2505 W Broad St #138 · Athens-Clarke County unified government (balance), GA 30606

$165,000

2 bd · 2.0 ba · 1,540 sqft · Condo public records · 378 Days on market

Built 1984 $107/sqft · 5% below area Est $174k · 5% under $180/mo HOA · 11% 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).

• Cash flow +14.1/30.0
• ARV discount +9.9/15.0
• 1% rule +4.9/10.0
• DSCR +4.3/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move in Ready! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, and updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Perfect for Homeowners or Investors.

Key facts

• High ceiling
• Fresh new paint
• Walk-in closet

Tags

• HIGH CEILING
• SPACIOUS LAYOUT
• WELL APPOINTED KITCHEN
• WALK-IN CLOSET
• FRESH NEW PAINT
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $24 ($291/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 $163k (1.0% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% 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: Alps Road Elementary School (math 2% / reading 8%, grade F, #1,160 of 1,228 statewide, top 98%, 339 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); 320 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).
• This rent runs 31% 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 $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 378 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 5y ago; this cycle's ask has dropped $14k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $131k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 378 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 6.47%
• Cash-on-cash: 0.63%
• DSCR: 1.03
• GRM: 8.4

CMA / ARV

• ARV (median comp): $174,487
• List price: $165,000
• Delta: -5.44%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-27,395
• Equity at exit: $24,602

10-year hold

• IRR: -12.0%
• Equity multiple: 0.34×
• Total profit: $-30,633
• Equity at exit: $14,266

Cash invested: $46,200 (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 30606

• Rents YoY: 1.6%
• Active inventory: 320
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,634 high
• Mortgage (P&I): −$865
• Tax from tax record: −$152 /mo · $1,829/yr
• Insurance: −$69
• HOA: −$180
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $24

Break-even live

Break-even rent $1,603

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $118	-5% $71	+0% $24	+5% $-22	+10% $-69
Rent	-10% $-105	-5% $-40	+0% $24	+5% $89	+10% $153
Rate	-1.0pp $107	-0.5pp $66	base $24	+0.5pp $-19	+1.0pp $-62

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2505 W Broad St Athens, GA	2.0–3.0	2.0	1370	$1,350	$0.99	15d	5	0.08mi
195 Sycamore Dr Athens, GA	1.0–3.0	1.0–2.0	909	$1,288	$1.42	15d	8	0.13mi
150 Chateau Ter Athens, GA	1.0–3.0	1.0–2.0	970	$1,398	$1.44	15d	12	0.59mi
1112 W Lake Dr Athens, GA	3.0	2.0	1298	$2,300	$1.77	45d	1	0.76mi
317 Epps Bridge Rd Athens, GA	2.0	1.0	1760	$1,250	$0.71	23d	1	0.80mi
315 Epps Bridge Rd Athens, GA	2.0	1.0	1760	$1,150	$0.65	23d	1	0.80mi
255 Ferncliff Dr Athens, GA	3.0	2.0	1215	$1,995	$1.64	23d	1	0.81mi
160 Harold Dr Athens, GA	3.0	1.5	1366	$2,650	$1.94	23d	1	0.88mi
125 Wood Lake Dr #208 Athens, GA	3.0	2.0	1680	$1,700	$1.01	23d	1	0.94mi
140 Windy Hill Pl Athens, GA	2.0	1.0	1750	$1,100	$0.63	45d	1	0.96mi
290 Sunset Dr Athens, GA	3.0	1.0	1152	$1,800	$1.56	45d	1	1.00mi
132 Wood Lake Dr Athens, GA	1.0–2.0	1.0–2.0	900	$1,625	$1.81	15d	6	1.00mi
260 Sherwood Dr Athens, GA	3.0	1.5	1186	$1,700	$1.43	45d	1	1.05mi
214 Evans St Athens, GA	3.0	3.5	1900	$2,700	$1.42	45d	1	1.15mi
48 Holman Ave Athens, GA	3.0	2.0	1850	$2,000	$1.08	15d	1	1.23mi
600 Mitchell Bridge Rd #1 Athens, GA	2.0	2.5	1275	$1,900	$1.49	45d	1	1.23mi
355 The Preserve Dr Athens, GA	1.0–3.0	1.0–2.0	1166	$1,828	$1.57	23d	3	1.24mi
172 Hart Ave Athens, GA	2.0	1.0	2156	$1,200	$0.56	45d	1	1.25mi
105 Westchester Dr Athens, GA	2.0	2.5	1206	$1,825	$1.51	45d	2	1.29mi
105 Westchester Dr Athens, GA	2.0	2.5	1206	$1,675	$1.39	15d	3	1.29mi
700 Mitchell Bridge Rd Athens, GA	1.0–2.0	1.0–2.0	1121	$1,537	$1.37	15d	7	1.29mi
205 Westchester Dr Athens, GA	1.0–3.0	1.0–2.0	1100	$1,252	$1.14	45d	1	1.33mi
255 The Preserve Dr Athens, GA	1.0–4.0	1.0–4.0	1036	$893	$0.86	15d	7	1.41mi
1800 Timothy Rd Athens, GA	3.0	2.0	1116	$1,800	$1.61	45d	1	1.47mi
150 The Preserve Dr Athens, GA	2.0	2.5	1720	$2,076	$1.21	23d	2	1.47mi
150 The Preserve Dr Athens, GA	2.0	2.5	1720	$2,037	$1.18	15d	2	1.47mi
150 The Preserve Dr #1 Athens, GA	2.0	3.0	1856	$2,077	$1.12	23d	1	1.47mi
150 The Preserve Dr Unit 9C Athens, GA	2.0	2.5	1501	$2,049	$1.37	23d	1	1.47mi
150 The Preserve Dr Unit 13A Athens, GA	2.0	2.5	1690	$1,795	$1.06	15d	1	1.47mi

