150 Star Dr · Athens-Clarke County unified government (balance), GA 30601

$25,000

2 bd · 1.0 ba · 560 sqft · SingleFamily public records · 3 Days on market

Built 1968 10,018 sqft lot Est $31k · 19% 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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

150 Star Drive presents a rare opportunity for investors, builders, renovators, or buyers seeking a value-add project in the growing Athens market. Situated on approximately 0.23 acres, this property is being sold AS-IS and offers strong potential for redevelopment, renovation, rental investment, or future improvement opportunities. Existing structure is a 1-bedroom, 1-bath home originally built in 1968 with approximately 560 square feet.The property is currently in distressed condition and will require significant repairs and clean-out. Interior contains miscellaneous personal property and debris remaining from prior occupants/storage use. Seller makes no representations regarding condition of systems, utilities, or structural integrity. Buyer to independently verify all information, zoning, land use, redevelopment possibilities, utilities, and due diligence matters important to purchaser. Property currently accessible but not securely locked.Located within Clarke County and convenient to Downtown Athens, UGA, shopping, dining, and major roadways, this property offers long-term upside for the right buyer willing to take on a full renovation or redevelopment project. Cash offers strongly preferred. No blind offers. Enter property at your own risk and only with confirmed appointment approval.

Key facts

• 0.23 acre lot
• Built 1968
• Listed 3 days

Property features AI

Exterior

• Utilities: Private water source; Septic tank sewer; Electricity available; Water available; Other utilities
• Home design: One level
• Construction: Other construction materials; Other roof type
• Exterior features: Fixer condition

Interior

• Kitchen: No kitchen features listed
• Bedrooms: One main-level bedroom; No special bedroom features listed
• Bathrooms: One full bathroom (main level); No master bathroom features listed
• Interior features: Other interior features; No shared/common walls
• Laundry & utility: No laundry features listed; Appliances described as 'Other'

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $931 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $25k).
• Cap rate 51.0% 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.
• Zoned schools: Winterville Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 365 students, 83% FRL); Coile Middle School (math 6% / reading 11%, grade F, #439 of 470 statewide, top 94%, 635 students, 83% FRL); Cedar Shoals High School (1,443 students, 83% FRL).
• Market conditions: Rents rising (+3.9%/yr); 116 active listings in the ZIP; lower-income renter base — watch delinquency; 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).
• This rent runs 44% of the median local income ($39k/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 $173 of loan paydown is wiped out by about $750 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 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.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 5.76% ✓
• Cap rate: 50.96%
• Cash-on-cash: 159.53%
• DSCR: 8.10
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $30,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Star Dr	0.00mi	2/1.0	560 (0%)	0mo	$31,000	$55	100

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 9.07×
• Total profit: $56,517
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 19.71×
• Total profit: $130,951
• Equity at exit: $2,162

Cash invested: $7,000 (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 30601

• Rents YoY: 3.9%
• Active inventory: 116
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $1,440 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $931

Break-even live

Break-even rent $262

Max offer price $25,000

Occupancy floor 30%

Sensitivity live

Price	-10% $945	-5% $938	+0% $931	+5% $923	+10% $916
Rent	-10% $817	-5% $874	+0% $931	+5% $987	+10% $1,044
Rate	-1.0pp $943	-0.5pp $937	base $931	+0.5pp $924	+1.0pp $918

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-09
   statusdays on marketlisting id $25,000 Pending 3 DOM
2. 2026-06-08
   days on market $25,000 New 13 DOM
3. 2026-06-07
   days on market $25,000 New 12 DOM
4. 2026-06-02
   days on market $25,000 New 7 DOM
5. 2026-06-01
   days on market $25,000 New 6 DOM
6. 2026-05-31
   days on market $25,000 New 5 DOM
7. 2026-05-30
   statusdays on marketlisting id $25,000 New 4 DOM
8. 2026-05-26
   listed $25,000 Active

   Show marketing remark (1312 chars)

   150 Star Drive presents a rare opportunity for investors, builders, renovators, or buyers seeking a value-add project in the growing Athens market. Situated on approximately 0.23 acres, this property is being sold AS-IS and offers strong potential for redevelopment, renovation, rental investment, or future improvement opportunities. Existing structure is a 1-bedroom, 1-bath home originally built in 1968 with approximately 560 square feet.The property is currently in distressed condition and will require significant repairs and clean-out. Interior contains miscellaneous personal property and debris remaining from prior occupants/storage use. Seller makes no representations regarding condition of systems, utilities, or structural integrity. Buyer to independently verify all information, zoning, land use, redevelopment possibilities, utilities, and due diligence matters important to purchaser. Property currently accessible but not securely locked.Located within Clarke County and convenient to Downtown Athens, UGA, shopping, dining, and major roadways, this property offers long-term upside for the right buyer willing to take on a full renovation or redevelopment project. Cash offers strongly preferred. No blind offers. Enter property at your own risk and only with confirmed appointment approval.

9. 2026-05-26
   listed $25,000 New 1312-char remark

   Show marketing remark (1312 chars)

   150 Star Drive presents a rare opportunity for investors, builders, renovators, or buyers seeking a value-add project in the growing Athens market. Situated on approximately 0.23 acres, this property is being sold AS-IS and offers strong potential for redevelopment, renovation, rental investment, or future improvement opportunities. Existing structure is a 1-bedroom, 1-bath home originally built in 1968 with approximately 560 square feet.The property is currently in distressed condition and will require significant repairs and clean-out. Interior contains miscellaneous personal property and debris remaining from prior occupants/storage use. Seller makes no representations regarding condition of systems, utilities, or structural integrity. Buyer to independently verify all information, zoning, land use, redevelopment possibilities, utilities, and due diligence matters important to purchaser. Property currently accessible but not securely locked.Located within Clarke County and convenient to Downtown Athens, UGA, shopping, dining, and major roadways, this property offers long-term upside for the right buyer willing to take on a full renovation or redevelopment project. Cash offers strongly preferred. No blind offers. Enter property at your own risk and only with confirmed appointment approval.

ⓘ 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: $783 · $65/mo
• Projected year-2 tax: $783 · $65/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,277
• − Mortgage interest: −$1,400
• − Property taxes: −$783
• − Insurance: −$125
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − Depreciation: −$727
• Taxable income: $11,476
• Est. tax owed @ 24.0%: −$2,754
• After-tax cash flow: $8,413/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: 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): 25,899
• Household income: $39,219
• Rent vs Own: 67.9% rent · 32.1% own
• Severe rent burden: 3108.0

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 0.66)
• Race & ethnicity: White 44% Black 35% Hispanic / Latino 17% Two or more races 9% Asian 2%
• Hispanic origin (detail): Mexican 10% Dominican 1%
• Common ancestry: Slovak 3% Italian 2% Romanian 1%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 12% German/W. Germanic 1% Other Indo-European 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: ▼ -274.32%
• Current HPI: 280.2956
• Rent YoY: ▲ 3.86%
• 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

• 2026-05-26 Listed $25,000 GAMLS
• 2026-05-26 Listed $25,000 FMLS

Property tax history

+18.3%/yr

Latest (2025): $783 · +32.1% YoY. Source: county tax records.