250 Little St Apt B102 · Athens-Clarke County unified government (balance), GA 30605

$154,900

2 bd · 1.0 ba · 795 sqft · Condo public records · 89 Days on market

Built 1964 $195/sqft · 17% below area Est $188k · 17% under

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Cash flow +13.7/30.0
• 1% rule +5.1/10.0
• DSCR +4.1/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy 2-bedroom, 1-bathroom condo offers an exceptional opportunity for both college students and savvy investors. Situated conveniently near Sanford Stadium, this property provides easy access to the vibrant campus life and athletic events at the University of Georgia, making it an ideal choice for students seeking proximity and convenience. The condo features spacious living areas, a well-appointed kitchen, and modern amenities, ensuring a comfortable living experience. For investors, the location guarantees a steady demand for rentals, promising attractive returns. With its blend of practicality and prime location, this condo is a smart choice for those looking to capitalize on the bustling university environment.

Key facts

• Modern amenities
• Built 1964
• Listed 88 days

Tags

• SPACIOUS LIVING AREAS
• WELL-APPOINTED KITCHEN
• MODERN AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $155k.

Deal economics

• At list price, monthly cash flow is $11 ($137/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Recommended offer: $146k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.4% 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 D — 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; 39 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 38% of the median local income ($50k/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 $1k of loan paydown is wiped out by about $5k 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 89 days — a 6% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $79k; list at $155k implies a 97% gain — meaningful room to come down on a strong offer.

Recommended offer $145,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.01% ✓
• Cap rate: 6.38%
• Cash-on-cash: 0.32%
• DSCR: 1.01
• GRM: 8.2

CMA / ARV

• ARV (median comp): $187,527
• List price: $154,900
• Delta: -17.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -13.4%
• Equity multiple: 0.51×
• Total profit: $-21,313
• Equity at exit: $23,096

10-year hold

• IRR: -1.4%
• Equity multiple: 0.89×
• Total profit: $-4,605
• Equity at exit: $13,393

Cash invested: $43,372 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,569 high
• Mortgage (P&I): −$812
• Tax from tax record: −$139 /mo · $1,670/yr
• Insurance: −$65
• HOA est. from 4 same-building comps: −$212
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $11

Break-even live

Break-even rent $1,554

Max offer price $154,900

Occupancy floor 94%

Sensitivity live

Price	-10% $99	-5% $55	+0% $11	+5% $-32	+10% $-76
Rent	-10% $-113	-5% $-51	+0% $11	+5% $73	+10% $135
Rate	-1.0pp $89	-0.5pp $51	base $11	+0.5pp $-29	+1.0pp $-70

