932 Murphy St · Augusta-Richmond County consolidated government (balance), GA 30904

$115,000

3 bd · 1.0 ba · 812 sqft · SingleFamily public records · 41 Days on market

Built 1926 6,098 sqft lot $142/sqft · 28% above area Est $128k · 10% 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 +25.6/30.0
• ARV discount +12.1/15.0
• DSCR +8.5/10.0
• 1% rule +6.4/10.0
• 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 MLS

CUTE STUCCO COTTAGE CLOSE TO ASU AND MCG. GAS HEAT - TENANT OCCUPIED - MUST HAVE APPOINTMENT

Key facts

• Shopping centers
• Prime area
• 6,098 sq ft lot

Tags

• MAJOR MEDICAL FACILITIES
• SHOPPING CENTERS
• PRIME AREA

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property
• Construction: Stucco exterior; Metal roof; Block foundation; Built on lot of approximately 0.14 acres (41 x 150)
• Exterior features: Covered patio/porch

Interior

• Bedrooms: 5 total rooms
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Fireplace(s); Electric heating
• Interior features: Vinyl flooring; Crawl space basement (no finished basement)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $271 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $112k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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 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.
• Zoned schools: Lamar - Milledge Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 301 students, 98% FRL); Academy of Richmond County High School (math 2% / reading 17%, grade F, #365 of 424 statewide, top 88%, 1,141 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; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $795 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 $32k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($112k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $35k; list at $115k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• 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 $111,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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. 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.
5. 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.
6. 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: 1.14% ✓
• Cap rate: 9.12%
• Cash-on-cash: 10.09%
• DSCR: 1.45
• GRM: 7.3

CMA / ARV

• ARV (median comp): $128,153
• List price: $115,000
• Delta: -10.26%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1818 Mcdowell St	0.35mi	2/1.0 (-1)	882 (+9%)	5mo	$155,000	$176	60
1932 Fenwick St	0.36mi	2/1.0 (-1)	690 (-15%)	2mo	$45,000	$65	52
1740 Starnes St	0.36mi	2/1.0 (-1)	690 (-15%)	4mo	$65,000	$94	50
2056 Telfair St	0.66mi	3/1.0	892 (+10%)	7mo	$123,000	$138	47
1720 Verdery St	0.57mi	2/1.0 (-1)	892 (+10%)	7mo	$112,000	$126	46
1961 Battle Row	0.55mi	2/1.0 (-1)	892 (+10%)	14mo	$64,375	$72	42
1844 Hicks St	0.61mi	2/1.0 (-1)	729 (-10%)	22mo	$58,000	$80	31
1926 Telfair St	0.58mi	2/2.0 (-1)	902 (+11%)	20mo	$129,000	$143	29
1914 Ellis St	0.72mi	2/1.0 (-1)	910 (+12%)	22mo	$80,000	$88	23

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: 0.3%
• Equity multiple: 1.01×
• Total profit: $340
• Equity at exit: $17,147

10-year hold

• IRR: 11.2%
• Equity multiple: 1.92×
• Total profit: $29,770
• Equity at exit: $9,943

Cash invested: $32,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,310 high
• Mortgage (P&I): −$603
• Tax from tax record: −$113 /mo · $1,360/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $271

Break-even live

Break-even rent $967

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $336	-5% $303	+0% $271	+5% $238	+10% $206
Rent	-10% $167	-5% $219	+0% $271	+5% $323	+10% $374
Rate	-1.0pp $329	-0.5pp $300	base $271	+0.5pp $241	+1.0pp $211

