260 Park Ridge Dr · Athens-Clarke County unified government (balance), GA 30605

$295,000

4 bd · 2.0 ba · 1,768 sqft · MultiFamily public records · 100 Days on market

Built 1979 0.60 ac lot $167/sqft · at area comps Est $283k · at est.

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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 +16.7/30.0
• ARV discount +5.5/15.0
• DSCR +5.2/10.0
• 1% rule +3.9/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Each unit features 2 bedrooms and 1 bathroom on one level, offering comfortable and practical layouts for tenants. The property sits on a large yard with plenty of outdoor space. Property Highlights: Duplex - 2 units 2BR / 1BA per unit Single-level floor plans Large yard New roof One new HVAC system Many upgrades completed in recent years Both units are currently rented at $950/month, providing immediate income. Leases are month-to-month, giving the new owner flexibility to adjust rents to current market rates. Owner is a licensed GA real estate agent.

Key facts

• Many upgrades
• Large yard
• New roof

Tags

• LARGE YARD
• NEW ROOF
• NEW HVAC SYSTEM
• MANY UPGRADES

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.0-bath units multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $185 ($2k/yr) — positive. Per door: $92/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (11.1% below list).
• Recommended offer: $262k (11.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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: Gaines Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 518 students, 83% FRL); Hilsman Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 628 students, 83% FRL); Cedar Shoals High School (1,443 students, 83% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 303 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• At $2,624/mo this rent would consume 63% of the median local household income ($50k/yr) (locally 3628% 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 $9k 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 100 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 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 $88k; list at $295k implies a 235% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $262,400 (11.1% below list)

Questions for the listing agent

1. It's been on market 100 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.89% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 9.4

CMA / ARV

• ARV (median comp): $282,735
• List price: $295,000
• Delta: 4.34%
• Verdict: FAIR
• Comps: 8 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.2%
• Equity multiple: 0.62×
• Total profit: $-31,171
• Equity at exit: $43,985

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $8,748
• Equity at exit: $25,506

Cash invested: $82,600 (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: 303
• Price-to-rent: 18.7×

Monthly cashflow live

• Estimated rent: $2,624 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$218 /mo · $2,620/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $185

Break-even live

Break-even rent $2,390

Max offer price $295,000

Occupancy floor 88%

Sensitivity live

Price	-10% $352	-5% $268	+0% $185	+5% $101	+10% $18
Rent	-10% $-23	-5% $81	+0% $185	+5% $288	+10% $392
Rate	-1.0pp $333	-0.5pp $260	base $185	+0.5pp $108	+1.0pp $31

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1	$2,624
Total (2 units)			$2,624

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Penny Dr Athens, GA	4.0	4.0	1479	$2,580	$1.74	45d	1	0.14mi
90 Woodsong Ave Athens, GA	3.0	3.5	1629	$2,000	$1.23	15d	1	0.19mi
1035 Barnett Shoals Rd #1120 Athens, GA	3.0	3.0	1406	$2,250	$1.60	23d	1	0.32mi
1035 Barnett Shoals Rd Athens, GA	2.0–3.0	2.5–3.0	1287	$2,250	$1.75	15d	2	0.34mi
1035 Barnett Shoals Rd Athens, GA	3.0	3.0	1406	$2,075	$1.48	45d	2	0.34mi
345 Research Dr Athens, GA	2.0–3.0	2.0–2.5	1449	$1,875	$1.29	23d	3	0.45mi
345 Research Dr Athens, GA	2.0–3.0	2.0–2.5	1449	$1,875	$1.29	15d	3	0.45mi
255 Research Dr Athens, GA	3.0	3.5	1568	$2,475	$1.58	45d	1	0.61mi
825 Gaines School Rd Athens, GA	4.0	3.0	1525	$1,600	$1.05	15d	1	0.62mi
490 Barnett Shoals Rd Athens, GA	3.0	3.0	1444	$2,212	$1.53	15d	1	0.72mi
490 Barnett Shoals Rd Athens, GA	2.0–3.0	2.0–3.0	1298	$2,325	$1.79	45d	4	0.72mi
175 International Dr Athens, GA	2.0–4.0	2.0–4.0	1136	$2,556	$2.25	15d	6	0.77mi
140 Forest Rd Athens, GA	3.0	2.0	1400	$2,050	$1.46	23d	1	0.90mi
155 Arbor View Dr Athens, GA	3.0	2.0	1810	$1,895	$1.05	45d	1	1.07mi
150 Chinquapin Way Athens, GA	4.0	2.5	2129	$2,300	$1.08	23d	1	1.13mi
175 Woodlake Pl Athens, GA	1.0–3.0	1.0–2.0	1200	$1,279	$1.07	45d	1	1.24mi
121 Head St Athens, GA	4.0	4.5	1736	$3,200	$1.84	15d	1	1.30mi
123 Head St Athens, GA	4.0	4.5	1736	$3,000	$1.73	15d	1	1.34mi
122 Head St Athens, GA	4.0	4.5	1736	$3,200	$1.84	45d	1	1.36mi
2936 Cherokee Rd Athens, GA	3.0	2.5	1580	$2,500	$1.58	45d	1	1.38mi
1734 E Broad St Unit A Athens, GA	4.0	2.0	1500	$2,060	$1.37	45d	1	1.38mi
375 Segrest Cir Athens, GA	3.0	2.0	1466	$2,200	$1.50	15d	1	1.45mi
375 Segrest Cir Athens, GA	3.0	2.0	1466	$2,400	$1.64	45d	1	1.45mi
108 Highland Park Dr Athens, GA	2.0–4.0	2.5–3.5	1605	$1,795	$1.12	15d	7	1.49mi