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: $38,725
• Closing costs: $4,647
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
188 Williams St Unit 16 Athens, GA	2.0	2.5	1072	$1,500	$1.40	44d	1	0.39mi
400 E Clayton St Unit 16 Athens, GA	2.0	2.0	715	$1,750	$2.45	44d	1	0.74mi
400 E Clayton St Unit 13 Athens, GA	2.0	2.0	1100	$1,950	$1.77	21d	1	0.74mi
290 Baker St Athens, GA	2.0	1.0	924	$1,500	$1.62	44d	1	0.80mi
131 E Broad St Athens, GA	1.0	1.0	534	$1,188	$2.22	14d	2	0.81mi
269 N Hull St #202 Athens, GA	1.0	1.0	638	$1,800	$2.82	21d	1	0.92mi
291 S Finley St Athens, GA	1.0	1.0	600	$1,022	$1.70	44d	1	0.96mi
247 E Cloverhurst Ave Unit 2 Athens, GA	1.0	1.0	550	$1,050	$1.91	44d	1	0.96mi
389 S Pope St Athens, GA	2.0	1.0	800	$2,800	$3.50	44d	1	0.96mi
223 E Cloverhurst Ave Unit 8 Athens, GA	1.0	1.0	550	$999	$1.82	44d	1	0.98mi
394 S Pope St Unit 4 Athens, GA	1.0	1.0	800	$1,225	$1.53	44d	1	0.98mi
174 Talmadge St Athens, GA	1.0	1.0	680	$1,650	$2.43	44d	2	1.04mi
174 Talmadge St Athens, GA	1.0	1.0	680	$1,550	$2.28	21d	1	1.04mi
174 Talmadge St #14 Athens, GA	1.0	1.0	680	$2,000	$2.94	14d	1	1.04mi
191 Water Oak St Athens, GA	2.0	1.0	900	$1,650	$1.83	45d	1	1.08mi
170 Griffeth St Unit B Athens, GA	2.0	1.0	602	$1,250	$2.08	44d	1	1.09mi
160 Indiana Ave Athens, GA	3.0	3.0	1050	$1,950	$1.86	44d	1	1.10mi
723 Baxter St Athens, GA	2.0	1.5	815	$1,250	$1.53	14d	1	1.11mi
100 Prince Ave Athens, GA	1.0	1.0	742	$1,755	$2.37	44d	11	1.13mi
329 Dearing St Athens, GA	1.0–2.0	1.0	795	$1,300	$1.64	44d	1	1.16mi
170 E Rutherford St Unit C Athens, GA	1.0	1.5	750	$1,100	$1.47	44d	1	1.18mi
180 E Rutherford St Unit 4 Athens, GA	2.0	1.5	1000	$1,200	$1.20	44d	1	1.19mi
115 Berlin St Unit C12 Athens, GA	2.0	2.0	1050	$1,375	$1.31	21d	1	1.25mi
115 Berlin St Unit 217 Athens, GA	2.0	2.0	950	$1,325	$1.39	44d	1	1.25mi
125 Berlin St Athens, GA	2.0	2.0	980	$1,338	$1.36	21d	3	1.29mi
125 Berlin St Athens, GA	2.0	2.0	1000	$1,350	$1.35	44d	9	1.29mi
270 Strickland Ave Athens, GA	2.0	2.0–2.5	1120	$1,395	$1.25	44d	1	1.30mi
270 Strickland Ave Athens, GA	2.0	2.0–2.5	1120	$1,395	$1.25	45d	2	1.30mi
935 Baxter St Athens, GA	2.0	1.0	985	$1,472	$1.49	44d	1	1.32mi
118 University Dr Unit 1439 Athens, GA	2.0	1.0	988	$1,925	$1.95	21d	1	1.36mi
118 University Dr Unit 1441 Athens, GA	2.0	1.0	988	$1,925	$1.95	44d	1	1.36mi
118 University Dr Unit 1449 Athens, GA	2.0	1.0	988	$1,850	$1.87	44d	1	1.36mi
1439 S Milledge Ave Athens, GA	2.0	1.0	988	$1,925	$1.95	21d	1	1.36mi
537 Fourth St Athens, GA	2.0	1.0	900	$1,200	$1.33	44d	1	1.37mi
263 Barrow St Unit B Athens, GA	1.0	1.0	532	$1,100	$2.07	21d	1	1.37mi
270 Barber St Athens, GA	2.0	1.0	818	$1,375	$1.68	44d	1	1.47mi
211 North Ave Athens, GA	2.0	2.0	826	$1,700	$2.06	21d	4	1.47mi
2000 Hollis St Unit A Athens, GA	1.0	1.0	632	$1,100	$1.74	21d	1	1.48mi
930 S Barnett Shoals Rd Unit 1606 Athens, GA	2.0	2.5	1116	$1,300	$1.16	44d	1	1.48mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-19
   days on market $154,900 Active 89 DOM
2. 2026-06-18
   days on market $154,900 Active 88 DOM
3. 2026-06-17
   days on market $154,900 Active 87 DOM
4. 2026-06-16
   days on market $154,900 Active 86 DOM
5. 2026-06-15
   days on market $154,900 Active 85 DOM
6. 2026-06-14
   days on market $154,900 Active 83 DOM
7. 2026-06-13
   days on market $154,900 Active 82 DOM
8. 2026-06-10
   days on market $154,900 Active 80 DOM
9. 2026-06-09
   days on market $154,900 Active 79 DOM
10. 2026-06-08
    days on market $154,900 Active 78 DOM
11. 2026-06-07
    days on market $154,900 Active 77 DOM
12. 2026-06-02
    days on market $154,900 Active 72 DOM
13. 2026-06-01
    days on market $154,900 Active 71 DOM
14. 2026-05-31
    days on market $154,900 Active 70 DOM
15. 2026-05-30
    days on market $154,900 Active 69 DOM
16. 2026-03-21
    listed $154,900 New 730-char remark

