1184 Robert Hardeman Rd · Athens-Clarke County unified government (balance), GA 30683

$202,000

3 bd · 3.0 ba · 1,584 sqft · Manufactured public records · 68 Days on market

Built 1985 0.83 ac lot $128/sqft · 37% below area Est $321k · 37% under ↓ 4% since listing

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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 +18.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

SHORT SALE APPROVED!!!Charming home set on a large, level lot offering space, comfort, and versatility. This home features 3 spacious bedrooms and 3 full bathrooms, providing flexibility or great investment opportunity. The generous lot offers endless possibilities for outdoor entertaining, gardening, or future enhancements. Located in the desirable Winterville area, you'll enjoy a peaceful setting while being just minutes from Athens, with convenient access to UGA, shopping, dining, entertainment, and major roadways. This location perfectly blends quiet country living with city convenience. Property sold AS-IS. Cash or conventional strongly preferred. List price reflects current condition. Allow additional time for lender response. Back on the market due to no fault of the Seller, inspection available if requested

Key facts

• Winterville area
• Outdoor entertaining
• Gardening

Tags

• LARGE LEVEL LOT
• OUTDOOR ENTERTAINING
• GARDENING
• FUTURE ENHANCEMENTS
• WINTERVILLE AREA
• PEACEFUL SETTING

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath manufactured listed at $202k.

Deal economics

• At list price, monthly cash flow is $206 ($2k/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 $201k (0.7% below list).
• Recommended offer: $190k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.5% 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: 42 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 68 days — a 6% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y ago; this cycle's ask is 15% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,880 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.99% ✗
• Cap rate: 7.52%
• Cash-on-cash: 4.37%
• DSCR: 1.19
• GRM: 8.4

CMA / ARV

• ARV (median comp): $320,960
• List price: $202,000
• Delta: -37.06%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -9.5%
• Equity multiple: 0.65×
• Total profit: $-19,603
• Equity at exit: $30,119

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-107
• Equity at exit: $17,465

Cash invested: $56,560 (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 30683

• Home prices YoY: -17.8%
• Active inventory: 42
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,007 medium
• Mortgage (P&I): −$1,059
• Tax from tax record: −$236 /mo · $2,833/yr
• Insurance: −$84
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $206

Break-even live

Break-even rent $1,746

Max offer price $202,000

Occupancy floor 85%

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: $50,500
• Closing costs: $6,060
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
170 Big Oak Cir Athens, GA	4.0	4.0	1479	$1,815	$1.23	20d	1	1.41mi
235 Weatherly Woods Dr Winterville, GA	3.0	2.0	1628	$2,200	$1.35	44d	1	1.48mi

Listing history 30 events

1. 2026-06-19
   days on market $202,000 Active 68 DOM
2. 2026-06-18
   days on market $202,000 Active 67 DOM
3. 2026-06-17
   days on market $202,000 Active 66 DOM
4. 2026-06-16
   days on market $202,000 Active 65 DOM
5. 2026-06-15
   days on market $202,000 Active 64 DOM
6. 2026-06-14
   days on market $202,000 Active 62 DOM
7. 2026-06-13
   days on market $202,000 Active 61 DOM
8. 2026-06-10
   days on market $202,000 Active 59 DOM
9. 2026-06-09
   days on market $202,000 Active 58 DOM
10. 2026-06-08
    days on market $202,000 Active 57 DOM
11. 2026-06-07
    days on market $202,000 Active 56 DOM
12. 2026-06-02
    days on market $202,000 Active 51 DOM
13. 2026-06-01
    days on market $202,000 Active 50 DOM
14. 2026-05-31
    days on market $202,000 Active 49 DOM
15. 2026-05-30
    days on market $202,000 Active 48 DOM
16. 2026-05-07
    status Active 830-char remark

    Show marketing remark (833 chars)

