,563

Cash invested: $50,400 (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: 359
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,520 high
• Mortgage (P&I): −$944
• Tax from tax record: −$182 /mo · $2,186/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$319
• Net cashflow: $0

Break-even live

Break-even rent $1,520

Max offer price $179,999

Occupancy floor 95%

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	43d	1	0.15mi
2531 Crosscreek Rd Hephzibah, GA	3.0	2.0	1400	$1,400	$1.00	23d	1	0.15mi
3528 Woodlake Rd Hephzibah, GA	3.0	2.0	1276	$1,400	$1.10	14d	1	0.24mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	23d	1	0.43mi
3532 Edmonton St Hephzibah, GA	3.0	2.0	1377	$1,425	$1.03	43d	1	0.43mi
2604 Edmonton Ct Hephzibah, GA	3.0	2.0	1343	$1,190	$0.89	14d	1	0.44mi
2704 Cranbrook Dr Hephzibah, GA	3.0	2.0	1377	$1,650	$1.20	43d	1	0.69mi
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	43d	1	0.81mi
2727 Barclay St Hephzibah, GA	4.0	2.0	1430	$1,234	$0.86	43d	1	0.83mi
2707 Gardenbrook Ct Augusta, GA	3.0	2.0	1728	$1,606	$0.93	43d	1	0.97mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	43d	1	0.98mi
2104 Julius Dr Augusta, GA	2.0	2.0	1128	$1,200	$1.06	21d	1	1.04mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	14d	1	1.06mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	23d	1	1.07mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	43d	1	1.07mi
2614 Andorra Dr Hephzibah, GA	3.0	2.0	1622	$1,395	$0.86	43d	1	1.17mi
2813 Leawood Ct Hephzibah, GA	3.0	2.0	1377	$1,250	$0.91	43d	1	1.28mi
3519 Evangeline Dr Augusta, GA	4.0	1.5	1800	$1,595	$0.89	43d	1	1.28mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1377	$1,600	$1.16	23d	1	1.35mi
2803 Ptarmigan Rd Hephzibah, GA	3.0	2.0	1400	$1,600	$1.14	43d	1	1.35mi
3462 Firestone Dr Hephzibah, GA	3.0	2.5	1435	$1,800	$1.25	23d	1	1.41mi
2914 Cumberland Dr Augusta, GA	4.0	1.5	1650	$1,400	$0.85	21d	1	1.43mi
3613 Alene Cir Augusta, GA	3.0	2.0	1260	$1,325	$1.05	14d	1	1.46mi
3001 Alene Ct Augusta, GA	4.0	2.0	1288	$1,631	$1.27	23d	1	1.50mi

Listing history 25 events

1. 2026-06-18
   days on market $179,999 Active 38 DOM
2. 2026-06-17
   days on market $179,999 Active 37 DOM
3. 2026-06-16
   days on market $179,999 Active 36 DOM
4. 2026-06-15
   days on market $179,999 Active 35 DOM
5. 2026-06-14
   days on market $179,999 Active 33 DOM
6. 2026-06-10
   days on market $179,999 Active 30 DOM
7. 2026-06-09
   days on market $179,999 Active 29 DOM
8. 2026-06-08
   days on market $179,999 Active 28 DOM
9. 2026-06-07
   days on market $179,999 Active 27 DOM
10. 2026-06-03
    days on market $179,999 Active 23 DOM
11. 2026-06-02
    days on market $179,999 Active 22 DOM
12. 2026-06-01
    days on market $179,999 Active 21 DOM
13. 2026-05-31
    days on market $179,999 Active 20 DOM
14. 2026-05-30
    days on market $179,999 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-05-11
    historical
17. 2026-02-05
    listed $179,999 Active
18. 2026-02-05
    listed $179,999 Active
19. 2025-04-30
    historical
20. 2024-04-27
    listed $195,000
21. 2024-04-27
    listed $195,000
22. 2024-04-27
    historical
23. 2024-04-27
    historical
24. 2023-12-05
    listed $199,900
25. 2023-12-05
    listed $199,900

ⓘ 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: $2,186 · $182/mo
• Projected year-2 tax: $2,186 · $182/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $18,245
• − Mortgage interest: −$10,083
• − Property taxes: −$2,186
• − Insurance: −$900
• − Repairs & maintenance: −$1,460
• − Management: −$1,460
• − Depreciation: −$5,236
• Taxable loss: −$3,079
• Est. tax savings @ 24.0%: +$739
• After-tax cash flow: $739/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

-10.0% since first listed

11 events — show timeline

• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-02-05 Listed $179,999 Hive MLS
• 2026-02-05 Listed $179,999 Hive MLS
• 2025-04-30 Listing Removed — Hive MLS
• 2024-04-27 Listing Removed — Hive MLS
• 2024-04-27 Listing Removed — Hive MLS
• 2024-04-27 Listed $195,000 Hive MLS
• 2024-04-27 Listed $195,000 Hive MLS
• 2023-12-05 Listed $199,900 Hive MLS
• 2023-12-05 Listed $199,900 Hive MLS

Property tax history

+4.8%/yr

Latest (2025): $2,186 · +5.0% YoY. Source: county tax records.