1342 Conklin Ave · Augusta-Richmond County consolidated government (balance), GA 30901

$99,000

3 bd · 1.0 ba · 996 sqft · SingleFamily public records · 24 Days on market

Built 1966 2,614 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +9.1/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Rent growth +2.2/5.0
• Schools +1.3/10.0

Listing remarks MLS

Remodeled 2 bedroom, 1 bathroom home offering comfort throughout. On a fully fenced lot. This home is move in ready and waiting for its new owners.

Key facts

• Move in ready
• Fully fenced lot
• 2,614 sq ft lot

Tags

• FULLY FENCED LOT
• MOVE IN READY

Property features AI

Exterior

• Parking: Asphalt parking
• Utilities: Other utilities
• Home design: Single-family residence; One story; Entry level: 1
• Construction: Brick construction; Composition roof; Crawl space / no basement
• Exterior features: Porch; Back yard fencing; Has a view; No additional exterior features listed

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Other interior features

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% 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 B — 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: Jenkins-White Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 389 students, 98% FRL); W.S. Hornsby Middle School (math 2% / reading 5%, grade F, #468 of 470 statewide, top 100%, 399 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 (-1.3%/yr); 129 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 561 units permitted in Richmond County in 2024 (0 in 5+ unit buildings).
• At $1,330/mo this rent would consume 63% of the median local household income ($25k/yr) (locally 2063% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $9k of equity ($684 loan paydown + $8k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($98k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 62% 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 $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1966 — 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: 1.34% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.12%
• DSCR: 1.76
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $40,836
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1434 Perry Ave	0.17mi	2/1.0 (-1)	937 (-6%)	10mo	$30,000	$32	68
1502 12th St	0.40mi	3/1.0	950 (-5%)	6mo	$80,000	$84	68
1421 Chestnut St	0.24mi	2/1.0 (-1)	1,022 (+3%)	20mo	$18,000	$18	63
1439 Dewitt Street St	0.58mi	3/1.0	1,014 (+2%)	8mo	$25,000	$25	63
1151 Roselle St	0.53mi	2/2.0 (-1)	1,000 (+0%)	4mo	$129,800	$130	62
1635 Carpenter St	0.49mi	3/1.0	984 (-1%)	17mo	$40,000	$41	61
1586 Lee Beard Way	0.30mi	2/1.0 (-1)	896 (-10%)	8mo	$115,350	$129	57
1442 Essie Mcintyre Blvd	0.73mi	2/1.0 (-1)	948 (-5%)	5mo	$23,000	$24	49
1426 Essie Mcintyre Blvd	0.75mi	2/1.0 (-1)	1,015 (+2%)	10mo	$54,000	$53	49
1237 11th Street St	0.58mi	3/1.5	914 (-8%)	13mo	$160,000	$175	47
1043 Cs Hamilton Way	0.63mi	2/1.0 (-1)	888 (-11%)	8mo	$30,000	$34	41
1041 Cs Hamilton Way	0.63mi	2/1.0 (-1)	888 (-11%)	8mo	$30,000	$34	41

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: 32.2%
• Equity multiple: 3.28×
• Total profit: $63,222
• Equity at exit: $76,430

10-year hold

• IRR: 27.5%
• Equity multiple: 6.69×
• Total profit: $157,625
• Equity at exit: $152,889

Cash invested: $27,720 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,330 high
• Mortgage (P&I): −$519
• Tax from tax record: −$95 /mo · $1,140/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $396

