2736 Vernon Dr · Augusta-Richmond County consolidated government (balance), GA 30906

$129,900

3 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 20 Days on market

Built 1968 0.28 ac lot $80/sqft · 19% below area Est $161k · 19% 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 +25.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.5/10.0
• 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 MLS

Remodeled 4BR, 2BA Owner's Suite down, brick & vinyl exterior. Hardwood & tile floors. New kitchen & baths, corner lot, convenient location. Close to schools, shopping, Fort & Industry.

Key facts

• 0.28 acre lot
• Garage
• Built 1968

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 39% 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 $898 of loan paydown is wiped out by about $4k 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 20 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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.
• Current owner paid $70k; list at $130k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% 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 $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.15% ✓
• Cap rate: 9.16%
• Cash-on-cash: 10.23%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (median comp): $160,776
• List price: $129,900
• Delta: -19.20%
• 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
2811 Glenn Hills Dr	0.10mi	3/2.0	1,608 (-2%)	2mo	$158,500	$99	91
2847 Glenn Hills Cir	0.27mi	4/2.0 (+1)	1,590 (-3%)	1mo	$215,000	$135	78
2859 Lumpkin Rd	0.51mi	3/2.5	1,680 (+3%)	7mo	$140,000	$83	64
2554 Tara Heights Cir	0.72mi	3/2.0	1,628 (-0%)	6mo	$126,543	$78	61
2727 Glenn Hills Dr	0.12mi	4/1.5 (+1)	1,400 (-14%)	6mo	$130,000	$93	58
2519 Weldon Dr	0.55mi	3/1.5	1,653 (+1%)	16mo	$185,000	$112	57
3157 Truxton Rd	0.67mi	3/2.0	1,712 (+5%)	6mo	$217,500	$127	56
3003 Roxbury Ct	0.62mi	4/2.0 (+1)	1,566 (-4%)	10mo	$199,000	$127	51
3217 Hampton Cir	0.69mi	4/2.0 (+1)	1,726 (+6%)	5mo	$257,500	$149	49
3128 Bellemeade Dr	0.71mi	3/2.0	1,400 (-14%)	5mo	$177,000	$126	39
3223 Hampton Cir	0.73mi	3/2.0	1,777 (+9%)	16mo	$250,000	$141	38
3103 Tate Road Rd	0.39mi	4/3.0 (+1)	1,874 (+15%)	14mo	$165,000	$88	37

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-5,652
• Equity at exit: $19,369

10-year hold

• IRR: 1.6%
• Equity multiple: 1.10×
• Total profit: $3,676
• Equity at exit: $11,231

Cash invested: $36,372 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$681
• Tax from tax record: −$130 /mo · $1,559/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $310

Break-even live

Break-even rent $1,095

Max offer price $129,900

Occupancy floor 74%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2612 Lumpkin Rd Augusta, GA	3.0	1.5	1614	$1,450	$0.90	44d	1	0.39mi
3320 Hillis Rd Augusta, GA	4.0	3.0	1788	$1,850	$1.03	14d	1	0.72mi
3412 Kensington Dr N Augusta, GA	3.0	2.0	1225	$1,350	$1.10	23d	1	0.77mi
3309 Tate Rd Augusta, GA	3.0	2.0	1796	$1,500	$0.84	44d	1	0.81mi
3200 Deans Bridge Rd Augusta, GA	1.0–4.0	1.0–1.5	1075	$970	$0.90	23d	6	0.96mi
2941 Rollingwood Dr Augusta, GA	3.0	2.0	1297	$1,750	$1.35	23d	1	1.08mi
3012 Pinewood Dr Augusta, GA	3.0	2.0	1465	$1,100	$0.75	44d	1	1.14mi
2914 Cumberland Dr Augusta, GA	4.0	1.5	1650	$1,400	$0.85	21d	1	1.20mi
3519 Evangeline Dr Augusta, GA	4.0	1.5	1800	$1,595	$0.89	44d	1	1.24mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	23d	1	1.38mi
2851 Rocky Creek Rd Augusta, GA	2.0	1.0	1171	$1,100	$0.94	44d	1	1.38mi
3504 Osage Ct Augusta, GA	4.0	1.5	1425	$1,556	$1.09	14d	1	1.47mi
2349 Henry Cir Augusta, GA	3.0	2.0	1940	$1,795	$0.93	44d	1	1.48mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	44d	1	1.48mi
2826 Thomas Ln Augusta, GA	2.0	1.0	1456	$1,095	$0.75	23d	1	1.48mi

Listing history 11 events

1. 2026-05-31
   days on market $129,900 Active 20 DOM
2. 2026-05-30
   days on market $129,900 Active 19 DOM
3. 2026-05-11
   historical
4. 2026-04-03
   listed $129,900 Active
5. 2026-04-03
   listed $129,900 Active 41-char remark
6. 2015-02-24
   soldstatus $70,000
7. 2015-02-20
   soldstatus $70,000

   Show marketing remark (209 chars)

   Remodeled 4BR, 2BA Owner's Suite down, brick & vinyl exterior. Hardwood & tile floors. New kitchen & baths, corner lot, convenient location. Close to schools, shopping, Fort & Industry.

8. 2015-02-20
   soldstatus $70,000

   Show marketing remark (209 chars)

   Remodeled 4BR, 2BA Owner's Suite down, brick & vinyl exterior. Hardwood & tile floors. New kitchen & baths, corner lot, convenient location. Close to schools, shopping, Fort & Industry.

9. 2015-01-06
   listed $74,900

   Show marketing remark (209 chars)

   Remodeled 4BR, 2BA Owner's Suite down, brick & vinyl exterior. Hardwood & tile floors. New kitchen & baths, corner lot, convenient location. Close to schools, shopping, Fort & Industry.

10. 2015-01-06
    listed $74,900

    Show marketing remark (209 chars)

    Remodeled 4BR, 2BA Owner's Suite down, brick & vinyl exterior. Hardwood & tile floors. New kitchen & baths, corner lot, convenient location. Close to schools, shopping, Fort & Industry.

11. 1991-10-15
    soldstatus $52,000

ⓘ 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: $1,559 · $130/mo
• Projected year-2 tax: $1,559 · $130/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 ≥106°F today · 18 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: $17,855
• − Mortgage interest: −$7,276
• − Property taxes: −$1,559
• − Insurance: −$650
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$3,779
• Taxable income: $1,734
• Est. tax owed @ 24.0%: −$416
• After-tax cash flow: $3,306/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

+149.8% since first listed

10 events — show timeline

• 2026-05-31 Listing Removed — Hive MLS
• 2026-05-11 Listing Removed — Hive MLS
• 2026-04-03 Listed $129,900 Hive MLS
• 2026-04-03 Listed $129,900 Hive MLS
• 2015-02-24 Sold (Public Records) $70,000 Public Records
• 2015-02-20 Sold (MLS) $70,000 Hive MLS
• 2015-02-20 Sold (MLS) $70,000 Hive MLS
• 2015-01-06 Listed $74,900 Hive MLS
• 2015-01-06 Listed $74,900 Hive MLS
• 1991-10-15 Sold (Public Records) $52,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $1,559 · +2.2% YoY. Source: county tax records.