113/115 Saint Andrews Ct · Athens-Clarke County unified government (balance), GA 30605

$299,900

4 bd · 3.5 ba · 1,950 sqft · MultiFamily public records · 70 Days on market

Built 1983 $154/sqft · at area comps Est $287k · 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 +14.8/30.0
• ARV discount +5.4/15.0
• DSCR +4.5/10.0
• Rent growth +3.7/5.0
• 1% rule +3.6/10.0
• 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

If you're looking to expand your investment portfolio, this duplex is a solid opportunity in a prime Athens location! It features two 2 bedroom, 1.5 bath units, each with in-unit laundry. One side is currently rented for $1,175/month with a lease in place through 5/31/2026, while the other is leased at $800/month through 8/31/2026 offering immediate rental income with tenants already in place. Located on Athens' popular East Side, this duplex is zoned for Gaines School Elementary and Cedar Shoals High School and is just minutes from a wide variety of dining spots, grocery stores, parks, and everyday conveniences.

Key facts

• In unit laundry
• Minutes from parks
• Built 1983

Tags

• IN UNIT LAUNDRY
• PRIME ATHENS LOCATION
• MINUTES FROM DINING SPOTS
• MINUTES FROM GROCERY STORES
• MINUTES FROM PARKS

What this means for you Summary

Snapshot

• This is a 2 × 2.0-bed/1.5-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $80 ($963/yr) — positive. Per door: $40/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 $259k (13.6% below list).
• Recommended offer: $259k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 fast (+4.8%/yr); 300 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 55% 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 $2,590/mo this rent would consume 62% 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 70 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 5 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 $125k; list at $300k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $259,000 (13.6% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 14% 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. 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: 0.86% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 9.6

CMA / ARV

• ARV (median comp): $286,731
• List price: $299,900
• Delta: 4.59%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
148 E Paces Dr	0.10mi	4/3.0	1,950 (0%)	9mo	$295,000	$151	86
112 Upland Ct	0.12mi	4/4.0	2,005 (+3%)	7mo	$296,000	$148	82
1645 Cedar Shoals Dr	0.55mi	4/2.0	1,848 (-5%)	21mo	$300,000	$162	42

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 · 4.83% rent growth · sell at horizon

5-year hold

• IRR: -12.5%
• Equity multiple: 0.54×
• Total profit: $-38,657
• Equity at exit: $44,716

10-year hold

• IRR: -1.0%
• Equity multiple: 0.92×
• Total profit: $-6,503
• Equity at exit: $25,930

Cash invested: $83,972 (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: 300
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $2,590 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$268 /mo · $3,218/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $80

Break-even live

Break-even rent $2,488

Max offer price $299,900

Occupancy floor 92%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2.0	1.5	$2,590
Total (2 units)			$2,590