Listing history 24 events

1. 2026-06-21
   days on market $295,000 Active 100 DOM
2. 2026-06-19
   days on market $295,000 Active 98 DOM
3. 2026-06-18
   days on market $295,000 Active 97 DOM
4. 2026-06-17
   days on market $295,000 Active 96 DOM
5. 2026-06-16
   days on market $295,000 Active 95 DOM
6. 2026-06-15
   days on market $295,000 Active 94 DOM
7. 2026-06-14
   days on market $295,000 Active 92 DOM
8. 2026-06-13
   days on market $295,000 Active 91 DOM
9. 2026-06-10
   days on market $295,000 Active 89 DOM
10. 2026-06-09
    days on market $295,000 Active 88 DOM
11. 2026-06-08
    days on market $295,000 Active 87 DOM
12. 2026-06-07
    days on market $295,000 Active 86 DOM
13. 2026-06-02
    days on market $295,000 Active 81 DOM
14. 2026-06-01
    days on market $295,000 Active 80 DOM
15. 2026-05-31
    days on market $295,000 Active 79 DOM
16. 2026-05-30
    days on market $295,000 Active 78 DOM
17. 2026-05-19
    listed $295,000 New 588-char remark

    Show marketing remark (588 chars)

    Each unit features 2 bedrooms and 1 bathroom on one level, offering comfortable and practical layouts for tenants. The property sits on a large yard with plenty of outdoor space. Property Highlights: Duplex - 2 units 2BR / 1BA per unit Single-level floor plans Large yard New roof One new HVAC system Many upgrades completed in recent years Both units are currently rented at $950/month, providing immediate income. Leases are month-to-month, giving the new owner flexibility to adjust rents to current market rates. Owner is a licensed GA real estate agent.

18. 2026-04-12
    price $295,000 588-char remark

    Show marketing remark (588 chars)

    Each unit features 2 bedrooms and 1 bathroom on one level, offering comfortable and practical layouts for tenants. The property sits on a large yard with plenty of outdoor space. Property Highlights: Duplex – 2 units 2BR / 1BA per unit Single-level floor plans Large yard New roof One new HVAC system Many upgrades completed in recent years Both units are currently rented at $950/month, providing immediate income. Leases are month-to-month, giving the new owner flexibility to adjust rents to current market rates. Owner is a licensed GA real estate agent.

19. 2026-03-20
    price $299,900 588-char remark

    Show marketing remark (588 chars)

    Each unit features 2 bedrooms and 1 bathroom on one level, offering comfortable and practical layouts for tenants. The property sits on a large yard with plenty of outdoor space. Property Highlights: Duplex – 2 units 2BR / 1BA per unit Single-level floor plans Large yard New roof One new HVAC system Many upgrades completed in recent years Both units are currently rented at $950/month, providing immediate income. Leases are month-to-month, giving the new owner flexibility to adjust rents to current market rates. Owner is a licensed GA real estate agent.

20. 2026-03-13
    listed $305,000 Active 588-char remark

    Show marketing remark (588 chars)

    Each unit features 2 bedrooms and 1 bathroom on one level, offering comfortable and practical layouts for tenants. The property sits on a large yard with plenty of outdoor space. Property Highlights: Duplex – 2 units 2BR / 1BA per unit Single-level floor plans Large yard New roof One new HVAC system Many upgrades completed in recent years Both units are currently rented at $950/month, providing immediate income. Leases are month-to-month, giving the new owner flexibility to adjust rents to current market rates. Owner is a licensed GA real estate agent.

21. 2025-11-11
    historical
22. 2025-09-14
    listed $309,990
23. 2003-04-11
    soldstatus $88,000
24. 1992-12-17
    soldstatus $57,600

ⓘ 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: $2,620 · $218/mo
• Projected year-2 tax: $2,714 · $226/mo
• Expected delta: +$94/yr (+$8/mo · 3.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% 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: $31,488
• − Mortgage interest: −$16,525
• − Property taxes: −$2,620
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,519
• − Management: −$2,519
• − Depreciation: −$8,582
• Taxable loss: −$2,751
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $2,877/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

+412.2% since first listed

8 events — show timeline

• 2026-05-19 Listed $295,000 GAMLS
• 2026-04-12 Price Changed $295,000 Hive MLS
• 2026-03-20 Price Changed $299,900 Hive MLS
• 2026-03-13 Listed $305,000 Hive MLS
• 2025-11-11 Listing Removed — Hive MLS
• 2025-09-14 Listed $309,990 Hive MLS
• 2003-04-11 Sold (Public Records) $88,000 Public Records
• 1992-12-17 Sold (Public Records) $57,600 Public Records

Property tax history

+13.4%/yr

Latest (2024): $2,620 · +16.3% YoY. Source: county tax records.