1010 Binghampton Cir · Bogart, GA 30622

$309,900

3 bd · 3.0 ba · 1,416 sqft · Townhouse public records · 75 Days on market

Built 2015 1,307 sqft lot $132/mo HOA · 5% of rent ↓ 9% since listing

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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 +11.9/30.0
• ARV discount +7.5/15.0
• Schools +6.1/10.0
• DSCR +3.5/10.0
• Livability +3.5/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recent granite upgrades in kitchen! This townhouse offers a lot of space. Entering through the front door, you are welcomed into a bright living room that features 9 ft+ ceilings, dining area, & views of the open concept kitchen adjacent to the built in breakfast bar. Through the back of the kitchen you will also find a separate laundry room w/ access to a large private patio. The main floor features a bedroom w/ a full bathroom. Upstairs you will find 2 additional bedrooms w/ private bathrooms. These beautiful town homes of Triple Creek offer swimming & tennis, a playground, lawn maintenance, common area maintenance, & more, & are only about 20 mins to the University of Georgia & downtown Athens as well as only secs from North Oconee schools!

Key facts

• Granite upgrades
• Swimming pool
• Private back patio

Tags

• TRIPLE CREEK COMMUNITY
• NORTH OCONEE SCHOOL DISTRICT
• OPEN CONCEPT LIVING AREA
• GRANITE UPGRADES
• PRIVATE BACK PATIO
• SWIMMING POOL

Property features AI

Finance

• HOA & community: Homeowners association with a $132 monthly fee

Exterior

• Utilities: Public water; Public sewer; Cable available; Underground utilities
• Home design: Townhouse; 2 stories; Attached property; 1 common wall
• Construction: Brick construction
• Exterior features: Community pool; Street lights; Sidewalks; Tennis court(s)

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Range hood; Disposal; Refrigerator; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 3 full bathrooms; 1 main-level bathroom
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Ceiling fan(s)
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $310k.

Deal economics

• At list price, monthly cash flow is $-78 ($-936/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (18.1% below list).
• Recommended offer: $254k (18.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#103 in GA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• Oconee County (rural): math 70% / reading 68% proficiency, ranked #1 of 174 in GA (top 1%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 139 active listings in the ZIP; high-income renter base; 335 units permitted in Oconee County in 2024 (0 in 5+ unit buildings).

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.
• Oconee County population projected at +37% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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 $170k; list at $310k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $253,719 (18.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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: 0.82% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.08%
• DSCR: 0.95
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-55,182
• Equity at exit: $46,207

10-year hold

• IRR: -10.3%
• Equity multiple: 0.37×
• Total profit: $-54,440
• Equity at exit: $26,794

Cash invested: $86,772 (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 30622

• Home prices YoY: -30.2%
• Active inventory: 139
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,537 medium
• Mortgage (P&I): −$1,625
• Tax from tax record: −$196 /mo · $2,353/yr
• Insurance: −$129
• HOA: −$132
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $-78

Break-even live

Break-even rent $2,636

Max offer price $296,124

Occupancy floor 98%

Sensitivity live

Price	-10% $97	-5% $10	+0% $-78	+5% $-166	+10% $-253
Rent	-10% $-278	-5% $-178	+0% $-78	+5% $22	+10% $122
Rate	-1.0pp $78	-0.5pp $1	base $-78	+0.5pp $-158	+1.0pp $-240

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $132 · $1,584/yr

Listing history 20 events

1. 2026-06-17
   days on market $309,900 Active 75 DOM
2. 2026-06-16
   days on market $309,900 Active 74 DOM
3. 2026-06-15
   days on market $309,900 Active 73 DOM
4. 2026-06-14
   days on market $309,900 Active 71 DOM
5. 2026-06-13
   pricedays on market $309,900 Active 70 DOM
6. 2026-06-10
   days on market $314,900 Active 68 DOM
7. 2026-06-09
   days on market $314,900 Active 67 DOM
8. 2026-06-08
   days on market $314,900 Active 66 DOM
9. 2026-06-07
   days on market $314,900 Active 65 DOM
10. 2026-06-02
    days on market $314,900 Active 60 DOM
11. 2026-06-01
    price $314,900 Active 59 DOM
12. 2026-05-30
    days on market $319,900 Active 59 DOM
13. 2026-05-21
    price $319,900
14. 2026-04-01
    listed $324,900 Active
15. 2018-11-09
    soldstatus $169,900
16. 2018-11-07
    soldstatus $169,900 780-char remark

    Show marketing remark (772 chars)

    Recent granite upgrades in kitchen! This townhouse offers a lot of space. Entering through the front door, you are welcomed into a bright living room that features 9 ft+ ceilings, dining area, & views of the open concept kitchen adjacent to the built in breakfast bar. Through the back of the kitchen you will also find a separate laundry room w/ access to a large private patio. The main floor features a bedroom w/ a full bathroom. Upstairs you will find 2 additional bedrooms w/ private bathrooms. These beautiful townhomes of Triple Creek offer swimming & tennis, a playground, lawn maintenance, common area maintenance, & more, & are only about 20 mins to the University of Georgia & downtown Athens as well as only secs from North Oconee schools!