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Chinquapin Way Athens, GA	4.0	2.5	2129	$2,300	$1.08	21d	1	0.23mi
155 Arbor View Dr Athens, GA	3.0	2.0	1810	$1,895	$1.05	44d	1	0.41mi
1585 Cedar Shoals Dr Athens, GA	4.0	4.0	1711	$2,200	$1.29	44d	1	0.46mi
108 Highland Park Dr Athens, GA	2.0–4.0	2.5–3.5	1605	$1,795	$1.12	13d	7	0.48mi
112 Highland Park Dr Athens, GA	4.0	3.5	1776	$1,795	$1.01	44d	1	0.48mi
120 Highland Park Dr Athens, GA	4.0	3.5	1824	$1,795	$0.98	44d	1	0.50mi
128 Highland Park Dr Athens, GA	4.0	3.5	1706	$1,795	$1.05	44d	1	0.52mi
126 Highland Park Dr Athens, GA	4.0	3.5	1706	$1,795	$1.05	44d	1	0.52mi
125 Highland Park Dr Athens, GA	3.0	2.5	1575	$1,600	$1.02	13d	1	0.54mi
825 Gaines School Rd Athens, GA	4.0	3.0	1525	$1,600	$1.05	13d	1	0.62mi
175 Woodlake Pl Athens, GA	1.0–3.0	1.0–2.0	1200	$1,279	$1.07	44d	1	0.75mi
239 Highland Park Dr Athens, GA	3.0	2.5	1600	$1,650	$1.03	44d	1	0.84mi
241 Highland Park Dr Athens, GA	3.0	2.5	1600	$1,650	$1.03	44d	1	0.84mi
150 Wendy Ln Athens, GA	3.0	2.0	1604	$1,550	$0.97	44d	1	0.93mi
300 Highland Park Dr Athens, GA	4.0	3.5	1540	$1,795	$1.17	44d	1	1.02mi
4505 Lexington Rd Athens, GA	2.0–3.0	2.0–3.0	1243	$2,266	$1.82	13d	21	1.05mi
140 Forest Rd Athens, GA	3.0	2.0	1400	$2,050	$1.46	21d	1	1.06mi
208 Deer Pkwy Athens, GA	3.0	2.0	1308	$1,575	$1.20	21d	1	1.07mi
385 Deerpark Dr Athens, GA	3.0	3.0	1281	$1,625	$1.27	44d	1	1.12mi
103 Penny Dr Athens, GA	4.0	4.0	1479	$2,580	$1.74	44d	1	1.14mi
250 Deer Pkwy Athens, GA	3.0	2.0	1308	$1,575	$1.20	13d	1	1.14mi
90 Woodsong Ave Athens, GA	3.0	3.5	1629	$2,000	$1.23	13d	1	1.15mi
135 Fawn Dr Athens, GA	4.0	3.0	1659	$1,795	$1.08	21d	1	1.18mi
2936 Cherokee Rd Athens, GA	3.0	2.5	1580	$2,500	$1.58	44d	1	1.25mi
150 Brookstone Ct Athens, GA	3.0	2.5	1466	$1,100	$0.75	44d	1	1.42mi
235 Weatherly Woods Dr Winterville, GA	3.0	2.0	1628	$2,200	$1.35	44d	1	1.47mi
1035 Barnett Shoals Rd #1120 Athens, GA	3.0	3.0	1406	$2,250	$1.60	21d	1	1.48mi
345 Research Dr Athens, GA	2.0–3.0	2.0–2.5	1449	$1,875	$1.29	13d	3	1.49mi
345 Research Dr Athens, GA	2.0–3.0	2.0–2.5	1449	$1,875	$1.29	21d	3	1.49mi

Listing history 20 events

1. 2026-06-13
   statusdays on market $299,900 Pending 70 DOM
2. 2026-06-10
   days on market $299,900 Active Under Contract 69 DOM
3. 2026-06-09
   days on market $299,900 Active Under Contract 68 DOM
4. 2026-06-08
   days on market $299,900 Active Under Contract 67 DOM
5. 2026-06-07
   days on market $299,900 Active Under Contract 66 DOM
6. 2026-06-02
   days on market $299,900 Active Under Contract 61 DOM
7. 2026-06-01
   days on market $299,900 Active Under Contract 60 DOM
8. 2026-05-31
   days on market $299,900 Active Under Contract 59 DOM
9. 2026-05-30
   days on market $299,900 Active Under Contract 58 DOM
10. 2026-05-17
    historical Active Under Contract 620-char remark

    Show marketing remark (620 chars)

    If you're looking to expand your investment portfolio, this duplex is a solid opportunity in a prime Athens location! It features two 2 bedroom, 1.5 bath units, each with in-unit laundry. One side is currently rented for $1,175/month with a lease in place through 5/31/2026, while the other is leased at $800/month through 8/31/2026 offering immediate rental income with tenants already in place. Located on Athens' popular East Side, this duplex is zoned for Gaines School Elementary and Cedar Shoals High School and is just minutes from a wide variety of dining spots, grocery stores, parks, and everyday conveniences.

11. 2026-05-17
    historical Active Under Contract 620-char remark

    Show marketing remark (620 chars)

    If you're looking to expand your investment portfolio, this duplex is a solid opportunity in a prime Athens location! It features two 2 bedroom, 1.5 bath units, each with in-unit laundry. One side is currently rented for $1,175/month with a lease in place through 5/31/2026, while the other is leased at $800/month through 8/31/2026 offering immediate rental income with tenants already in place. Located on Athens' popular East Side, this duplex is zoned for Gaines School Elementary and Cedar Shoals High School and is just minutes from a wide variety of dining spots, grocery stores, parks, and everyday conveniences.

12. 2026-05-07
    status Active 620-char remark

    Show marketing remark (620 chars)

    If you're looking to expand your investment portfolio, this duplex is a solid opportunity in a prime Athens location! It features two 2 bedroom, 1.5 bath units, each with in-unit laundry. One side is currently rented for $1,175/month with a lease in place through 5/31/2026, while the other is leased at $800/month through 8/31/2026 offering immediate rental income with tenants already in place. Located on Athens' popular East Side, this duplex is zoned for Gaines School Elementary and Cedar Shoals High School and is just minutes from a wide variety of dining spots, grocery stores, parks, and everyday conveniences.

