529 Martin Ln · Augusta-Richmond County consolidated government (balance), GA 30909

$259,900

4 bd · 2.0 ba · 2,516 sqft · SingleFamily public records · 5 Days on market

Built 1966 0.27 ac lot Est $493k · 47% 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +3.8/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Located in Augusta's exclusive Forrest Hills area, 529 Martin Lane is a spacious brick ranch offering 4 bedrooms, 2 bathrooms, and approximately 2,516 square feet of living space on a 0.27-acre lot. Built in 1966, this single-family residence combines classic mid-century character with a floor plan designed for comfortable everyday living. The price reflects a readiness for a new owner's vision and cosmetic enhancements. Conveniently situated near Augusta University, the medical district, shopping, and dining. With its established location, and proximity to key Augusta amenities, 529 Martin Lane presents an excellent opportunity for homeowners and investors alike. Sold as is.

Key facts

• Spacious brick ranch
• 0.27 acre lot
• Built 1966

Tags

• EXCLUSIVE FORREST HILLS AREA
• SPACIOUS BRICK RANCH
• MID-CENTURY CHARACTER

Property features AI

Exterior

• Parking: Circular driveway; Covered parking; Gravel and concrete surfaces
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One-level / one story; Entry on level 1; Residential zoning
• Construction: Block, brick, frame construction (see remarks); Combination foundation and slab foundation; Shingle roof; Built with mixed construction materials
• Exterior features: Patio; Chain link backyard fencing; Has a view; No additional exterior features listed

Interior

• Kitchen: Electric oven; Electric cooktop; Electric range; Refrigerator; Dishwasher
• Bedrooms: 7 total rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Tile; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Forced air heating; Electric heating; Fireplace(s)
• Interior features: Ceiling fans
• Laundry & utility: Gas water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $227 ($3k/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 $228k (12.1% below list).
• Recommended offer: $228k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Lake Forest Hills Elementary School (math 32% / reading 42%, grade F, #485 of 1,228 statewide, top 41%, 514 students, 98% FRL); Tutt Middle School (math 7% / reading 21%, grade F, #405 of 470 statewide, top 86%, 476 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 flat; 306 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 38% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $8k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $228,360 (12.1% 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: 0.88% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.74%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $493,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3012 Walton Way	0.29mi	4/3.0	2,640 (+5%)	1mo	$298,900	$113	74
814 Windsor Ct	0.24mi	4/2.0	2,254 (-10%)	6mo	$475,000	$211	67
820 Barrett Ln	0.34mi	3/2.0 (-1)	2,464 (-2%)	11mo	$585,000	$237	66
608 Peachtree Rd	0.44mi	4/2.0	2,310 (-8%)	8mo	$295,000	$128	60
721 Oberlin Rd	0.27mi	4/2.0	2,270 (-10%)	18mo	$180,000	$79	56
1117 Highland Ave	0.74mi	3/2.5 (-1)	2,525 (+0%)	4mo	$515,000	$204	55
3111 Bransford Rd	0.63mi	3/3.0 (-1)	2,556 (+2%)	11mo	$499,900	$196	50
743 Lancaster Rd	0.64mi	3/1.5 (-1)	2,285 (-9%)	2mo	$380,000	$166	47
745 Oxford Rd	0.73mi	4/2.0	2,201 (-12%)	6mo	$339,900	$154	40
2823 Lombardy Ct	0.74mi	3/3.0 (-1)	2,624 (+4%)	14mo	$700,000	$267	38
3115 Bransford Rd	0.64mi	3/2.0 (-1)	2,262 (-10%)	17mo	$489,000	$216	34
515 Hillwood Cir	0.50mi	3/3.0 (-1)	2,184 (-13%)	17mo	$320,000	$147	31

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 · 0.48% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.54×
• Total profit: $-33,399
• Equity at exit: $38,752

10-year hold

• IRR: -8.0%
• Equity multiple: 0.55×
• Total profit: $-32,902
• Equity at exit: $22,471

Cash invested: $72,772 (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 30909

• Home prices YoY: -32.2%
• Rents YoY: 0.5%
• Active inventory: 306
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,284 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$106 /mo · $1,269/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $227

Break-even live

Break-even rent $1,996

Max offer price $259,900

Occupancy floor 85%

Sensitivity live

Price	-10% $374	-5% $301	+0% $227	+5% $154	+10% $80
Rent	-10% $47	-5% $137	+0% $227	+5% $317	+10% $408
Rate	-1.0pp $358	-0.5pp $293	base $227	+0.5pp $160	+1.0pp $91

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
807 Barrett Ln Augusta, GA	3.0	2.0	2242	$2,250	$1.00	45d	1	0.23mi
807 Barrett Ln Augusta, GA	3.0	2.0	2242	$2,200	$0.98	25d	1	0.23mi
3143 Switzer Dr Augusta, GA	3.0	2.5	1793	$3,500	$1.95	16d	1	0.62mi
403 Aumond Rd Augusta, GA	4.0	2.0	1774	$2,200	$1.24	45d	1	0.74mi
3138 Westminster Dr Augusta, GA	3.0	2.0	1930	$1,995	$1.03	25d	1	0.77mi
3138 Westminster Dr Augusta, GA	3.0	2.0	1930	$1,995	$1.03	45d	1	0.77mi
407 Sheffield Cir Augusta, GA	5.0	3.0	3236	$4,300	$1.33	45d	1	0.99mi
622 Canterbury Dr Augusta, GA	3.0	2.0	1900	$1,845	$0.97	25d	1	1.04mi
2279 Overton Rd Augusta, GA	3.0	2.5	2209	$1,895	$0.86	45d	1	1.46mi

Listing history 4 events

1. 2026-06-21
   days on market $259,900 Active 5 DOM
2. 2026-06-18
   days on market $259,900 Active 2 DOM
3. 2026-06-16
   remarks 684-char remark
4. 2026-06-16
   listed $259,900 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: $1,269 · $106/mo
• Projected year-2 tax: $2,391 · $199/mo
• Expected delta: +$1,123/yr (+$94/mo · 88.5%)

ⓘ 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 ≥106°F today · 16 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: $27,403
• − Mortgage interest: −$14,558
• − Property taxes: −$1,269
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − Depreciation: −$7,561
• Taxable loss: −$1,669
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $3,126/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): 46,501
• Household income: $71,364
• Rent vs Own: 52.5% rent · 47.5% own
• Severe rent burden: 2113.0

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 0.65)
• Race & ethnicity: Black 44% White 39% Two or more races 9% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 1% Lithuanian 1%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 1% Chinese 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: ▼ -133.14%
• Current HPI: 280.4587
• Rent YoY: ▲ 0.48%
• 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

1 event — show timeline

• 2026-06-16 Listed $259,900 Hive MLS

Property tax history

+1.1%/yr

Latest (2025): $1,269 · -10.2% YoY. Source: county tax records.