119 Eaglewood Way · Athens-Clarke County unified government (balance), GA 30606

$197,500

2 bd · 1.5 ba · 1,122 sqft · Townhouse · 92 Days on market

Built 1972 Average condition $176/sqft · 17% below area Est $238k · 17% under $167/mo HOA · 9% of rent

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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 +10.0/30.0
• 1% rule +4.1/10.0
• Schools +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.8/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great corner townhouse-style condo in the Five Points area with a peaceful pond view from the back deck. A solid option whether youre looking for a primary residence or an investment. The main level features LVP flooring throughout the living room, kitchen, and half bath, making it easy to maintain. Upstairs, you'll find two bedrooms and one full bath, all carpeted. The community has recently added a shared green space with picnic tables and grills, giving you a nice outdoor area to enjoy. Location is a big plus here. You're minutes to Memorial Park, close to Macon Highway, on the bus line, and less than two miles to UGA's campus.

Key facts

• $167 HOA
• Built 1972
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $198k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-544 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $119k (39.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (9.4% below list).
• Recommended offer: $119k (39.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 3.4% 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.
• Zoned schools: Barrow Elementary School (math 42% / reading 42%, grade F, #380 of 1,228 statewide, top 33%, 452 students, 83% FRL); Clarke Middle School (math 22% / reading 32%, grade F, #271 of 470 statewide, top 60%, 708 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; 35 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 34% 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 $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 92 days — a 9% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 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: flood insurance adds $427/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); moderate wind risk, 25% 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 $118,737 (39.9% 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 92 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 0.91% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 9.2

CMA / ARV

• ARV (median comp): $238,019
• List price: $197,500
• Delta: -17.02%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Downing Way Unit E	0.08mi	3/2.0 (+1)	1,152 (+3%)	13mo	$250,000	$217	74
145 Sleepy Creek Dr	0.18mi	2/2.5	1,216 (+8%)	1mo	$243,000	$200	73
221 Sleepy Creek Dr	0.15mi	2/2.5	1,224 (+9%)	3mo	$288,000	$235	71
238 Eaglewood Ct	0.12mi	2/2.0	1,235 (+10%)	7mo	$230,000	$186	70
595 Macon Highway Hwy #5	0.27mi	2/2.0	1,290 (+15%)	5mo	$245,000	$190	56
595 Macon Hwy #39	0.30mi	2/2.0	1,290 (+15%)	9mo	$240,000	$186	52
595 Macon Hwy	0.31mi	2/2.0	1,290 (+15%)	9mo	$240,000	$186	51
1909 S Milledge Ave #5	0.74mi	2/2.5	1,216 (+8%)	0mo	$239,000	$197	47
1909 S Milledge Ave #8	0.74mi	2/2.5	1,216 (+8%)	10mo	$243,500	$200	39
1905 S Milledge Ave #21	0.73mi	2/2.5	1,178 (+5%)	19mo	$249,125	$211	38

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: -40.3%
• Equity multiple: -0.24×
• Total profit: $-68,801
• Equity at exit: $29,448

10-year hold

• IRR: -80.5%
• Equity multiple: -1.04×
• Total profit: $-113,016
• Equity at exit: $17,076

Cash invested: $55,300 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 5 under contract
• Months of supply: 2.5 mo (40%/mo absorbed)
• Median asking: $235,000 ($199/sqft)
• Median days on market: 53 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +6.3% vs 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: $1,790 high
• Mortgage (P&I): −$1,036
• Tax est. 1.5%: −$247 /mo · $2,962/yr
• Insurance: −$82
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$167
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $-544

Break-even live

Break-even rent $2,479

Max offer price $118,737

Occupancy floor —

Sensitivity live

Price	-10% $-408	-5% $-476	+0% $-544	+5% $-613	+10% $-681
Rent	-10% $-686	-5% $-615	+0% $-544	+5% $-474	+10% $-403
Rate	-1.0pp $-445	-0.5pp $-494	base $-544	+0.5pp $-595	+1.0pp $-648