Break-even live

Break-even rent $830

Max offer price $99,000

Occupancy floor 65%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	44d	1	0.20mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	21d	13	0.33mi
1601 12th St Unit 1601 Augusta, GA	2.0	1.0	550	$875	$1.59	44d	1	0.44mi
1232 12th St Unit D Augusta, GA	2.0	1.0	800	$1,000	$1.25	44d	1	0.53mi
1016 Laney Walker Blvd Augusta, GA	1.0–2.0	1.0	794	$995	$1.25	23d	4	0.66mi
1016 Laney Walker Blvd Augusta, GA	2.0	1.0	885	$935	$1.06	44d	5	0.66mi
953 Hopkins St Augusta, GA	3.0	1.0	806	$1,100	$1.36	44d	1	0.79mi
1246 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	14d	1	0.85mi
1244 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	14d	1	0.86mi
1239 Holden Dr Augusta, GA	3.0	1.0	816	$1,095	$1.34	14d	1	0.86mi
1240 Holden Dr Augusta, GA	2.0	1.0	675	$1,095	$1.62	44d	1	0.87mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	23d	1	0.88mi
1220 Holden Dr Augusta, GA	2.0	1.0	675	$1,095	$1.62	44d	1	0.92mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	44d	1	0.99mi
1202 Holden Dr Augusta, GA	2.0	1.0	675	$1,150	$1.70	44d	1	1.00mi
1750 Essie McIntyre Blvd Augusta, GA	2.0	1.0	720	$950	$1.32	44d	1	1.02mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	44d	1	1.04mi
709 Hall St Augusta, GA	2.0	1.0	600	$990	$1.65	44d	1	1.05mi
505 13th St Augusta, GA	2.0	2.0	950	$1,122	$1.18	44d	3	1.08mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	14d	1	1.11mi
913 Walker St Augusta, GA	2.0	2.0	1000	$1,200	$1.20	14d	1	1.25mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	23d	1	1.34mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	44d	1	1.34mi
1838 Watkins St Augusta, GA	2.0	1.0	672	$1,050	$1.56	23d	1	1.35mi
1730 Hicks St Apt A Augusta, GA	2.0	1.0	750	$750	$1.00	14d	1	1.37mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	23d	1	1.39mi
1030 Broad St Unit C Augusta, GA	2.0	1.0	900	$1,225	$1.36	23d	1	1.42mi
1030 Broad St Unit D Augusta, GA	2.0	1.0	880	$1,015	$1.15	23d	1	1.42mi
1030 Broad St Unit D Augusta, GA	2.0	1.0	880	$1,015	$1.15	44d	1	1.42mi
2230 Hollis Rd Augusta, GA	2.0	1.0	1000	$975	$0.97	44d	1	1.42mi
1030 Broad St Augusta, GA	2.0	1.0	880	$1,225	$1.39	44d	1	1.43mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,756	$2.61	14d	11	1.50mi

Listing history 16 events

1. 2026-06-18
   days on market $99,000 Active 24 DOM
2. 2026-06-17
   days on market $99,000 Active 23 DOM
3. 2026-06-16
   days on market $99,000 Active 22 DOM
4. 2026-06-15
   days on market $99,000 Active 21 DOM
5. 2026-06-14
   days on market $99,000 Active 19 DOM
6. 2026-06-10
   days on market $99,000 Active 16 DOM
7. 2026-06-09
   days on market $99,000 Active 15 DOM
8. 2026-06-08
   days on market $99,000 Active 14 DOM
9. 2026-06-07
   days on market $99,000 Active 13 DOM
10. 2026-06-03
    days on market $99,000 Active 9 DOM
11. 2026-06-02
    days on market $99,000 Active 8 DOM
12. 2026-06-01
    days on market $99,000 Active 7 DOM
13. 2026-05-31
    days on market $99,000 Active 6 DOM
14. 2026-05-30
    days on market $99,000 Active 5 DOM
15. 2026-05-26
    listed $99,000 Active 147-char remark

    Show marketing remark (147 chars)

    Remodeled 2 bedroom, 1 bathroom home offering comfort throughout. On a fully fenced lot. This home is move in ready and waiting for its new owners.

16. 2026-05-26
    listed $99,000 Active

    Show marketing remark (147 chars)

    Remodeled 2 bedroom, 1 bathroom home offering comfort throughout. On a fully fenced lot. This home is move in ready and waiting for its new owners.

ⓘ 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: $1,140 · $95/mo
• Projected year-2 tax: $1,140 · $95/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 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $15,964
• − Mortgage interest: −$5,546
• − Property taxes: −$1,140
• − Insurance: −$495
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$2,880
• Taxable income: $3,349
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $3,943/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

+0.0% since first listed

2 events — show timeline

• 2026-05-26 Listed $99,000 AMLS
• 2026-05-26 Listed $99,000 Hive MLS

Property tax history

+7.1%/yr

Latest (2025): $1,140 · +8.9% YoY. Source: county tax records.