170 Kennedy Circle Cir · Athens-Clarke County unified government (balance), GA 30601

$239,990

4 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 10 Days on market

Built 1972 8,712 sqft lot Est $218k · 10% over

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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 +20.6/30.0
• DSCR +6.5/10.0
• 1% rule +4.4/10.0
• Rent growth +3.5/5.0
• ARV discount +3.0/15.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 4-bedroom, 2-bath ranch-style home in the heart of the Classic City! From the moment you arrive, you'll appreciate the fully fenced front yard with gated entry, and an established front walkway with gorgeous floral add-ins, offering both charm and privacy. Step inside and you're greeted by an inviting layout highlighted by 100% LVP flooring that flows seamlessly throughout the home. The updated kitchen catches your eye next with brand-new laminate countertops, new cabinetry, and stainless steel appliances-perfectly blending style and functionality for everyday living and entertaining. As you continue through the home, you'll find spacious bedrooms offering flexibility for family, guests, or a home office, along with well-appointed bathrooms designed for comfort. Do not forget the private primary escape, equipped with a spa-like ensuite and walk-in closet! Major updates-including a new HVAC system, new roof, and new water heater-provide peace of mind and add tremendous value. Step outside to enjoy the covered metal carport and head into the backyard, where a fully fenced space and back porch create the perfect setting for relaxing, entertaining, or making it your own outdoor retreat. All of this is just 3 miles from UGA's main campus, putting you close to shopping, dining, and everything Athens has to offer. Whether you're looking for a primary residence, game-day getaway, or investment opportunity, this home checks all the boxes. Don't miss your chance to own a move-in ready home in an unbeatable location-schedule your showing today!

Key facts

• 100% lvp flooring
• Updated kitchen
• Gated entry

Tags

• FULLY FENCED FRONT YARD
• GATED ENTRY
• ESTABLISHED FRONT WALKWAY
• 100% LVP FLOORING
• UPDATED KITCHEN
• BRAND-NEW LAMINATE COUNTERTOPS

Property features AI

Exterior

• Parking: Carport (2 spaces); On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story
• Construction: Brick construction; Metal siding; Asphalt/composition roof
• Exterior features: Porch; Chain link fencing; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Electric heating; Heat pump heating; Central air conditioning; Electric cooling; Heat pump cooling
• Interior features: Dishwasher; Electric water heater; Microwave; Oven; Range; Crawl space
• Laundry & utility: Washer hookup; Other laundry features

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $319 ($4k/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 $226k (5.9% below list).
• Recommended offer: $226k (5.9% below list) — sets the bar for 1% rule.
• Cap rate 7.9% 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 (+3.9%/yr); 115 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; lower-income renter base — watch delinquency; 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).
• At $2,259/mo this rent would consume 69% of the median local household income ($39k/yr) (locally 3108% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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

• Only 10 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.
• Current owner paid $130k; list at $240k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: 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 $225,927 (5.9% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.94% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $218,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
375 Martin Cir	0.38mi	3/1.0 (-1)	1,040 (+4%)	5mo	$110,000	$106	66
330 Washington Dr	0.13mi	3/1.0 (-1)	900 (-10%)	11mo	$185,000	$206	64
360 Cook Dr	0.16mi	3/2.0 (-1)	900 (-10%)	6mo	$230,000	$256	62
360 Washington Dr	0.22mi	3/2.0 (-1)	1,100 (+10%)	11mo	$257,000	$234	55
364 Washington Dr	0.24mi	3/2.0 (-1)	1,100 (+10%)	11mo	$260,000	$236	54
303 Martin Cir	0.34mi	3/1.0 (-1)	900 (-10%)	12mo	$167,000	$186	52
120 Cone Dr	0.53mi	3/1.0 (-1)	1,053 (+5%)	11mo	$230,000	$218	52
123 Martin Ct	0.43mi	3/2.0 (-1)	1,100 (+10%)	8mo	$25,990	$24	48

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-16,697
• Equity at exit: $35,783

10-year hold

• IRR: 3.9%
• Equity multiple: 1.29×
• Total profit: $19,497
• Equity at exit: $20,750

Cash invested: $67,197 (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: 115
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,259 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$107 /mo · $1,290/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $319

Break-even live

Break-even rent $1,856

Max offer price $239,990

Occupancy floor 81%

Sensitivity live

Price	-10% $455	-5% $387	+0% $319	+5% $251	+10% $183
Rent	-10% $140	-5% $230	+0% $319	+5% $408	+10% $497
Rate	-1.0pp $440	-0.5pp $380	base $319	+0.5pp $257	+1.0pp $193

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: $59,998
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1734 E Broad St Unit A Athens, GA	4.0	2.0	1500	$2,060	$1.37	44d	1	0.76mi
540 N Peter St Athens, GA	4.0	2.0	1492	$2,100	$1.41	44d	1	0.79mi
175 Arch St Athens, GA	3.0	2.5	1484	$2,250	$1.52	44d	1	0.94mi
129 N Peter St Athens, GA	4.0	2.0	1335	$2,600	$1.95	21d	1	1.00mi
160 Indiana Ave Athens, GA	3.0	3.0	1050	$1,950	$1.86	44d	1	1.02mi
428 First St Unit A Athens, GA	3.0	3.0	1164	$2,150	$1.85	14d	1	1.31mi
1415 Murrell Rd Winterville, GA	3.0	1.0	960	$1,450	$1.51	44d	1	1.34mi
105 Oak Hill Dr Athens, GA	1.0–3.0	1.0–2.0	1097	$1,809	$1.65	14d	13	1.41mi
490 Barnett Shoals Rd Athens, GA	3.0	3.0	1444	$2,212	$1.53	14d	1	1.50mi
490 Barnett Shoals Rd Athens, GA	2.0–3.0	2.0–3.0	1298	$2,325	$1.79	44d	4	1.50mi

Listing history 10 events

1. 2026-06-15
   status $239,990 Pending 10 DOM
2. 2026-06-15
   days on market $239,990 Active 10 DOM
3. 2026-06-14
   days on market $239,990 Active 8 DOM
4. 2026-06-13
   days on market $239,990 Active 7 DOM
5. 2026-06-10
   days on market $239,990 Active 5 DOM
6. 2026-06-09
   days on market $239,990 Active 4 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-08
   days on market $239,990 Active 3 DOM
9. 2026-06-07
   remarks 675-char remark
10. 2026-06-07
    listed $239,990 Active 2 DOM

ⓘ 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: $1,290 · $107/mo
• Projected year-2 tax: $2,208 · $184/mo
• Expected delta: +$918/yr (+$76/mo · 71.2%)

ⓘ 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 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $27,111
• − Mortgage interest: −$13,443
• − Property taxes: −$1,290
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,169
• − Management: −$2,169
• − Depreciation: −$6,982
• Taxable loss: −$141
• Est. tax savings @ 24.0%: +$34
• After-tax cash flow: $3,859/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

+84.6% since first listed

3 events — show timeline

• 2026-06-04 Listed $239,990 GAMLS
• 2026-06-04 Listed $239,990 Hive MLS
• 2026-01-12 Sold (Public Records) $130,000 Public Records

Property tax history

+19.0%/yr

Latest (2025): $1,290 · +1.4% YoY. Source: county tax records.