    Show marketing remark (730 chars)

    This cozy 2-bedroom, 1-bathroom condo offers an exceptional opportunity for both college students and savvy investors. Situated conveniently near Sanford Stadium, this property provides easy access to the vibrant campus life and athletic events at the University of Georgia, making it an ideal choice for students seeking proximity and convenience. The condo features spacious living areas, a well-appointed kitchen, and modern amenities, ensuring a comfortable living experience. For investors, the location guarantees a steady demand for rentals, promising attractive returns. With its blend of practicality and prime location, this condo is a smart choice for those looking to capitalize on the bustling university environment.

17. 2017-11-22
    soldstatus $78,700
18. 2017-11-17
    soldstatus $78,700 728-char remark

    Show marketing remark (728 chars)

    Great investment property! Located less than a mile from UGA and Sanford Stadium, this is the closest gated community to the UGA campus. The actual unit features one bedroom and a study (or second bedroom with closet) and one bath, kitchen with tile floors and black appliances, covered patio, new flooring, new paint, new light fixtures, and the sockets have been updated. The complex offers a convenient and comfortable way to enjoy home game weekends and features landscaped courtyards, state of the art fitness center, swimming pool, stadium lounge with big screen TV, fully equipped clubhouse, media center, laundry facility, and study lounge with WIFI. There are pet friendly grass areas and a courtyard in every building.

19. 2017-11-17
    soldstatus $78,700

    Show marketing remark (728 chars)

    Great investment property! Located less than a mile from UGA and Sanford Stadium, this is the closest gated community to the UGA campus. The actual unit features one bedroom and a study (or second bedroom with closet) and one bath, kitchen with tile floors and black appliances, covered patio, new flooring, new paint, new light fixtures, and the sockets have been updated. The complex offers a convenient and comfortable way to enjoy home game weekends and features landscaped courtyards, state of the art fitness center, swimming pool, stadium lounge with big screen TV, fully equipped clubhouse, media center, laundry facility, and study lounge with WIFI. There are pet friendly grass areas and a courtyard in every building.

20. 2017-05-15
    listed $78,000
21. 2014-12-30
    soldstatus $56,000
22. 2014-10-31
    historical
23. 2014-05-21
    listed $64,900
24. 2010-08-31
    historical
25. 2010-04-28
    listed $84,400
26. 2007-05-04
    soldstatus $92,400
27. 2006-04-07
    listed $87,400

ⓘ 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: $1,670 · $139/mo
• Projected year-2 tax: $1,670 · $139/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $18,827
• − Mortgage interest: −$8,677
• − Property taxes: −$1,670
• − Insurance: −$774
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − HOA: −$2,544
• − Depreciation: −$4,506
• Taxable loss: −$2,357
• Est. tax savings @ 24.0%: +$566
• After-tax cash flow: $702/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): 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

+77.2% since first listed

12 events — show timeline

• 2026-03-21 Listed $154,900 GAMLS
• 2017-11-22 Sold (Public Records) $78,700 Public Records
• 2017-11-17 Sold (MLS) $78,700 Hive MLS
• 2017-11-17 Sold (MLS) $78,700 GAMLS
• 2017-05-15 Listed $78,000 Hive MLS
• 2014-12-30 Sold (Public Records) $56,000 Public Records
• 2014-10-31 Listing Removed — Hive MLS
• 2014-05-21 Listed $64,900 Hive MLS
• 2010-08-31 Listing Removed — Hive MLS
• 2010-04-28 Listed $84,400 Hive MLS
• 2007-05-04 Sold (MLS) $92,400 Hive MLS
• 2006-04-07 Listed $87,400 Hive MLS

Property tax history

+7.1%/yr

Latest (2025): $1,670 · +14.3% YoY. Source: county tax records.