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: $49,375
• Closing costs: $5,925
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
123 Eaglewood Way Athens, GA	1.0	1.0	750	$1,800	$2.40	62d	1	0.01mi
127 Eaglewood Way Unit 1 Athens, GA	2.0	2.0	1400	$1,850	$1.32	62d	1	0.02mi
200 Downing Way Athens, GA	3.0	2.0	1152	$1,700	$1.48	62d	1	0.06mi
2375 S Lumpkin St Athens, GA	2.0–3.0	2.0–3.0	1125	$1,425	$1.27	62d	1	0.13mi
116 Jolly Ln Athens, GA	2.0	1.5	1056	$1,200	$1.14	62d	1	0.17mi
102 Welch Pl Athens, GA	3.0	2.0	1130	$2,100	$1.86	93d	1	0.17mi
102 Welch Pl Athens, GA	3.0	2.0	1130	$2,100	$1.86	70d	1	0.17mi
153 Sleepy Creek Dr Athens, GA	2.0	2.0	1112	$1,600	$1.44	70d	1	0.18mi
2415 S Lumpkin St Unit 1300-B Athens, GA	3.0	3.5	1500	$2,775	$1.85	93d	1	0.18mi
2415 S Lumpkin St Unit 1100-A Athens, GA	3.0	3.5	1500	$3,200	$2.13	62d	1	0.20mi
103 Hunter's Run Rd Athens, GA	2.0	2.0	1053	$1,570	$1.49	93d	1	0.58mi
101 Hunters Run Rd Athens, GA	3.0	2.0	1148	$1,740	$1.52	93d	1	0.60mi
109 Hunters Run Rd Athens, GA	3.0	2.0	1492	$1,740	$1.17	93d	1	0.64mi
205 Pineview Dr Unit A Athens, GA	2.0	4.0	1152	$2,000	$1.74	70d	1	0.66mi
2085 S Milledge Ave Athens, GA	1.0	1.0	554	$1,099	$1.98	62d	13	0.74mi
111 Hunter's Run Rd Athens, GA	2.0	2.0	1053	$1,570	$1.49	93d	1	0.76mi
1775 S Milledge Ave Unit 14 Athens, GA	2.0	1.5	1226	$1,500	$1.22	62d	1	0.78mi
2165 S Milledge Ave Athens, GA	2.0–4.0	2.0	1543	$1,550	$1.00	62d	2	0.81mi
75 Venita Dr Unit 3 Athens, GA	2.0	1.0	730	$1,200	$1.64	70d	1	0.82mi
240 Martha Dr Unit 120 Athens, GA	2.0	2.5	1250	$1,800	$1.44	93d	1	0.84mi
260 Martha Dr Athens, GA	2.0	2.0	1250	$2,250	$1.80	93d	1	0.86mi
1875 S Lumpkin St Athens, GA	2.0	1.0	1038	$2,000	$1.93	93d	1	0.87mi
1085 Macon Hwy Unit B Athens, GA	2.0	1.0	800	$1,250	$1.56	93d	1	0.88mi
1095 Macon Hwy Athens, GA	2.0	1.0	880	$1,300	$1.48	93d	1	0.89mi
420 Timothy Rd Athens, GA	2.0	1.0	924	$1,400	$1.52	93d	1	0.90mi
118 University Dr Unit 1439 Athens, GA	2.0	1.0	988	$1,925	$1.95	70d	1	1.09mi
118 University Dr Unit 1449 Athens, GA	2.0	1.0	988	$1,850	$1.87	93d	1	1.09mi
118 University Dr Unit 1441 Athens, GA	2.0	1.0	988	$1,925	$1.95	93d	1	1.09mi
1439 S Milledge Ave Athens, GA	2.0	1.0	988	$1,925	$1.95	70d	1	1.09mi
100 Woodstone Dr Athens, GA	2.0	2.0–2.5	1078	$1,590	$1.47	62d	1	1.19mi
205 Woodstone Dr #18 Athens, GA	2.0	2.5	1332	$1,650	$1.24	93d	1	1.22mi
170 Northview Dr Unit Nv Athens, GA	2.0	2.5	1144	$3,600	$3.15	62d	1	1.31mi
170 Northview Dr #6 Athens, GA	2.0	2.5	1144	$3,600	$3.15	70d	1	1.32mi
180 E Rutherford St Unit 4 Athens, GA	2.0	1.5	1000	$1,200	$1.20	93d	1	1.32mi
170 E Rutherford St Unit C Athens, GA	1.0	1.5	750	$1,100	$1.47	93d	1	1.34mi

Property features AI

Finance

• Other: Directions: From FivePoints, head south on Lumpkin, left on Eaglewood Way, immediate left; house is the last one on the leftSubdivision: Eaglewood
• HOA & community: Homeowners association with a $167 monthly fee

Exterior

• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Two-story attached condominiumOne common wallBrick constructionZoned RM-2
• Construction: Brick exterior
• Exterior features: Has a view

Interior

• Kitchen: DishwasherOvenRangeRefrigerator
• Bathrooms: 1 full bathroom1 half bathroom1 bathroom on the main level
• Interior features: Decorative fireplace in the family roomHas central heating and cooling with heat pump and electric systems
• Laundry & utility: Laundry located in the kitchenElectric water heater