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1202 Holden Dr Augusta, GA	2.0	1.0	675	$1,150	$1.70	45d	1	0.23mi
1220 Holden Dr Augusta, GA	2.0	1.0	675	$1,095	$1.62	45d	1	0.29mi
1240 Holden Dr Augusta, GA	2.0	1.0	675	$1,095	$1.62	45d	1	0.36mi
1244 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	15d	1	0.39mi
1246 Holden Dr Augusta, GA	3.0	1.0	816	$1,195	$1.46	15d	1	0.40mi
1239 Holden Dr Augusta, GA	3.0	1.0	816	$1,095	$1.34	15d	1	0.40mi
1838 Watkins St Augusta, GA	2.0	1.0	672	$1,050	$1.56	24d	1	0.42mi
936 Hickman Rd Unit 3 Augusta, GA	2.0	2.0	875	$1,195	$1.37	15d	1	0.44mi
2028 Battle Row Augusta, GA	2.0	2.0	1100	$1,650	$1.50	45d	1	0.46mi
1313 Wilson St Apt C Augusta, GA	2.0	2.0	900	$1,350	$1.50	45d	1	0.53mi
1328 Baker Ave Augusta, GA	2.0	1.0	761	$975	$1.28	45d	1	0.58mi
1912 Richmond Ave Unit 1912 Augusta, GA	2.0	1.0	812	$1,195	$1.47	15d	1	0.58mi
531 Tubman St Augusta, GA	2.0	1.0	864	$1,250	$1.45	45d	1	0.60mi
1946 Greene St Augusta, GA	3.0	1.0	952	$1,350	$1.42	15d	1	0.63mi
1730 Hicks St Apt A Augusta, GA	2.0	1.0	750	$750	$1.00	15d	1	0.65mi
1110 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	24d	1	0.72mi
1112 Troupe St Augusta, GA	2.0	1.0	1035	$1,100	$1.06	24d	1	0.72mi
2165 Telfair St Unit B Augusta, GA	2.0	1.0	825	$800	$0.97	15d	1	0.76mi
2165 Telfair St Unit A Augusta, GA	2.0	1.0	825	$850	$1.03	45d	1	0.77mi
2165 1/2 Telfair St Augusta, GA	2.0	1.0	825	$800	$0.97	15d	1	0.77mi
2198 Central Ave Unit D Augusta, GA	2.0	1.0	900	$950	$1.06	24d	1	0.82mi
501 Milledge Rd Augusta, GA	2.0	1.0	1008	$1,098	$1.09	15d	2	0.84mi
1480 Wrightsboro Rd Augusta, GA	1.0–3.0	1.0–2.0	1046	$2,375	$2.27	22d	13	0.88mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	15d	1	0.89mi
102 Curry St Augusta, GA	2.0	1.0	1001	$895	$0.89	24d	1	0.89mi
1701 Goodrich St Augusta, GA	1.0–3.0	1.0–2.0	1056	$2,756	$2.61	15d	11	0.91mi
1606 Broad St Augusta, GA	2.0	2.0	1066	$1,200	$1.13	24d	1	0.99mi
1425 Lee Beard Way Augusta, GA	1.0–2.0	1.0	776	$1,181	$1.52	45d	1	1.01mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	24d	1	1.12mi
1506 Pendleton Rd Augusta, GA	2.0	1.0	1026	$1,300	$1.27	45d	1	1.12mi
2219 Archer Augusta, GA	2.0	2.0	1103	$1,495	$1.36	45d	1	1.17mi
1399 Walton Way Augusta, GA	2.0	2.0	1017	$1,690	$1.66	24d	1	1.17mi
2221 Archer LN Augusta, GA	2.0	2.0	1103	$1,495	$1.36	45d	1	1.17mi
1750 Essie McIntyre Blvd Augusta, GA	2.0	1.0	720	$950	$1.32	45d	1	1.20mi
1600 Johns Rd Unit B Augusta, GA	2.0	1.0	660	$835	$1.27	24d	1	1.27mi
1530 Whitney St Unit A Augusta, GA	2.0	1.0	960	$925	$0.96	45d	1	1.29mi
1526 Heath St Augusta, GA	2.0	1.0	900	$1,250	$1.39	45d	1	1.32mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	24d	1	1.33mi
1610 Cornell Dr Augusta, GA	3.0	1.0	1025	$1,100	$1.07	45d	1	1.33mi
1712 Kissingbower Rd Augusta, GA	2.0	1.0	1072	$1,400	$1.31	15d	1	1.36mi