    SHORT SALE APPROVED!!!!!!Charming home set on a large, level lot offering space, comfort, and versatility. This home features 3 spacious bedrooms and 3 full bathrooms, providing flexibility or great investment opportunity. The generous lot offers endless possibilities for outdoor entertaining, gardening, or future enhancements. Located in the desirable Winterville area, you'll enjoy a peaceful setting while being just minutes from Athens, with convenient access to UGA, shopping, dining, entertainment, and major roadways. This location perfectly blends quiet country living with city convenience. Property sold AS-IS. Cash or conventional strongly preferred. List price reflects current condition. Allow additional time for lender response. Back on the market due to no fault of the Seller, inspection available if requested

17. 2026-05-07
    price $202,000 833-char remark

    Show marketing remark (833 chars)

    SHORT SALE APPROVED!!!!!!Charming home set on a large, level lot offering space, comfort, and versatility. This home features 3 spacious bedrooms and 3 full bathrooms, providing flexibility or great investment opportunity. The generous lot offers endless possibilities for outdoor entertaining, gardening, or future enhancements. Located in the desirable Winterville area, you'll enjoy a peaceful setting while being just minutes from Athens, with convenient access to UGA, shopping, dining, entertainment, and major roadways. This location perfectly blends quiet country living with city convenience. Property sold AS-IS. Cash or conventional strongly preferred. List price reflects current condition. Allow additional time for lender response. Back on the market due to no fault of the Seller, inspection available if requested

18. 2026-05-07
    price $202,000 830-char remark

    Show marketing remark (833 chars)

    SHORT SALE APPROVED!!!!!!Charming home set on a large, level lot offering space, comfort, and versatility. This home features 3 spacious bedrooms and 3 full bathrooms, providing flexibility or great investment opportunity. The generous lot offers endless possibilities for outdoor entertaining, gardening, or future enhancements. Located in the desirable Winterville area, you'll enjoy a peaceful setting while being just minutes from Athens, with convenient access to UGA, shopping, dining, entertainment, and major roadways. This location perfectly blends quiet country living with city convenience. Property sold AS-IS. Cash or conventional strongly preferred. List price reflects current condition. Allow additional time for lender response. Back on the market due to no fault of the Seller, inspection available if requested

19. 2026-05-07
    status Back On Market 833-char remark

    Show marketing remark (833 chars)

    SHORT SALE APPROVED!!!!!!Charming home set on a large, level lot offering space, comfort, and versatility. This home features 3 spacious bedrooms and 3 full bathrooms, providing flexibility or great investment opportunity. The generous lot offers endless possibilities for outdoor entertaining, gardening, or future enhancements. Located in the desirable Winterville area, you'll enjoy a peaceful setting while being just minutes from Athens, with convenient access to UGA, shopping, dining, entertainment, and major roadways. This location perfectly blends quiet country living with city convenience. Property sold AS-IS. Cash or conventional strongly preferred. List price reflects current condition. Allow additional time for lender response. Back on the market due to no fault of the Seller, inspection available if requested

20. 2026-02-11
    status Under Contract 833-char remark

    Show marketing remark (830 chars)

    SHORT SALE APPROVED!!!Charming home set on a large, level lot offering space, comfort, and versatility. This home features 3 spacious bedrooms and 3 full bathrooms, providing flexibility or great investment opportunity. The generous lot offers endless possibilities for outdoor entertaining, gardening, or future enhancements. Located in the desirable Winterville area, you'll enjoy a peaceful setting while being just minutes from Athens, with convenient access to UGA, shopping, dining, entertainment, and major roadways. This location perfectly blends quiet country living with city convenience. Property sold AS-IS. Cash or conventional strongly preferred. List price reflects current condition. Allow additional time for lender response. Back on the market due to no fault of the Seller, inspection available if requested

21. 2026-02-11
    status Pending 830-char remark

    Show marketing remark (830 chars)

    SHORT SALE APPROVED!!!Charming home set on a large, level lot offering space, comfort, and versatility. This home features 3 spacious bedrooms and 3 full bathrooms, providing flexibility or great investment opportunity. The generous lot offers endless possibilities for outdoor entertaining, gardening, or future enhancements. Located in the desirable Winterville area, you'll enjoy a peaceful setting while being just minutes from Athens, with convenient access to UGA, shopping, dining, entertainment, and major roadways. This location perfectly blends quiet country living with city convenience. Property sold AS-IS. Cash or conventional strongly preferred. List price reflects current condition. Allow additional time for lender response. Back on the market due to no fault of the Seller, inspection available if requested