13. 2026-05-06
    status Back On Market 620-char remark

    Show marketing remark (620 chars)

    If you're looking to expand your investment portfolio, this duplex is a solid opportunity in a prime Athens location! It features two 2 bedroom, 1.5 bath units, each with in-unit laundry. One side is currently rented for $1,175/month with a lease in place through 5/31/2026, while the other is leased at $800/month through 8/31/2026 offering immediate rental income with tenants already in place. Located on Athens' popular East Side, this duplex is zoned for Gaines School Elementary and Cedar Shoals High School and is just minutes from a wide variety of dining spots, grocery stores, parks, and everyday conveniences.

14. 2026-04-22
    historical Active Under Contract 620-char remark

    Show marketing remark (620 chars)

    If you're looking to expand your investment portfolio, this duplex is a solid opportunity in a prime Athens location! It features two 2 bedroom, 1.5 bath units, each with in-unit laundry. One side is currently rented for $1,175/month with a lease in place through 5/31/2026, while the other is leased at $800/month through 8/31/2026 offering immediate rental income with tenants already in place. Located on Athens' popular East Side, this duplex is zoned for Gaines School Elementary and Cedar Shoals High School and is just minutes from a wide variety of dining spots, grocery stores, parks, and everyday conveniences.

15. 2026-04-22
    historical Active Under Contract 620-char remark

    Show marketing remark (620 chars)

    If you're looking to expand your investment portfolio, this duplex is a solid opportunity in a prime Athens location! It features two 2 bedroom, 1.5 bath units, each with in-unit laundry. One side is currently rented for $1,175/month with a lease in place through 5/31/2026, while the other is leased at $800/month through 8/31/2026 offering immediate rental income with tenants already in place. Located on Athens' popular East Side, this duplex is zoned for Gaines School Elementary and Cedar Shoals High School and is just minutes from a wide variety of dining spots, grocery stores, parks, and everyday conveniences.

16. 2026-04-02
    listed $299,900 Active 620-char remark

    Show marketing remark (620 chars)

    If you're looking to expand your investment portfolio, this duplex is a solid opportunity in a prime Athens location! It features two 2 bedroom, 1.5 bath units, each with in-unit laundry. One side is currently rented for $1,175/month with a lease in place through 5/31/2026, while the other is leased at $800/month through 8/31/2026 offering immediate rental income with tenants already in place. Located on Athens' popular East Side, this duplex is zoned for Gaines School Elementary and Cedar Shoals High School and is just minutes from a wide variety of dining spots, grocery stores, parks, and everyday conveniences.

17. 2026-03-20
    listed $299,900 New 620-char remark

    Show marketing remark (620 chars)

    If you're looking to expand your investment portfolio, this duplex is a solid opportunity in a prime Athens location! It features two 2 bedroom, 1.5 bath units, each with in-unit laundry. One side is currently rented for $1,175/month with a lease in place through 5/31/2026, while the other is leased at $800/month through 8/31/2026 offering immediate rental income with tenants already in place. Located on Athens' popular East Side, this duplex is zoned for Gaines School Elementary and Cedar Shoals High School and is just minutes from a wide variety of dining spots, grocery stores, parks, and everyday conveniences.

18. 2025-07-03
    historical $1,175
19. 2025-06-21
    listed $1,175
20. 2005-05-19
    soldstatus $125,000

ⓘ 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: $3,218 · $268/mo
• Projected year-2 tax: $3,218 · $268/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $31,080
• − Mortgage interest: −$16,799
• − Property taxes: −$3,218
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,486
• − Management: −$2,486
• − Depreciation: −$8,724
• Taxable loss: −$4,134
• Est. tax savings @ 24.0%: +$992
• After-tax cash flow: $1,955/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

+139.9% since first listed

11 events — show timeline

• 2026-05-17 Contingent — Hive MLS
• 2026-05-17 Contingent — GAMLS
• 2026-05-07 Relisted — Hive MLS
• 2026-05-06 Relisted — GAMLS
• 2026-04-22 Contingent — Hive MLS
• 2026-04-22 Contingent — GAMLS
• 2026-04-02 Listed $299,900 Hive MLS
• 2026-03-20 Listed $299,900 GAMLS
• 2025-07-03 Rental Removed $1,175 TENANTTURNER2
• 2025-06-21 Listed for Rent $1,175 TENANTTURNER2
• 2005-05-19 Sold (Public Records) $125,000 Public Records

Property tax history

+15.3%/yr

Latest (2025): $3,218 · +4.5% YoY. Source: county tax records.