195 Sycamore Dr Unit C24 · Athens-Clarke County unified government (balance), GA 30606

$108,000

2 bd · 1.0 ba · 831 sqft · Condo public records · 17 Days on market

Built 1965 $220/mo HOA · 15% of rent ↓ 2% since listing

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Why this score? — see what drove the C- 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 +22.0/30.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +7.0/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 2b1b condo conversion near UGA. conveniently located right off GA 316.

Key facts

• $220 HOA
• Built 1965
• Listed 17 days

Tags

• NEAR UNIVERSITY OF GEORGIA
• EASY ACCESS TO CAMPUS
• PRIME LOCATION CLOSE TO UGA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $108k.

Deal economics

• At list price, monthly cash flow is $172 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $108k).
• Recommended offer: $106k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% 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 C — 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: Clarke Middle School (math 22% / reading 32%, grade F, #271 of 470 statewide, top 60%, 708 students, 83% FRL); Clarke Central High School (math 15% / reading 24%, grade F, #238 of 424 statewide, top 57%, 1,836 students, 83% FRL).
• Market conditions: Rents rising (+1.6%/yr); 317 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $747 of loan paydown is wiped out by about $3k 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 17 days — a 2% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,380 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.33% ✓
• Cap rate: 8.20%
• Cash-on-cash: 6.82%
• DSCR: 1.30
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -7.7%
• Equity multiple: 0.72×
• Total profit: $-8,417
• Equity at exit: $16,103

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-659
• Equity at exit: $9,338

Cash invested: $30,240 (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 30606

• Rents YoY: 1.6%
• Active inventory: 317
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,433 high
• Mortgage (P&I): −$566
• Tax from tax record: −$129 /mo · $1,546/yr
• Insurance: −$45
• HOA: −$220
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $172

Break-even live

Break-even rent $1,215

Max offer price $108,000

Occupancy floor 83%

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: $27,000
• Closing costs: $3,240
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
195 Sycamore Dr Athens, GA	1.0–3.0	1.0–2.0	909	$1,288	$1.42	13d	8	0.02mi
235 Sycamore Dr Athens, GA	1.0–2.0	1.0	752	$1,250	$1.66	13d	5	0.10mi
240 Sycamore Dr Athens, GA	2.0	2.0	864	$1,349	$1.56	13d	1	0.15mi
195 Epps Bridge Rd Athens, GA	2.0	2.0	960	$1,365	$1.42	43d	1	0.37mi
110 Pinyon Pine Cir Athens, GA	1.0	1.0	797	$1,365	$1.71	43d	1	0.52mi
150 Chateau Ter Athens, GA	1.0–3.0	1.0–2.0	970	$1,398	$1.44	13d	12	0.59mi
167 Windy Hill Ct Athens, GA	2.0	2.0	960	$1,500	$1.56	43d	1	0.71mi
315 Epps Bridge Rd Unit 317 Athens, GA	2.0	1.0	880	$1,250	$1.42	20d	1	0.72mi
132 Wood Lake Dr Athens, GA	1.0	1.0	750	$1,375	$1.83	43d	1	0.98mi
132 Wood Lake Dr Athens, GA	1.0–2.0	1.0–2.0	900	$1,625	$1.81	13d	6	0.98mi
130 Magnolia St Athens, GA	3.0	2.0	981	$2,000	$2.04	43d	1	1.02mi
125 Honeysuckle Ln Athens, GA	2.0	1.0	800	$1,250	$1.56	20d	1	1.09mi
315 Evans St Athens, GA	2.0	1.0	840	$1,649	$1.96	20d	1	1.14mi
220 Clover St Athens, GA	3.0	2.0	1020	$1,800	$1.76	43d	1	1.27mi
355 The Preserve Dr Athens, GA	1.0–3.0	1.0–2.0	1166	$1,828	$1.57	20d	3	1.27mi
700 Mitchell Bridge Rd Athens, GA	1.0–2.0	1.0–2.0	1121	$1,537	$1.37	13d	7	1.36mi
411 Benning St Athens, GA	2.0	1.0	706	$1,650	$2.34	44d	1	1.38mi
1800 Timothy Rd Athens, GA	3.0	2.0	1116	$1,800	$1.61	43d	1	1.41mi
285 Willow Run Athens, GA	3.0	1.0	1025	$1,950	$1.90	43d	1	1.41mi
255 The Preserve Dr Athens, GA	1.0–4.0	1.0–4.0	1036	$893	$0.86	13d	7	1.42mi
205 Westchester Dr Athens, GA	1.0–3.0	1.0–2.0	1100	$1,252	$1.14	43d	1	1.45mi
1055 Baxter St Athens, GA	2.0	2.0	972	$1,450	$1.49	13d	2	1.50mi