22. 2026-01-17
    listed $175,000 New 833-char remark

    Show marketing remark (830 chars)

    SHORT SALE APPROVED!!!Charming home set on a large, level lot offering space, comfort, and versatility. This home features 3 spacious bedrooms and 3 full bathrooms, providing flexibility or great investment opportunity. The generous lot offers endless possibilities for outdoor entertaining, gardening, or future enhancements. Located in the desirable Winterville area, you'll enjoy a peaceful setting while being just minutes from Athens, with convenient access to UGA, shopping, dining, entertainment, and major roadways. This location perfectly blends quiet country living with city convenience. Property sold AS-IS. Cash or conventional strongly preferred. List price reflects current condition. Allow additional time for lender response. Back on the market due to no fault of the Seller, inspection available if requested

23. 2026-01-17
    listed $175,000 Active 830-char remark

    Show marketing remark (830 chars)

    SHORT SALE APPROVED!!!Charming home set on a large, level lot offering space, comfort, and versatility. This home features 3 spacious bedrooms and 3 full bathrooms, providing flexibility or great investment opportunity. The generous lot offers endless possibilities for outdoor entertaining, gardening, or future enhancements. Located in the desirable Winterville area, you'll enjoy a peaceful setting while being just minutes from Athens, with convenient access to UGA, shopping, dining, entertainment, and major roadways. This location perfectly blends quiet country living with city convenience. Property sold AS-IS. Cash or conventional strongly preferred. List price reflects current condition. Allow additional time for lender response. Back on the market due to no fault of the Seller, inspection available if requested

24. 2022-10-04
    soldstatus $218,000
25. 2022-09-26
    soldstatus $218,034 Closed
26. 2022-09-23
    soldstatus $218,000 Sold
27. 2022-09-02
    status Under Contract
28. 2022-09-02
    status Pending
29. 2022-08-18
    listed $209,900 Active
30. 2022-08-18
    listed $209,900 New

ⓘ 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: $2,833 · $236/mo
• Projected year-2 tax: $2,833 · $236/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 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,082
• − Mortgage interest: −$11,315
• − Property taxes: −$2,833
• − Insurance: −$1,010
• − Repairs & maintenance: −$1,927
• − Management: −$1,927
• − Depreciation: −$5,876
• Taxable loss: −$806
• Est. tax savings @ 24.0%: +$193
• After-tax cash flow: $2,663/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
• City population: 119,110
• Population (ZIP): 7,826

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: Majority White (59%)
• Race & ethnicity: White 59% Black 32% Hispanic / Latino 7% Two or more races 6%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Italian 2% Scotch-Irish 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 6%

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: ▼ -66.69%
• Current HPI: 307.917
• Rent YoY: —
• Metro: —
• 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

-3.8% since first listed

15 events — show timeline

• 2026-05-07 Relisted — FMLS
• 2026-05-07 Price Changed $202,000 GAMLS
• 2026-05-07 Price Changed $202,000 FMLS
• 2026-05-07 Relisted — GAMLS
• 2026-02-11 Pending — GAMLS
• 2026-02-11 Pending — FMLS
• 2026-01-17 Listed $175,000 FMLS
• 2026-01-17 Listed $175,000 GAMLS
• 2022-10-04 Sold (Public Records) $218,000 Public Records
• 2022-09-26 Sold (MLS) $218,034 FMLS
• 2022-09-23 Sold (MLS) $218,000 GAMLS
• 2022-09-02 Pending — GAMLS
• 2022-09-02 Pending — FMLS
• 2022-08-18 Listed $209,900 GAMLS
• 2022-08-18 Listed $209,900 FMLS

Property tax history

+34.5%/yr

Latest (2025): $2,833 · +5.8% YoY. Source: county tax records.