2000 Hollis Street St · Athens-Clarke County unified government (balance), GA 30605

$250,000

4 bd · 4.0 ba · 1,264 sqft · MultiFamily · 7 Days on market

Built 1970 Good condition 0.40 ac lot

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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 +20.1/30.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• 1% rule +5.3/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Looking to have your neighbor pay most of your mortgage? This solid brick duplex offers the ideal blend of immediate income and long-term flexibility-perfect for owner occupants or savvy investors. Live in one side while rental income from the other significantly offsets your monthly payment, creating an incredibly affordable path to homeownership. The vacant unit has been stylishly updated and is fully move in or rent ready, featuring durable new LVP flooring, sleek granite countertops, a carport with storage, and new stainless-steel appliances including a refrigerator--making this a true turnkey opportunity. The tenant occupied side provides instant cash flow, so income starts from day one. With market rents currently at $1,000 per unit, this duplex is well positioned for strong returns, whether you're house hacking or adding to your rental portfolio. Located in a prime Athens area just minutes from UGA, Downtown, shopping, dining, and quick access to the Loop, this is a rare chance to build equity while keeping housing costs low. Why pay a full mortgage when your neighbor can cover most of it? Opportunities like this don't come around often. Let rental income do the heavy lifting--schedule your private showing today and take the first step toward smarter homeownership.

Key facts

• Solid brick duplex
• Updated unit
• Carport with storage

Tags

• SOLID BRICK DUPLEX
• UPDATED UNIT
• DURABLE NEW LVP FLOORING
• SLEEK GRANITE COUNTERTOPS
• CARPORT WITH STORAGE
• NEW STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Zoned for multi-family
• Financial info: One unit currently reported with actual rent of $950

Exterior

• Parking: Has carport (1 space); Attached parking; Off-street parking; On-street parking
• Utilities: Public water; Septic sewer
• Home design: Duplex (residential income); Attached property; Single-story
• Construction: Brick construction; Slab foundation
• Exterior features: Level lot; Asphalt roof

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator
• Bedrooms: Two 1-bedroom units
• Flooring: Other
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Electric heating; Wall furnace; Electric cooling; Window/wall cooling units; Other heating and cooling features
• Interior features: Dishwasher; Electric water heater; Oven; Range; Refrigerator; Washer hookup; Other flooring
• Laundry & utility: Washer hookup in units

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $250k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive. Per door: $156/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Cap rate 7.8% vs local median 3.3% in Athens-Clarke County unified 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.
• 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.
• Market conditions: Rents rising fast (+4.8%/yr); 300 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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).
• At $2,581/mo this rent would consume 62% of the median local household income ($50k/yr) (locally 3628% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• Clarke County population projected at +31% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 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.

Recommended offer $250,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.83% rent growth · sell at horizon

5-year hold

• IRR: -6.0%
• Equity multiple: 0.77×
• Total profit: $-15,806
• Equity at exit: $37,276

10-year hold

• IRR: 5.8%
• Equity multiple: 1.46×
• Total profit: $32,537
• Equity at exit: $21,615

Cash invested: $70,000 (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 30605

• Rents YoY: 4.8%
• Active inventory: 300
• Price-to-rent: 16.1×

Monthly cashflow live

• Estimated rent: $2,581 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $311

Break-even live

Break-even rent $2,187

Max offer price $250,000

Occupancy floor 83%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$2,580
Total (2 units)			$2,581