17. 2018-11-07
    soldstatus $169,000 772-char remark

    Show marketing remark (772 chars)

    Recent granite upgrades in kitchen! This townhouse offers a lot of space. Entering through the front door, you are welcomed into a bright living room that features 9 ft+ ceilings, dining area, & views of the open concept kitchen adjacent to the built in breakfast bar. Through the back of the kitchen you will also find a separate laundry room w/ access to a large private patio. The main floor features a bedroom w/ a full bathroom. Upstairs you will find 2 additional bedrooms w/ private bathrooms. These beautiful townhomes of Triple Creek offer swimming & tennis, a playground, lawn maintenance, common area maintenance, & more, & are only about 20 mins to the University of Georgia & downtown Athens as well as only secs from North Oconee schools!

18. 2018-10-17
    listed $169,900 780-char remark

    Show marketing remark (772 chars)

    Recent granite upgrades in kitchen! This townhouse offers a lot of space. Entering through the front door, you are welcomed into a bright living room that features 9 ft+ ceilings, dining area, & views of the open concept kitchen adjacent to the built in breakfast bar. Through the back of the kitchen you will also find a separate laundry room w/ access to a large private patio. The main floor features a bedroom w/ a full bathroom. Upstairs you will find 2 additional bedrooms w/ private bathrooms. These beautiful townhomes of Triple Creek offer swimming & tennis, a playground, lawn maintenance, common area maintenance, & more, & are only about 20 mins to the University of Georgia & downtown Athens as well as only secs from North Oconee schools!

19. 2018-10-17
    listed $169,900 772-char remark

    Show marketing remark (772 chars)

    Recent granite upgrades in kitchen! This townhouse offers a lot of space. Entering through the front door, you are welcomed into a bright living room that features 9 ft+ ceilings, dining area, & views of the open concept kitchen adjacent to the built in breakfast bar. Through the back of the kitchen you will also find a separate laundry room w/ access to a large private patio. The main floor features a bedroom w/ a full bathroom. Upstairs you will find 2 additional bedrooms w/ private bathrooms. These beautiful townhomes of Triple Creek offer swimming & tennis, a playground, lawn maintenance, common area maintenance, & more, & are only about 20 mins to the University of Georgia & downtown Athens as well as only secs from North Oconee schools!

20. 2013-08-30
    soldstatus $350,000

ⓘ 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: $2,353 · $196/mo
• Projected year-2 tax: $2,851 · $238/mo
• Expected delta: +$498/yr (+$41/mo · 21.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 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: $30,446
• − Mortgage interest: −$17,359
• − Property taxes: −$2,353
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,436
• − Management: −$2,436
• − HOA: −$1,584
• − Depreciation: −$9,015
• Taxable loss: −$6,286
• Est. tax savings @ 24.0%: +$1,509
• After-tax cash flow: $573/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: Oconee County
• NCES district ID: 1303960
• Math proficiency: 70% ▼ -4.00%
• Reading proficiency: 68% ▼ -3.00%
• Median HH income: $75,306
• Composite: 60.97/100
• National rank: #801
• State rank: #1 of 174 in GA

Livability — Bogart

• Score: 70/100
• State rank: #103
• US rank: #8144

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B- Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Oconee County · 33,896 people
• City population: 11,280
• Metro: Athens-Clarke County, GA
• Population (ZIP): 11,280
• Household income: $133,563
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 94.0

Population outlook (Oconee County) Hauer SSP2

• Today (2025): 42,830 people
• By 2030: 46,220 · +7.9%
• By 2040: 52,613 · +22.8%
• By 2050: 58,522 · +36.6%
• By 2075: 72,641 · +69.6%
• By 2100: 79,772 · +86.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 8% Black 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Serbian 4% Italian 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Spanish 3% Chinese 2% Korean 1%

Political lean MEDSL · Oconee

• 2024 margin: Solid R (+35.9) · D 31.6% · R 67.5%
• 2008→2024 swing: +6.6pp toward D · 2008: -42.6pp · 2024: -35.9pp
• All cycles: 2024: R+35.9 2020: R+33.5 2016: R+40.1 2012: R+48.6 2008: R+42.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.34%
• Current HPI: 255.4345
• Rent YoY: —
• 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

-8.6% since first listed

8 events — show timeline

• 2026-05-21 Price Changed $319,900 Hive MLS
• 2026-04-01 Listed $324,900 Hive MLS
• 2018-11-09 Sold (Public Records) $169,900 Public Records
• 2018-11-07 Sold (MLS) $169,000 GAMLS
• 2018-11-07 Sold (MLS) $169,900 Hive MLS
• 2018-10-17 Listed $169,900 GAMLS
• 2018-10-17 Listed $169,900 Hive MLS
• 2013-08-30 Sold (MLS) $350,000 GAMLS

Property tax history

+7.9%/yr

Latest (2025): $2,353 · +1.3% YoY. Source: county tax records.