2307 Rutherford Ave · Augusta-Richmond County consolidated government (balance), GA 30906

$159,900

4 bd · 2.0 ba · 1,428 sqft · SingleFamily public records · 38 Days on market

Built 1985 8,712 sqft lot $112/sqft · 14% below area Est $185k · 14% under

---

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 +18.9/30.0
• ARV discount +13.6/15.0
• DSCR +6.0/10.0
• 1% rule +4.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell!!! Investor Special or perfect for a first-time home buyer! This spacious 4-bedroom, 2-bathroom single-family home offers a strong combination of comfort, layout, and location. Step inside to a bright, open living area with plenty of room for everyday living and gatherings, anchored by a stone fireplace that adds character and warmth. The kitchen features modern appliances, ample cabinet space, and a dedicated dining area, creating a functional setup for both daily use and entertaining. The primary suite offers a private retreat with its own bathroom, while three additional bedrooms provide flexibility for family, guests, or a home office. Enjoy a large, fenced-in backyard--i

Key facts

• Modern appliances
• Stone fireplace
• Nearby schools

Tags

• STONE FIREPLACE
• MODERN APPLIANCES
• DEDICATED DINING AREA
• LARGE FENCED BACKYARD
• MINUTES FROM FORT GORDON
• NEARBY SCHOOLS

Property features AI

Finance

• Other: Zoning: R-3
• HOA & community: Neighborhood: Nottingham; Street lights

Exterior

• Parking: Attached garage with 1 garage space; 1 total parking space; Concrete parking surface
• Security: Smoke detector(s)
• Utilities: Public water; Public sewer; Water connected; Sewer available; Cable available
• Home design: Single-family residence; One level (single-story); Entry level: 1
• Construction: Brick construction; See remarks for additional construction details; Crawl space (no finished basement)
• Exterior features: Front porch; Fenced yard; Composition roof; Paved road access; Street lights in community; Has view

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Disposal
• Bedrooms: Total rooms: 6
• Flooring: Carpet
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump; Electric heating; Central air
• Interior features: Pantry; Eat-in kitchen; Window coverings; Insulated windows; Smoke detector(s); Fireplace(s)
• Laundry & utility: Washer hookup; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $164 ($2k/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 $153k (4.4% below list).
• Recommended offer: $153k (4.4% below list) — sets the bar for 1% rule.
• Cap rate 7.5% 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.
• Market conditions: Rents soft (-0.2%/yr); 364 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 65% 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 40% of the median local income ($46k/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 $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 ($155k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $131k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $152,909 (4.4% 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 4% concession, seller financing, or rate buy-down credit?
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: 0.96% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.39%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (median comp): $185,055
• List price: $159,900
• Delta: -13.59%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2336 Rutherford Ave	0.14mi	3/2.0 (-1)	1,441 (+1%)	10mo	$164,900	$114	78
2303 Summit Ct	0.25mi	3/2.0 (-1)	1,386 (-3%)	6mo	$196,500	$142	73
3419 Lucie St	0.20mi	4/1.5	1,300 (-9%)	3mo	$129,000	$99	71
2239 Windsor Spring Rd	0.26mi	3/2.5 (-1)	1,500 (+5%)	2mo	$240,000	$160	71
2227 Windsor Spring Rd	0.35mi	3/2.0 (-1)	1,372 (-4%)	3mo	$125,500	$91	70
2227 Windsor Spring Rd	0.35mi	3/2.0 (-1)	1,372 (-4%)	3mo	$125,500	$91	70
3419 Lucie St	0.20mi	3/1.5 (-1)	1,300 (-9%)	3mo	$129,000	$99	66
3601 Concord Court Ct	0.52mi	3/2.0 (-1)	1,512 (+6%)	2mo	$199,500	$132	59
3505 Rushing Rd	0.47mi	4/2.0	1,580 (+11%)	2mo	$197,000	$125	58
3305 Rushing Rd	0.56mi	3/2.0 (-1)	1,456 (+2%)	9mo	$199,000	$137	58
3481 Bullock Ave	0.70mi	3/2.0 (-1)	1,288 (-10%)	1mo	$163,900	$127	45
3516 Mount Vernon Dr	0.74mi	3/2.0 (-1)	1,623 (+14%)	6mo	$232,500	$143	33

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: -12.7%
• Equity multiple: 0.55×
• Total profit: $-19,971
• Equity at exit: $23,842

10-year hold

• IRR: -8.8%
• Equity multiple: 0.52×
• Total profit: $-21,331
• Equity at exit: $13,825

Cash invested: $44,772 (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 30906

• Home prices YoY: -21.6%
• Rents YoY: -0.2%
• Active inventory: 364
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,529 high
• Mortgage (P&I): −$839
• Tax from tax record: −$139 /mo · $1,668/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $164

