Bedford A Plan · Athens-Clarke County unified government (balance), GA 30606

$250,072

4 bd · 2.0 ba · 1,720 sqft · SingleFamily · 719 Days on market

Good condition ↓ 5% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.5/30.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Schools +2.0/10.0
• 1% rule +1.6/10.0
• DSCR +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This classic cottage welcomes you with a charming covered porch that opens into a thoughtfully designed four-bedroom floor plan. The master suite is set apart from the other bedrooms by the spacious central living area. From the dining room, step through the back door and discover the potential for a perfect outdoor entertainment space. The Bedford A offers endless opportunities for comfort and style.

Key facts

• Covered porch
• Master suite
• Optional deck

Tags

• COVERED PORCH
• MASTER SUITE
• OPTIONAL DECK

🏗️ New construction. The $250,072 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $343,868.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-588 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (9.5% below list).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 4.2% vs local median 3.4% in Athens-Clarke County unified government (balance) — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Clarke County (urban): math 17% / reading 21% proficiency, ranked #146 of 174 in GA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 74% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Cleveland Road Elementary School (math 12% / reading 27%, grade F, #878 of 1,228 statewide, top 75%, 284 students, 83% FRL); Burney-Harris-Lyons Middle School (math 19% / reading 23%, grade F, #342 of 470 statewide, top 73%, 728 students, 83% FRL); Clarke Central High School (math 15% / reading 24%, grade F, #238 of 424 statewide, top 57%, 1,836 students, 83% FRL).
• Market conditions: Rents rising (+1.6%/yr); 401 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 70d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).
• This rent runs 43% of the median local income ($63k/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 $10k of value loss. Plan a longer hold.
• Clarke County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 719 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.

Recommended offer $220,063 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 719 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.66% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.33%
• DSCR: 0.67
• GRM: 12.7

CMA / ARV

• ARV (median comp): $343,868
• List price: $250,072
• Delta: -27.28%
• 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
250 Jennings Ct	0.42mi	3/2.5 (-1)	1,659 (-4%)	2mo	$349,000	$210	66
158 Covington Pl	0.59mi	3/2.0 (-1)	1,785 (+4%)	2mo	$368,000	$206	59
117 Covington Pl	0.61mi	3/2.5 (-1)	1,784 (+4%)	0mo	$350,000	$196	58
140 Bedford Dr	0.55mi	3/2.5 (-1)	1,737 (+1%)	10mo	$348,000	$200	58
148 Covington Pl	0.59mi	3/2.5 (-1)	1,780 (+4%)	3mo	$361,500	$203	57
105 Cambridge Dr	0.56mi	3/2.5 (-1)	1,632 (-5%)	2mo	$368,500	$226	57
265 Bedford Dr	0.60mi	3/2.0 (-1)	1,815 (+6%)	5mo	$385,000	$212	54
160 Cambridge Dr	0.55mi	3/2.0 (-1)	1,594 (-7%)	6mo	$355,000	$223	52
205 Cambridge Dr. Dr	0.62mi	3/2.5 (-1)	1,844 (+7%)	1mo	$391,000	$212	51
255 Hanover Dr	0.70mi	4/3.0	1,864 (+8%)	1mo	$400,000	$215	48
157 Covington Pl	0.62mi	3/2.0 (-1)	1,500 (-13%)	1mo	$395,000	$263	44
238 Covington Pl	0.67mi	3/2.5 (-1)	1,830 (+6%)	9mo	$350,000	$191	44

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -30.6%
• Equity multiple: -0.00×
• Total profit: $-96,337
• Equity at exit: $51,272

10-year hold

• IRR: -40.9%
• Equity multiple: -0.50×
• Total profit: $-144,705
• Equity at exit: $29,731

Cash invested: $96,283 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 11 under contract
• Months of supply: 3.4 mo (29%/mo absorbed)
• Median asking: $343,782 ($167/sqft)
• Median days on market: 452 d
• This list price: 25% of active listings are priced below it
• ARV vs active asking: +19.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30606

• Rents YoY: 1.6%
• Active inventory: 401
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,264 medium
• Mortgage (P&I): −$1,803
• Tax est. 1.5%: −$430 /mo · $5,158/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-588

Break-even live

Break-even rent $3,008

Max offer price $258,759

Occupancy floor —

Sensitivity live

Price	-10% $-351	-5% $-469	+0% $-588	+5% $-707	+10% $-826
Rent	-10% $-767	-5% $-678	+0% $-588	+5% $-499	+10% $-409
Rate	-1.0pp $-415	-0.5pp $-501	base $-588	+0.5pp $-677	+1.0pp $-768

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: $85,967
• Closing costs: $10,316
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
332 Park West Blvd General, GA	3.0	2.0	1500	$2,200	$1.47	93d	1	0.44mi
332 Park West Blvd Unit NA Bogart, GA	3.0	2.0	1500	$2,100	$1.40	70d	1	0.44mi
225 Jennings Mill Pkwy Athens, GA	1.0–3.0	1.0–2.0	1225	$2,170	$1.77	62d	22	0.86mi
2035 Timothy Rd Athens, GA	1.0–3.0	1.0–2.0	1031	$1,961	$1.90	62d	14	1.41mi

