1005 Redbird Rd · Augusta-Richmond County consolidated government (balance), GA 30904

$99,000

3 bd · 2.5 ba · 1,584 sqft · SingleFamily public records · 15 Days on market

Built 1942 0.36 ac lot

---

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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Prime investment opportunity just walking distance from Augusta National Golf Club. This as-is property is perfect for the savvy investor looking to remodel and capitalize on Masters Week demand or tear down and build new. The potential here is limitless don't miss your shot at a high demand Augusta location.

Key facts

• Walking distance
• 0.36 acre lot
• Built 1942

Tags

• INVESTMENT OPPORTUNITY
• WALKING DISTANCE
• AUGUSTA NATIONAL GOLF CLUB
• HIGH DEMAND AUGUSTA LOCATION

Property features AI

Exterior

• Parking: Other parking configuration
• Utilities: Utilities: see remarks
• Home design: Single-family residence; One-story home; Entry level is ground floor
• Construction: Wood siding exterior; Shingle roof; Built on a crawl space foundation
• Exterior features: No patio or porch; No fencing; Property has a view

Interior

• Bedrooms: Total of 3 rooms (includes bedrooms and living areas)
• Bathrooms: 2 full bathrooms
• Heating & cooling: No central heating; No cooling; Other/unspecified cooling available
• Interior features: See remarks for additional interior details; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $674 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.5% 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 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: Garrett Elementary School (math 17% / reading 17%, grade F, #936 of 1,228 statewide, top 79%, 369 students, 98% FRL); Tutt Middle School (math 7% / reading 21%, grade F, #405 of 470 statewide, top 86%, 476 students, 98% FRL); Westside High School (math 2% / reading 12%, grade F, #385 of 424 statewide, top 92%, 999 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 rising fast (+4.3%/yr); 227 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 43% of the median local income ($47k/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 $684 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 4.3% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $75k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1942 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→15/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 1942 — 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: 1.69% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.19%
• DSCR: 2.30
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $243,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2353 Redwood Dr	0.18mi	3/2.0	1,497 (-6%)	6mo	$229,900	$154	76
2327 Redwood Dr	0.33mi	2/2.5 (-1)	1,557 (-2%)	9mo	$240,000	$154	69
2314 Redwood Dr	0.45mi	3/2.0	1,568 (-1%)	13mo	$194,400	$124	65
1015 Oleander Dr	0.47mi	4/2.0 (+1)	1,628 (+3%)	5mo	$235,000	$144	62
1117 Eisenhower Dr	0.69mi	3/2.0	1,534 (-3%)	4mo	$280,000	$183	57
1020 Stewart Ave	0.09mi	2/2.0 (-1)	1,366 (-14%)	13mo	$200,000	$146	55
1117 Eisenhower Dr	0.69mi	3/2.0	1,500 (-5%)	4mo	$289,900	$193	54
840 Lake Terrace Dr	0.49mi	3/1.0	1,500 (-5%)	14mo	$180,000	$120	51
803 Ann St	0.47mi	2/2.0 (-1)	1,443 (-9%)	6mo	$185,500	$129	51
2416 Forest Park Rd	0.58mi	3/2.0	1,402 (-12%)	2mo	$250,000	$178	50
2403 Ponderosa Dr	0.62mi	3/1.5	1,662 (+5%)	12mo	$304,000	$183	49
2410 Castlewood Dr	0.65mi	4/3.0 (+1)	1,743 (+10%)	2mo	$299,900	$172	45

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 · 4.29% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 2.05×
• Total profit: $29,107
• Equity at exit: $14,761

10-year hold

• IRR: 33.6%
• Equity multiple: 4.24×
• Total profit: $89,910
• Equity at exit: $8,560

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 30904

• Rents YoY: 4.3%
• Active inventory: 227
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$519
• Tax from tax record: −$85 /mo · $1,021/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $674

Break-even live

Break-even rent $817

Max offer price $99,000

Occupancy floor 55%

Sensitivity live

Price	-10% $730	-5% $702	+0% $674	+5% $646	+10% $618
Rent	-10% $542	-5% $608	+0% $674	+5% $740	+10% $806
Rate	-1.0pp $724	-0.5pp $700	base $674	+0.5pp $649	+1.0pp $623