HOA detail condo

• Monthly dues: $180 · $2,160/yr
• Likely covers: watertrashelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 47 events

1. 2026-06-21
   days on market $165,000 Active 378 DOM
2. 2026-06-19
   days on market $165,000 Active 376 DOM
3. 2026-06-18
   days on market $165,000 Active 375 DOM
4. 2026-06-17
   days on market $165,000 Active 374 DOM
5. 2026-06-16
   days on market $165,000 Active 373 DOM
6. 2026-06-15
   days on market $165,000 Active 372 DOM
7. 2026-06-14
   days on market $165,000 Active 370 DOM
8. 2026-06-13
   days on market $165,000 Active 369 DOM
9. 2026-06-10
   days on market $165,000 Active 367 DOM
10. 2026-06-09
    days on market $165,000 Active 366 DOM
11. 2026-06-08
    days on market $165,000 Active 365 DOM
12. 2026-06-07
    days on market $165,000 Active 364 DOM
13. 2026-06-02
    days on market $165,000 Active 359 DOM
14. 2026-06-01
    days on market $165,000 Active 358 DOM
15. 2026-05-31
    days on market $165,000 Active 357 DOM
16. 2026-05-30
    days on market $165,000 Active 356 DOM
17. 2026-05-08
    status Price Change 761-char remark

    Show marketing remark (761 chars)

    Move in Ready! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, and updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Perfect for Homeowners or Investors.

18. 2026-05-08
    status Active 808-char remark

    Show marketing remark (761 chars)

    Move in Ready! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, and updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Perfect for Homeowners or Investors.

19. 2026-05-08
    price $165,000 808-char remark

    Show marketing remark (761 chars)

    Move in Ready! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, and updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Perfect for Homeowners or Investors.

20. 2026-05-08
    price $165,000 761-char remark

    Show marketing remark (761 chars)

    Move in Ready! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, and updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Perfect for Homeowners or Investors.

21. 2026-05-04
    status Under Contract 761-char remark

    Show marketing remark (761 chars)

    Move in Ready! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, and updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Perfect for Homeowners or Investors.

22. 2026-03-31
    status Pending 808-char remark

    Show marketing remark (808 chars)

    Move in Ready impeccable clean! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Furnished optional at extra cost. Perfect for Homeowners or Investors.

23. 2026-03-21
    historical Active Under Contract 808-char remark

    Show marketing remark (761 chars)

    Move in Ready! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, and updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Perfect for Homeowners or Investors.

24. 2026-03-21
    historical Active Under Contract 761-char remark

    Show marketing remark (761 chars)

    Move in Ready! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, and updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Perfect for Homeowners or Investors.

25. 2025-10-11
    status Active 808-char remark

    Show marketing remark (761 chars)

    Move in Ready! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, and updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Perfect for Homeowners or Investors.

26. 2025-10-11
    price $179,000 808-char remark

    Show marketing remark (761 chars)

    Move in Ready! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, and updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Perfect for Homeowners or Investors.

27. 2025-10-11
    listed $179,000 New 761-char remark

    Show marketing remark (761 chars)

    Move in Ready! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, and updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Perfect for Homeowners or Investors.

28. 2025-09-30
    historical 808-char remark

    Show marketing remark (808 chars)

    Move in Ready impeccable clean! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Furnished optional at extra cost. Perfect for Homeowners or Investors.