Break-even live

Break-even rent $1,322

Max offer price $159,900

Occupancy floor 84%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1017 Caddenwoods Dr Augusta, GA	3.0	2.0	1496	$1,430	$0.96	44d	1	0.60mi
3517 Byron Pl Augusta, GA	3.0	2.0	1300	$1,350	$1.04	44d	1	0.77mi
2105 Hobson Ct Augusta, GA	3.0	2.0	1700	$1,375	$0.81	14d	1	0.79mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	23d	1	0.83mi
2242 Winston Way Augusta, GA	3.0	1.5	1292	$1,050	$0.81	44d	1	0.83mi
2111 Cadden Rd Augusta, GA	3.0	1.0	1100	$1,150	$1.05	44d	1	0.94mi
2707 Gardenbrook Ct Augusta, GA	3.0	2.0	1728	$1,606	$0.93	44d	1	1.11mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.15mi
2006 Denmark Dr Augusta, GA	3.0	1.0	1033	$1,100	$1.06	44d	1	1.15mi
3444 Murphy Ct Augusta, GA	3.0	1.0	1332	$1,349	$1.01	44d	1	1.19mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	14d	1	1.22mi
3519 Evangeline Dr Augusta, GA	4.0	1.5	1800	$1,595	$0.89	44d	1	1.28mi
3320 Hillis Rd Augusta, GA	4.0	3.0	1788	$1,850	$1.03	14d	1	1.34mi
2115 Oak Leaf Way Augusta, GA	3.0	2.0	1535	$1,850	$1.21	44d	1	1.46mi
2115 Oak Leaf Way Augusta, GA	3.0	2.0	1535	$1,850	$1.21	23d	1	1.46mi
3528 Woodlake Rd Hephzibah, GA	3.0	2.0	1276	$1,400	$1.10	14d	1	1.48mi
2808 Nighthawk Dr Augusta, GA	3.0	2.0	1314	$1,450	$1.10	44d	1	1.49mi

Listing history 37 events

1. 2026-06-18
   days on market $159,900 Active 38 DOM
2. 2026-06-17
   days on market $159,900 Active 37 DOM
3. 2026-06-16
   days on market $159,900 Active 36 DOM
4. 2026-06-15
   days on market $159,900 Active 35 DOM
5. 2026-06-14
   days on market $159,900 Active 33 DOM
6. 2026-06-10
   days on market $159,900 Active 30 DOM
7. 2026-06-09
   days on market $159,900 Active 29 DOM
8. 2026-06-08
   days on market $159,900 Active 28 DOM
9. 2026-06-07
   days on market $159,900 Active 27 DOM
10. 2026-06-03
    days on market $159,900 Active 23 DOM
11. 2026-06-02
    days on market $159,900 Active 22 DOM
12. 2026-06-01
    days on market $159,900 Active 21 DOM
13. 2026-05-31
    days on market $159,900 Active 20 DOM
14. 2026-05-30
    days on market $159,900 Active 19 DOM
15. 2026-05-11
    historical
16. 2026-05-11
    historical
17. 2026-04-07
    listed $169,000 Active
18. 2026-04-07
    listed $169,000 Active
19. 2026-04-06
    price $169,000
20. 2026-04-06
    listed $269,000 Active
21. 2026-04-06
    listed $169,000
22. 2026-04-06
    historical
23. 2025-07-09
    historical
24. 2025-07-09
    historical
25. 2025-03-21
    listed $174,000
26. 2025-03-21
    listed $174,000
27. 2023-12-20
    soldstatus $131,300
28. 2023-12-08
    soldstatus $131,300
29. 2023-12-08
    soldstatus $131,300
30. 2023-07-31
    listed $135,000
31. 2023-07-31
    listed $135,000
32. 2022-09-29
    soldstatus $135,000
33. 2008-12-19
    soldstatus $32,000
34. 2008-12-19
    soldstatus $32,000
35. 2008-05-22
    listed $44,000
36. 2008-05-22
    listed $44,000
37. 1998-06-05
    soldstatus $62,900

ⓘ 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: $1,668 · $139/mo
• Projected year-2 tax: $1,668 · $139/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 4/10 Moderate
• 🌡 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: $18,349
• − Mortgage interest: −$8,957
• − Property taxes: −$1,668
• − Insurance: −$800
• − Repairs & maintenance: −$1,468
• − Management: −$1,468
• − Depreciation: −$4,652
• Taxable loss: −$663
• Est. tax savings @ 24.0%: +$159
• After-tax cash flow: $2,125/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): 60,423
• Household income: $45,999
• Rent vs Own: 46.5% rent · 53.5% own
• Severe rent burden: 3363.0

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 (64%)
• Race & ethnicity: Black 64% White 27% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 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: ▼ -58.99%
• Current HPI: 213.5733
• Rent YoY: ▼ -0.25%
• 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

+154.2% since first listed

25 events — show timeline

• 2026-05-28 Price Changed $159,900 Hive MLS
• 2026-05-21 Price Changed $164,900 Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-07 Listed $169,000 Hive MLS
• 2026-04-07 Listed $169,000 Hive MLS
• 2026-04-06 Price Changed $169,000 Hive MLS
• 2026-04-06 Listed $269,000 Hive MLS
• 2026-04-06 Listing Removed — Hive MLS
• 2026-04-06 Listed $169,000 Hive MLS
• 2025-07-09 Listing Removed — Hive MLS
• 2025-07-09 Listing Removed — Hive MLS
• 2025-03-21 Listed $174,000 Hive MLS
• 2025-03-21 Listed $174,000 Hive MLS
• 2023-12-20 Sold (Public Records) $131,300 Public Records
• 2023-12-08 Sold (MLS) $131,300 Hive MLS
• 2023-12-08 Sold (MLS) $131,300 Hive MLS
• 2023-07-31 Listed $135,000 Hive MLS
• 2023-07-31 Listed $135,000 Hive MLS
• 2022-09-29 Sold (Public Records) $135,000 Public Records
• 2008-12-19 Sold (MLS) $32,000 Hive MLS
• 2008-12-19 Sold (MLS) $32,000 Hive MLS
• 2008-05-22 Listed $44,000 Hive MLS
• 2008-05-22 Listed $44,000 Hive MLS
• 1998-06-05 Sold (Public Records) $62,900 Public Records

Property tax history

+3.8%/yr

Latest (2025): $1,668 · -1.9% YoY. Source: county tax records.