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
217 E Vineland Rd Augusta, GA	3.0	2.0	1551	$1,550	$1.00	25d	1	0.33mi
848 Lake Terrace Dr Augusta, GA	2.0	1.0	1200	$1,300	$1.08	45d	1	0.48mi
2404 Hiawassee Rd Augusta, GA	3.0	1.0	1666	$1,550	$0.93	45d	1	0.54mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,800	$1.32	45d	1	0.57mi
264 E Vineland Rd Augusta, GA	3.0	2.0	1363	$1,700	$1.25	25d	1	0.57mi
2423 Brentwood Pl Augusta, GA	3.0	2.0	1600	$1,585	$0.99	45d	1	0.59mi
1117 Eisenhower Dr Augusta, GA	3.0	2.0	1534	$2,250	$1.47	45d	1	0.71mi
1117 Eisenhower Dr Augusta, GA	3.0	2.0	1534	$1,700	$1.11	25d	1	0.71mi
2279 Overton Rd Augusta, GA	3.0	2.5	2209	$1,895	$0.86	45d	1	0.73mi
1106 Azalea Dr Augusta, GA	3.0	2.0	1276	$2,200	$1.72	45d	1	0.80mi
2448 Riverlook Dr Augusta, GA	2.0	1.5	1288	$1,350	$1.05	45d	1	0.82mi
2448 Riverlook Dr Augusta, GA	2.0	1.5	1288	$1,325	$1.03	25d	1	0.82mi
1127 Magnolia Dr Augusta, GA	4.0	2.0	1425	$2,700	$1.89	45d	1	0.84mi
2403 Deodara Dr Augusta, GA	2.0	2.0	1445	$1,300	$0.90	25d	1	0.85mi
1022 Oakdale Rd Unit 1 Augusta, GA	3.0	2.0	1269	$1,800	$1.42	25d	1	0.90mi
1022 Oakdale Rd Augusta, GA	3.0	2.0	1269	$1,695	$1.34	25d	1	0.90mi
1022 Oakdale Rd Augusta, GA	3.0	2.0	1269	$1,800	$1.42	45d	1	0.90mi
2505 Smith St Augusta, GA	3.0	1.0	1145	$1,350	$1.18	15d	1	0.96mi
2703 Northwood Ct Augusta, GA	4.0	3.0	2172	$1,795	$0.83	25d	1	1.02mi
25 Curry St Augusta, GA	2.0	1.5	1306	$950	$0.73	45d	1	1.02mi
530 Hickman Rd Augusta, GA	2.0	2.0	1276	$1,200	$0.94	25d	1	1.15mi
1224 Oakdale Rd Augusta, GA	3.0	1.5	1247	$1,650	$1.32	45d	1	1.15mi
1011 River Ridge Dr Augusta, GA	1.0–3.0	1.0–2.0	1100	$1,600	$1.45	15d	27	1.23mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	45d	1	1.31mi
2009 Starnes St Augusta, GA	2.0	1.0	1305	$975	$0.75	45d	1	1.42mi
1000 Fairhaven Dr Augusta, GA	2.0	2.0	1167	$1,978	$1.69	45d	1	1.46mi
1000 Fairhaven Dr Augusta, GA	2.0	2.0	1167	$1,823	$1.56	15d	1	1.46mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,425	$1.27	45d	1	1.46mi
1912 Watkins St #1912 Augusta, GA	3.0	1.0	1126	$1,325	$1.18	25d	1	1.46mi
2110 Gary St Augusta, GA	2.0	1.5	1173	$1,195	$1.02	45d	1	1.47mi
3021 Brookhaven Way Augusta, GA	2.0	2.0	1100	$1,400	$1.27	45d	1	1.47mi
3029 Brookhaven Way Unit 1 Augusta, GA	2.0	2.0	1122	$1,350	$1.20	25d	1	1.49mi

Listing history 11 events

1. 2026-06-21
   days on market $99,000 Active 15 DOM
2. 2026-06-18
   days on market $99,000 Active 12 DOM
3. 2026-06-17
   days on market $99,000 Active 11 DOM
4. 2026-06-16
   days on market $99,000 Active 10 DOM
5. 2026-06-15
   days on market $99,000 Active 9 DOM
6. 2026-06-14
   days on market $99,000 Active 7 DOM
7. 2026-06-10
   days on market $99,000 Active 4 DOM
8. 2026-06-09
   days on market $99,000 Active 3 DOM
9. 2026-06-08
   days on market $99,000 Active 2 DOM
10. 2026-06-07
    remarks 311-char remark
11. 2026-06-07
    listed $99,000 Active 1 DOM

ⓘ 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: $1,021 · $85/mo
• Projected year-2 tax: $1,021 · $85/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 7/10 Severe 7 d/yr ≥107°F today · 15 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $20,048
• − Mortgage interest: −$5,546
• − Property taxes: −$1,021
• − Insurance: −$495
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − Depreciation: −$2,880
• Taxable income: $6,899
• Est. tax owed @ 24.0%: −$1,656
• After-tax cash flow: $6,437/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): 23,400
• Household income: $46,696
• Rent vs Own: 52.8% rent · 47.2% own
• Severe rent burden: 1594.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 47% White 41% Hispanic / Latino 6% Two or more races 6% Asian 2%
• Hispanic origin (detail): Mexican 1%
• Common ancestry: Italian 1% Slovak 1% Romanian 1%
• Foreign-born: 3% · Canada, South Korea, Jamaica
• Languages at home: 93% English-only · Spanish 4% 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: ▼ -211.97%
• Current HPI: 199.0807
• Rent YoY: ▲ 4.29%
• 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

+538.7% since first listed

3 events — show timeline

• 2026-06-05 Listed $99,000 Hive MLS
• 2026-04-30 Sold (Public Records) $75,000 Public Records
• 1974-09-01 Sold (Public Records) $15,500 Public Records

Property tax history

-5.1%/yr

Latest (2025): $1,021 · -8.8% YoY. Source: county tax records.