Listing history 50 events

1. 2026-08-08
   days on market $250,072 Active 719 DOM
2. 2026-08-07
   days on market $250,072 Active 718 DOM
3. 2026-08-06
   days on market $250,072 Active 717 DOM
4. 2026-08-05
   days on market $250,072 Active 716 DOM
5. 2026-08-04
   days on market $250,072 Active 715 DOM
6. 2026-08-03
   days on market $250,072 Active 714 DOM
7. 2026-07-31
   days on market $250,072 Active 711 DOM
8. 2026-07-30
   days on market $250,072 Active 710 DOM
9. 2026-07-29
   days on market $250,072 Active 709 DOM
10. 2026-07-27
    days on market $250,072 Active 707 DOM
11. 2026-07-25
    days on market $250,072 Active 705 DOM
12. 2026-07-24
    days on market $250,072 Active 704 DOM
13. 2026-07-23
    days on market $250,072 Active 703 DOM
14. 2026-07-22
    days on market $250,072 Active 702 DOM
15. 2026-07-21
    days on market $250,072 Active 701 DOM
16. 2026-07-18
    days on market $250,072 Active 698 DOM
17. 2026-07-16
    days on market $250,072 Active 696 DOM
18. 2026-07-16
    days on market $250,072 Active 695 DOM
19. 2026-07-14
    days on market $250,072 Active 694 DOM
20. 2026-07-13
    days on market $250,072 Active 693 DOM
21. 2026-07-12
    days on market $250,072 Active 692 DOM
22. 2026-07-11
    days on market $250,072 Active 691 DOM
23. 2026-07-10
    days on market $250,072 Active 690 DOM
24. 2026-07-09
    days on market $250,072 Active 689 DOM
25. 2026-07-08
    days on market $250,072 Active 688 DOM
26. 2026-07-07
    days on market $250,072 Active 687 DOM
27. 2026-07-06
    days on market $250,072 Active 686 DOM
28. 2026-07-05
    days on market $250,072 Active 685 DOM
29. 2026-07-04
    days on market $250,072 Active 684 DOM
30. 2026-07-03
    days on market $250,072 Active 683 DOM
31. 2026-07-02
    days on market $250,072 Active 682 DOM
32. 2026-07-01
    days on market $250,072 Active 681 DOM
33. 2026-06-30
    days on market $250,072 Active 680 DOM
34. 2026-06-29
    days on market $250,072 Active 679 DOM
35. 2026-06-28
    days on market $250,072 Active 678 DOM
36. 2026-06-28
    days on market $250,072 Active 677 DOM
37. 2026-06-27
    days on market $250,072 Active 676 DOM
38. 2026-06-25
    days on market $250,072 Active 674 DOM
39. 2026-06-23
    days on market $250,072 Active 672 DOM
40. 2026-06-21
    days on market $250,072 Active 671 DOM
41. 2026-06-19
    days on market $250,072 Active 669 DOM
42. 2026-06-18
    days on market $250,072 Active 668 DOM
43. 2026-06-17
    days on market $250,072 Active 667 DOM
44. 2026-06-16
    days on market $250,072 Active 666 DOM
45. 2026-06-15
    price $250,072 Active 665 DOM
46. 2026-06-15
    days on market $246,571 Active 665 DOM
47. 2026-06-14
    days on market $246,571 Active 663 DOM
48. 2026-06-13
    days on market $246,571 Active 662 DOM
49. 2026-06-10
    days on market $246,571 Active 660 DOM
50. 2026-06-09
    days on market $246,571 Active 659 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,163
• − Mortgage interest: −$19,262
• − Property taxes: −$5,158
• − Insurance: −$1,719
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$10,003
• Taxable loss: −$13,326
• Est. tax savings @ 24.0%: +$3,198
• After-tax cash flow: $-3,860/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.

Condition & rehab AI · 6 photos

Good 80/100 Cosmetic rehab Est. rehab $8,600–$25,800 screening

This well-maintained single-family home with a good condition score and cosmetic rehab level is ready for a fresh coat of paint and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Both Adding smart home features — Smart home features can increase property value and attract tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Cleveland Road Elementary School F GA #878/1,228 Nat'l #33,738/41,679 Middle Burney-Harris-Lyons Middle School F GA #342/470 Nat'l #11,464/14,009 High Clarke Central High School F GA #238/424 Nat'l #14,291/17,239

Schools (NCES district)

• District: Clarke County
• NCES district ID: 1301170
• Math proficiency: 17% ▼ -15.00%
• Reading proficiency: 21% ▼ -12.00%
• Median HH income: $33,649
• Composite: 15.51/100
• National rank: #9302
• State rank: #146 of 174 in GA

Livability — Athens-Clarke County unified government (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Athens-Clarke County unified government (balance), GA
• County: Clarke County · 141,365 people
• City population: 119,110
• Metro: Athens-Clarke County, GA
• Population (ZIP): 47,865
• Household income: $63,328
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 14% of renters

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Population outlook (Clarke County) Hauer SSP2

• Today (2025): 141,365 people
• By 2030: 151,724 · +7.3%
• By 2040: 168,541 · +19.2%
• By 2050: 184,855 · +30.8%
• By 2075: 221,736 · +56.9%
• By 2100: 253,853 · +79.6%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 61% Black 20% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China, Philippines
• Languages at home: 87% English-only · Spanish 7% Other Asian/Pacific 2% Chinese 1%

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Political lean MEDSL · Clarke

• 2024 margin: Solid D (+38.3) · D 68.6% · R 30.4% · Other 1.0%
• 2008→2024 swing: +7.0pp toward D · 2008: 31.3pp · 2024: 38.3pp
• All cycles: 2024: D+38.3 2020: D+42.1 2016: D+38.0 2012: D+28.9 2008: D+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -454.63%
• Current HPI: 258.4817
• Rent YoY: ▲ 1.58%
• Metro: Athens-Clarke County, GA
• State GDP YoY: ▲ 2.66%
• F500 in state: 28

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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

-5.1% since first listed

4 events — show timeline

• 2026-03-20 Price Changed $246,571 Zillow
• 2025-09-03 Price Changed $243,463 Zillow
• 2024-09-04 Price Changed $247,293 Zillow
• 2024-08-19 Listed $259,953 Zillow