Listing history 28 events

1. 2026-06-21
   days on market $115,000 Active 41 DOM
2. 2026-06-18
   days on market $115,000 Active 38 DOM
3. 2026-06-17
   days on market $115,000 Active 37 DOM
4. 2026-06-16
   days on market $115,000 Active 36 DOM
5. 2026-06-15
   days on market $115,000 Active 35 DOM
6. 2026-06-14
   days on market $115,000 Active 33 DOM
7. 2026-06-10
   days on market $115,000 Active 30 DOM
8. 2026-06-09
   days on market $115,000 Active 29 DOM
9. 2026-06-08
   days on market $115,000 Active 28 DOM
10. 2026-06-07
    days on market $115,000 Active 27 DOM
11. 2026-06-03
    days on market $115,000 Active 23 DOM
12. 2026-06-02
    days on market $115,000 Active 22 DOM
13. 2026-06-01
    days on market $115,000 Active 21 DOM
14. 2026-05-31
    days on market $115,000 Active 20 DOM
15. 2026-05-30
    days on market $115,000 Active 19 DOM
16. 2026-04-21
    status Active
17. 2026-03-24
    historical
18. 2026-03-24
    historical
19. 2026-02-13
    price $42,900 92-char remark

    Show marketing remark (92 chars)

    CUTE STUCCO COTTAGE CLOSE TO ASU AND MCG. GAS HEAT - TENANT OCCUPIED - MUST HAVE APPOINTMENT

20. 2026-02-01
    listed $120,000 Active
21. 2026-02-01
    listed $120,000 Active
22. 2021-12-21
    soldstatus $35,400 92-char remark

    Show marketing remark (92 chars)

    CUTE STUCCO COTTAGE CLOSE TO ASU AND MCG. GAS HEAT - TENANT OCCUPIED - MUST HAVE APPOINTMENT

23. 2021-08-07
    listed $279,420 92-char remark

    Show marketing remark (92 chars)

    CUTE STUCCO COTTAGE CLOSE TO ASU AND MCG. GAS HEAT - TENANT OCCUPIED - MUST HAVE APPOINTMENT

24. 2005-03-04
    soldstatus $35,400 Closed 92-char remark

    Show marketing remark (92 chars)

    CUTE STUCCO COTTAGE CLOSE TO ASU AND MCG. GAS HEAT - TENANT OCCUPIED - MUST HAVE APPOINTMENT

25. 2005-03-04
    soldstatus $35,400

    Show marketing remark (92 chars)

    CUTE STUCCO COTTAGE CLOSE TO ASU AND MCG. GAS HEAT - TENANT OCCUPIED - MUST HAVE APPOINTMENT

26. 2005-03-04
    soldstatus $160,000

    Show marketing remark (92 chars)

    CUTE STUCCO COTTAGE CLOSE TO ASU AND MCG. GAS HEAT - TENANT OCCUPIED - MUST HAVE APPOINTMENT

27. 2005-02-22
    listed $42,900
28. 1978-10-01
    soldstatus $15,000

ⓘ 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: $1,360 · $113/mo
• Projected year-2 tax: $1,360 · $113/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 8/10 Severe 7 d/yr ≥108°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $15,724
• − Mortgage interest: −$6,442
• − Property taxes: −$1,360
• − Insurance: −$575
• − Repairs & maintenance: −$1,258
• − Management: −$1,258
• − Depreciation: −$3,345
• Taxable income: $1,486
• Est. tax owed @ 24.0%: −$357
• After-tax cash flow: $2,894/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

+666.7% since first listed

14 events — show timeline

• 2026-05-26 Price Changed $115,000 Hive MLS
• 2026-04-21 Relisted — Hive MLS
• 2026-03-24 Listing Removed — Hive MLS
• 2026-03-24 Listing Removed — Hive MLS
• 2026-02-13 Price Changed $42,900 Hive MLS
• 2026-02-01 Listed $120,000 Hive MLS
• 2026-02-01 Listed $120,000 Hive MLS
• 2021-12-21 Sold (MLS) $35,400 Hive MLS
• 2021-08-07 Listed $279,420 Hive MLS
• 2005-03-04 Sold (Public Records) $160,000 Public Records
• 2005-03-04 Sold (MLS) $35,400 Hive MLS
• 2005-03-04 Sold (MLS) $35,400 Hive MLS
• 2005-02-22 Listed $42,900 Hive MLS
• 1978-10-01 Sold (Public Records) $15,000 Public Records

Property tax history

+3.6%/yr

Latest (2025): $1,360 · +7.4% YoY. Source: county tax records.