Listing history 50 events

1. 2026-08-08
   days on market $197,500 Active 92 DOM
2. 2026-08-07
   days on market $197,500 Active 91 DOM
3. 2026-08-06
   days on market $197,500 Active 90 DOM
4. 2026-08-05
   days on market $197,500 Active 89 DOM
5. 2026-08-04
   days on market $197,500 Active 88 DOM
6. 2026-08-03
   days on market $197,500 Active 87 DOM
7. 2026-07-31
   days on market $197,500 Active 84 DOM
8. 2026-07-30
   days on market $197,500 Active 83 DOM
9. 2026-07-29
   days on market $197,500 Active 82 DOM
10. 2026-07-27
    days on market $197,500 Active 80 DOM
11. 2026-07-25
    days on market $197,500 Active 78 DOM
12. 2026-07-24
    days on market $197,500 Active 77 DOM
13. 2026-07-23
    days on market $197,500 Active 76 DOM
14. 2026-07-22
    days on market $197,500 Active 75 DOM
15. 2026-07-21
    days on market $197,500 Active 74 DOM
16. 2026-07-18
    days on market $197,500 Active 71 DOM
17. 2026-07-16
    days on market $197,500 Active 69 DOM
18. 2026-07-16
    days on market $197,500 Active 68 DOM
19. 2026-07-14
    days on market $197,500 Active 67 DOM
20. 2026-07-13
    days on market $197,500 Active 66 DOM
21. 2026-07-12
    days on market $197,500 Active 65 DOM
22. 2026-07-11
    days on market $197,500 Active 64 DOM
23. 2026-07-10
    days on market $197,500 Active 63 DOM
24. 2026-07-09
    days on market $197,500 Active 62 DOM
25. 2026-07-08
    days on market $197,500 Active 61 DOM
26. 2026-07-07
    days on market $197,500 Active 60 DOM
27. 2026-07-06
    days on market $197,500 Active 59 DOM
28. 2026-07-05
    days on market $197,500 Active 58 DOM
29. 2026-07-04
    days on market $197,500 Active 57 DOM
30. 2026-07-03
    days on market $197,500 Active 56 DOM
31. 2026-07-02
    days on market $197,500 Active 55 DOM
32. 2026-07-01
    days on market $197,500 Active 54 DOM
33. 2026-06-30
    days on market $197,500 Active 53 DOM
34. 2026-06-29
    days on market $197,500 Active 52 DOM
35. 2026-06-28
    days on market $197,500 Active 51 DOM
36. 2026-06-28
    days on market $197,500 Active 50 DOM
37. 2026-06-27
    days on market $197,500 Active 49 DOM
38. 2026-06-25
    days on market $197,500 Active 47 DOM
39. 2026-06-23
    days on market $197,500 Active 45 DOM
40. 2026-06-21
    days on market $197,500 Active 44 DOM
41. 2026-06-19
    days on market $197,500 Active 42 DOM
42. 2026-06-18
    days on market $197,500 Active 41 DOM
43. 2026-06-17
    days on market $197,500 Active 40 DOM
44. 2026-06-16
    days on market $197,500 Active 39 DOM
45. 2026-06-15
    days on market $197,500 Active 38 DOM
46. 2026-06-14
    days on market $197,500 Active 36 DOM
47. 2026-06-13
    days on market $197,500 Active 35 DOM
48. 2026-06-10
    days on market $197,500 Active 33 DOM
49. 2026-06-09
    days on market $197,500 Active 32 DOM
50. 2026-06-08
    days on market $197,500 Active 31 DOM

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 96% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,480
• − Mortgage interest: −$11,063
• − Property taxes: −$2,962
• − Insurance: −$6,106
• − Repairs & maintenance: −$1,718
• − Management: −$1,718
• − HOA: −$2,004
• − Depreciation: −$5,745
• Taxable loss: −$9,838
• Est. tax savings @ 24.0%: +$2,361
• After-tax cash flow: $-4,171/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 · 30 photos

Average 55/100 Cosmetic rehab Est. rehab $5,610–$16,830 screening

This townhouse is in average condition with some cosmetic updates needed. It has a peaceful pond view and is located in a convenient area.

Repairs flagged

• Minor ceiling fan — light switches are visible
• Minor light switches — light switches are visible

Value-add opportunities

• Both painting — painting can improve the overall appearance and value ↑
• Both ceiling fan — replacing or upgrading the ceiling fan can improve the functionality and aesthetics ↑
• Both light switches — upgrading the light switches can improve the functionality and aesthetics ↑

ⓘ 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 30/100

Zoned Schools

Elementary Barrow Elementary School F GA #380/1,228 Nat'l #17,861/41,679 Middle Clarke Middle School F GA #271/470 Nat'l #9,793/14,009 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

Property features AI

Finance

• Other: Directions: From FivePoints, head south on Lumpkin, left on Eaglewood Way, immediate left; house is the last one on the leftSubdivision: Eaglewood
• HOA & community: Homeowners association with a $167 monthly fee

Exterior

• Utilities: Public waterPublic sewerUnderground utilities
• Home design: Two-story attached condominiumOne common wallBrick constructionZoned RM-2
• Construction: Brick exterior
• Exterior features: Has a view

Interior

• Kitchen: DishwasherOvenRangeRefrigerator
• Bathrooms: 1 full bathroom1 half bathroom1 bathroom on the main level
• Interior features: Decorative fireplace in the family roomHas central heating and cooling with heat pump and electric systems
• Laundry & utility: Laundry located in the kitchenElectric water heater

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-08 Listed $197,500 Hive MLS
• 2026-05-08 Listed $197,500 GAMLS