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Indiana Ave Athens, GA	3.0	3.0	1050	$1,950	$1.86	43d	1	0.45mi
121 Head St Athens, GA	4.0	4.5	1736	$3,200	$1.84	13d	1	0.77mi
123 Head St Athens, GA	4.0	4.5	1736	$3,000	$1.73	13d	1	0.81mi
1734 E Broad St Unit A Athens, GA	4.0	2.0	1500	$2,060	$1.37	43d	1	0.82mi
122 Head St Athens, GA	4.0	4.5	1736	$3,200	$1.84	43d	1	0.85mi
490 Barnett Shoals Rd Athens, GA	3.0	3.0	1444	$2,212	$1.53	13d	1	0.89mi
490 Barnett Shoals Rd Athens, GA	2.0–3.0	2.0–3.0	1298	$2,325	$1.79	43d	4	0.89mi
1035 Barnett Shoals Rd Athens, GA	2.0–3.0	2.5–3.0	1287	$2,250	$1.75	13d	2	0.94mi
1035 Barnett Shoals Rd Athens, GA	3.0	3.0	1406	$2,075	$1.48	43d	2	0.94mi
1035 Barnett Shoals Rd #1120 Athens, GA	3.0	3.0	1406	$2,250	$1.60	20d	1	0.95mi
103 Penny Dr Athens, GA	4.0	4.0	1479	$2,580	$1.74	43d	1	0.96mi
90 Woodsong Ave Athens, GA	3.0	3.5	1629	$2,000	$1.23	13d	1	1.02mi
345 Research Dr Athens, GA	2.0–3.0	2.0–2.5	1449	$1,875	$1.29	20d	3	1.14mi
345 Research Dr Athens, GA	2.0–3.0	2.0–2.5	1449	$1,875	$1.29	13d	3	1.14mi
255 Research Dr Athens, GA	3.0	3.5	1568	$2,475	$1.58	43d	1	1.18mi
825 Gaines School Rd Athens, GA	4.0	3.0	1525	$1,600	$1.05	13d	1	1.27mi
2936 Cherokee Rd Athens, GA	3.0	2.5	1580	$2,500	$1.58	43d	1	1.30mi
129 N Peter St Athens, GA	4.0	2.0	1335	$2,600	$1.95	20d	1	1.38mi
175 Arch St Athens, GA	3.0	2.5	1484	$2,250	$1.52	43d	1	1.41mi
540 N Peter St Athens, GA	4.0	2.0	1492	$2,100	$1.41	43d	1	1.43mi
175 International Dr Athens, GA	2.0–4.0	2.0–4.0	1136	$2,556	$2.25	13d	6	1.43mi
175 Morningview Dr Athens, GA	3.0	2.0	1200	$1,875	$1.56	13d	1	1.46mi
175 Woodlake Pl Athens, GA	1.0–3.0	1.0–2.0	1200	$1,279	$1.07	43d	1	1.47mi

Listing history 6 events

1. 2026-06-13
   statusdays on market $250,000 Pending 7 DOM
2. 2026-06-10
   days on market $250,000 Active 5 DOM
3. 2026-06-09
   days on market $250,000 Active 4 DOM
4. 2026-06-08
   days on market $250,000 Active 3 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $250,000 Active 2 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: $30,972
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,478
• − Management: −$2,478
• − Depreciation: −$7,273
• Taxable loss: −$260
• Est. tax savings @ 24.0%: +$62
• After-tax cash flow: $3,798/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, updated duplex is move-in ready with new flooring, granite countertops, and energy-efficient appliances. It offers a solid investment opportunity with immediate rental income and long-term potential.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and protects the structure
• Both Replace old windows with energy-efficient ones — Improves energy efficiency and reduces utility costs
• Both Install smart home security system — Enhances safety and adds value for potential buyers/renters

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and protects the structure ↑
• Both Replace old windows with energy-efficient ones — Improves energy efficiency and reduces utility costs ↑
• Both Install smart home security system — Enhances safety and adds value for potential buyers/renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 · 126,008 people
• City population: 119,110
• Metro: Athens-Clarke County, GA
• Population (ZIP): 41,544
• Household income: $50,062
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 3628.0

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 24% Hispanic / Latino 9% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Italian 3% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 85% English-only · Spanish 7% Other Asian/Pacific 2% Chinese 1%

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: ▼ -294.87%
• Current HPI: 252.2581
• Rent YoY: ▲ 4.83%
• Metro: Athens-Clarke County, GA
• 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

• 2026-06-04 Listed $250,000 GAMLS
• 2026-06-04 Listed $250,000 Hive MLS