HOA detail condo

• Monthly dues: $220 · $2,640/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-04-14
   soldstatus $98,000
2. 2026-03-07
   status Pending
3. 2026-02-18
   listed $108,000 Active
4. 2026-01-30
   historical
5. 2025-10-03
   price $98,000
6. 2025-05-02
   listed $108,000 Active
7. 2021-07-17
   soldstatus $67,000
8. 2021-07-14
   status Pending 80-char remark

   Show marketing remark (80 chars)

   Beautiful 2b1b condo conversion near UGA. conveniently located right off GA 316.

9. 2021-07-09
   soldstatus $67,000 Closed 80-char remark

   Show marketing remark (80 chars)

   Beautiful 2b1b condo conversion near UGA. conveniently located right off GA 316.

10. 2021-07-09
    soldstatus $67,000 Sold

    Show marketing remark (80 chars)

    Beautiful 2b1b condo conversion near UGA. conveniently located right off GA 316.

11. 2021-06-25
    status Under Contract

    Show marketing remark (80 chars)

    Beautiful 2b1b condo conversion near UGA. conveniently located right off GA 316.

12. 2021-06-25
    historical Active Under Contract 80-char remark

    Show marketing remark (80 chars)

    Beautiful 2b1b condo conversion near UGA. conveniently located right off GA 316.

13. 2021-06-19
    listed $67,000 Active 80-char remark

    Show marketing remark (80 chars)

    Beautiful 2b1b condo conversion near UGA. conveniently located right off GA 316.

14. 2021-06-19
    listed $67,000 New

    Show marketing remark (80 chars)

    Beautiful 2b1b condo conversion near UGA. conveniently located right off GA 316.

15. 2017-11-17
    soldstatus $41,000
16. 2017-07-20
    historical
17. 2017-07-17
    listed $43,000
18. 2016-12-21
    listed $49,000
19. 2013-10-16
    soldstatus $59,900
20. 2007-12-31
    historical
21. 2007-02-14
    listed $99,900

ⓘ 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: $1,546 · $129/mo
• Projected year-2 tax: $1,546 · $129/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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 18 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: $17,197
• − Mortgage interest: −$6,050
• − Property taxes: −$1,546
• − Insurance: −$540
• − Repairs & maintenance: −$1,376
• − Management: −$1,376
• − HOA: −$2,640
• − Depreciation: −$3,142
• Taxable income: $528
• Est. tax owed @ 24.0%: −$127
• After-tax cash flow: $1,936/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): 47,865
• Household income: $63,328
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3510.0

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 0.58)
• Race & ethnicity: White 61% Black 20% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China, Philippines
• Languages at home: 87% 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: ▼ -454.63%
• Current HPI: 258.4817
• Rent YoY: ▲ 1.58%
• 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

-1.9% since first listed

21 events — show timeline

• 2026-04-14 Sold (Public Records) $98,000 Public Records
• 2026-03-07 Pending — FMLS
• 2026-02-18 Listed $108,000 FMLS
• 2026-01-30 Listing Removed — FMLS
• 2025-10-03 Price Changed $98,000 FMLS
• 2025-05-02 Listed $108,000 FMLS
• 2021-07-17 Sold (Public Records) $67,000 Public Records
• 2021-07-14 Pending — FMLS
• 2021-07-09 Sold (MLS) $67,000 GAMLS
• 2021-07-09 Sold (MLS) $67,000 FMLS
• 2021-06-25 Pending — GAMLS
• 2021-06-25 Contingent — FMLS
• 2021-06-19 Listed $67,000 GAMLS
• 2021-06-19 Listed $67,000 FMLS
• 2017-11-17 Sold (MLS) $41,000 Hive MLS
• 2017-07-20 Listing Removed — Hive MLS
• 2017-07-17 Listed $43,000 Hive MLS
• 2016-12-21 Listed $49,000 Hive MLS
• 2013-10-16 Sold (Public Records) $59,900 Public Records
• 2007-12-31 Listing Removed — Hive MLS
• 2007-02-14 Listed $99,900 Hive MLS

Property tax history

+6.1%/yr

Latest (2025): $1,546 · +40.3% YoY. Source: county tax records.