29. 2025-09-30
    historical

    Show marketing remark (808 chars)

    Move in Ready impeccable clean! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Furnished optional at extra cost. Perfect for Homeowners or Investors.

30. 2025-06-14
    status Back On Market
31. 2025-06-04
    historical Active Under Contract
32. 2025-04-18
    listed $185,000 Active 808-char remark

    Show marketing remark (808 chars)

    Move in Ready impeccable clean! This inviting high ceiling 2 bedroom, 2 full bath condominium offers a comfortable living space in a prime location. Minutes to UGA and downtown Athens. Situated in the Rivers Edge Condominium community, quiet and relaxing neighborhood. The unit features a spacious layout with a large living room, a well appointed kitchen, and an oversized master bedroom with a walk-in closet. Fresh new paint and new flooring throughout. Brand new water heater and electric panel, updated HAVC. The master bedroom overlooks the 2 story living room, flanked by plenty of natural light from the sunroom full of windows. Low maintenance lifestyle with HOA managed yard care, exterior, and trash pickup. Plenty of parking. Furnished optional at extra cost. Perfect for Homeowners or Investors.

33. 2025-03-07
    listed $185,000 New
34. 2023-08-21
    soldstatus $131,000
35. 2023-08-11
    soldstatus $131,000
36. 2023-08-11
    soldstatus $131,000 Sold
37. 2023-06-27
    status Under Contract
38. 2023-06-20
    listed $125,000
39. 2023-06-20
    listed $125,000 New
40. 2021-11-03
    historical
41. 2021-10-23
    listed $105,000 New
42. 2015-02-09
    soldstatus $53,000
43. 2015-02-09
    soldstatus $65,900
44. 2014-06-05
    soldstatus $1,160,000
45. 2009-10-19
    soldstatus $810,000
46. 1993-05-18
    soldstatus $18,250
47. 1991-08-06
    soldstatus $38,500

ⓘ 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: $1,829 · $152/mo
• Projected year-2 tax: $1,829 · $152/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 3/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥106°F today · 18 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: $19,605
• − Mortgage interest: −$9,243
• − Property taxes: −$1,829
• − Insurance: −$825
• − Repairs & maintenance: −$1,568
• − Management: −$1,568
• − HOA: −$2,160
• − Depreciation: −$4,800
• Taxable loss: −$2,388
• Est. tax savings @ 24.0%: +$573
• After-tax cash flow: $864/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): 47,865
• Household income: $63,328
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3510.0

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 0.58)
• 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%

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

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

+328.6% since first listed

31 events — show timeline

• 2026-05-08 Relisted — GAMLS
• 2026-05-08 Relisted — FMLS
• 2026-05-08 Price Changed $165,000 FMLS
• 2026-05-08 Price Changed $165,000 GAMLS
• 2026-05-04 Pending — GAMLS
• 2026-03-31 Pending — FMLS
• 2026-03-21 Contingent — FMLS
• 2026-03-21 Contingent — GAMLS
• 2025-10-11 Relisted — FMLS
• 2025-10-11 Price Changed $179,000 FMLS
• 2025-10-11 Listed $179,000 GAMLS
• 2025-09-30 Listing Removed — GAMLS
• 2025-09-30 Listing Removed — FMLS
• 2025-06-14 Relisted — GAMLS
• 2025-06-04 Contingent — GAMLS
• 2025-04-18 Listed $185,000 FMLS
• 2025-03-07 Listed $185,000 GAMLS
• 2023-08-21 Sold (Public Records) $131,000 Public Records
• 2023-08-11 Sold (MLS) $131,000 GAMLS
• 2023-08-11 Sold (MLS) $131,000 Hive MLS
• 2023-06-27 Pending — GAMLS
• 2023-06-20 Listed $125,000 GAMLS
• 2023-06-20 Listed $125,000 Hive MLS
• 2021-11-03 Listing Removed — GAMLS
• 2021-10-23 Listed $105,000 GAMLS
• 2015-02-09 Sold (Public Records) $65,900 Public Records
• 2015-02-09 Sold (Public Records) $53,000 Public Records
• 2014-06-05 Sold (Public Records) $1,160,000 Public Records
• 2009-10-19 Sold (Public Records) $810,000 Public Records
• 1993-05-18 Sold (Public Records) $18,250 Public Records
• 1991-08-06 Sold (Public Records) $38,500 Public Records

Property tax history

+15.0%/yr

Latest (2025): $1,829 · +11.7% YoY. Source: county tax records.