297 Arch St · Athens-Clarke County unified government (balance), GA 30601

$229,000

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 7 Days on market

Built 2001 0.40 ac lot

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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
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +4.5/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Key facts

• 0.4 acre lot
• Built 2001
• Listed 7 days

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Manufactured (modular) home; Single-story
• Construction: Metal siding
• Exterior features: City lot; Publicly maintained road access

Interior

• Kitchen: Includes dishwasher and range hood
• Bedrooms: Total rooms: 1
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Dishwasher; Electric water heater; Range hood
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $229k.

Deal economics

• At list price, monthly cash flow is $308 ($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 $217k (5.1% below list).
• Recommended offer: $217k (5.1% 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; 36 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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 $2,173/mo this rent would consume 66% 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 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y ago 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 $15k; list at $229k implies a 1427% 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 $217,271 (5.1% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -6.5%
• Equity multiple: 0.76×
• Total profit: $-15,668
• Equity at exit: $34,145

10-year hold

• IRR: 4.0%
• Equity multiple: 1.30×
• Total profit: $19,234
• Equity at exit: $19,800

Cash invested: $64,120 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,173 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$112 /mo · $1,345/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $308

Break-even live

Break-even rent $1,783

Max offer price $229,000

Occupancy floor 81%

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
354 Arch St Athens, GA	2.0	3.0	1848	$1,695	$0.92	43d	1	0.13mi
354 Arch St Unit 302 Athens, GA	2.0	2.5	1800	$1,695	$0.94	43d	1	0.13mi
129 N Peter St Athens, GA	4.0	2.0	1335	$2,600	$1.95	21d	1	0.25mi
175 Arch St Athens, GA	3.0	2.5	1484	$2,250	$1.52	43d	1	0.26mi
1295 E Broad St Unit C3 Athens, GA	2.0	2.0	1531	$2,200	$1.44	43d	1	0.33mi
75 Arch St Athens, GA	2.0	2.0	1134	$1,800	$1.59	21d	1	0.38mi
1734 E Broad St Unit A Athens, GA	4.0	2.0	1500	$2,060	$1.37	43d	1	0.40mi
540 N Peter St Athens, GA	4.0	2.0	1492	$2,100	$1.41	43d	1	0.41mi
122 Head St Athens, GA	4.0	4.5	1736	$3,200	$1.84	43d	1	0.43mi
123 Head St Athens, GA	4.0	4.5	1736	$3,000	$1.73	13d	1	0.44mi
121 Head St Athens, GA	4.0	4.5	1736	$3,200	$1.84	13d	1	0.47mi
120 Hillside St Athens, GA	3.0	2.0	1727	$2,400	$1.39	43d	1	0.56mi
290 Appleby Dr Athens, GA	2.0	2.0–2.5	1206	$1,625	$1.35	13d	2	0.57mi
805 E Broad St Athens, GA	4.0	4.0–4.5	1628	$975	$0.60	43d	5	0.71mi
188 Williams St Unit 16 Athens, GA	2.0	2.5	1072	$1,500	$1.40	43d	1	0.74mi
428 First St Unit A Athens, GA	3.0	3.0	1164	$2,150	$1.85	13d	1	0.87mi
265 Rosa Nell Howard St Athens, GA	3.0	2.5	1254	$2,100	$1.67	43d	1	0.93mi
160 Indiana Ave Athens, GA	3.0	3.0	1050	$1,950	$1.86	43d	1	0.98mi
400 E Clayton St Unit 13 Athens, GA	2.0	2.0	1100	$1,950	$1.77	21d	1	0.98mi
400 E Clayton St Unit 17 Athens, GA	3.0	2.0	2000	$705	$0.35	43d	1	0.98mi
115 Berlin St Unit C12 Athens, GA	2.0	2.0	1050	$1,375	$1.31	21d	1	1.00mi
270 Strickland Ave Athens, GA	2.0	2.0–2.5	1120	$1,395	$1.25	44d	2	1.03mi
270 Strickland Ave Athens, GA	2.0	2.0–2.5	1120	$1,395	$1.25	43d	1	1.03mi
492 N Thomas St Unit NT482 Athens, GA	3.0	3.0	1500	$2,900	$1.93	43d	1	1.04mi
125 Berlin St Athens, GA	2.0	2.0	1000	$1,350	$1.35	43d	9	1.04mi
600 N Thomas St Athens, GA	3.0–5.0	3.0–5.0	1414	$944	$0.67	21d	31	1.05mi
145 North Ave Athens, GA	2.0–3.0	2.5–3.0	1267	$1,600	$1.26	13d	1	1.14mi
194 Strickland Ave Athens, GA	3.0	3.5	1728	$2,100	$1.22	21d	1	1.19mi
184 Strickland Ave Athens, GA	4.0	4.5	1728	$2,800	$1.62	21d	1	1.19mi
490 Barnett Shoals Rd Athens, GA	3.0	3.0	1444	$2,212	$1.53	13d	1	1.29mi
490 Barnett Shoals Rd Athens, GA	2.0–3.0	2.0–3.0	1298	$2,325	$1.79	43d	4	1.29mi
105 Oak Hill Dr Athens, GA	1.0–3.0	1.0–2.0	1097	$1,809	$1.65	13d	13	1.32mi
198 Old Hull Rd Athens, GA	1.0–3.0	1.0–2.0	926	$1,299	$1.40	13d	5	1.33mi
980 S Lumpkin St Athens, GA	3.0–4.0	3.0–4.0	1225	$1,125	$0.92	43d	1	1.35mi
205 Old Hull Rd Athens, GA	2.0	2.0	1058	$1,349	$1.28	43d	1	1.49mi
205 Old Hull Rd Athens, GA	3.0	2.0	1238	$1,399	$1.13	13d	1	1.49mi

Listing history 4 events

1. 2026-05-12
   listed $229,000 Active
2. 2001-09-14
   listed $15,000
3. 2001-07-13
   soldstatus $15,000
4. 2001-07-13
   soldstatus $15,000

ⓘ 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: $1,345 · $112/mo
• Projected year-2 tax: $2,107 · $176/mo
• Expected delta: +$761/yr (+$63/mo · 56.6%)

ⓘ 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 3/10 Moderate
• 🌡 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,073
• − Mortgage interest: −$12,828
• − Property taxes: −$1,345
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,086
• − Management: −$2,086
• − Depreciation: −$6,662
• Taxable loss: −$79
• Est. tax savings @ 24.0%: +$19
• After-tax cash flow: $3,715/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

+1426.7% since first listed

5 events — show timeline

• 2026-05-20 Pending — Hive MLS
• 2026-05-12 Listed $229,000 Hive MLS
• 2001-09-14 Listed $15,000 Hive MLS
• 2001-07-13 Sold (Public Records) $15,000 Public Records
• 2001-07-13 Sold (MLS) $15,000 Hive MLS

Property tax history

+1.3%/yr

Latest (2025): $1,345 · -3.0% YoY. Source: county tax records.