216 E East Meadow Dr · Athens-Clarke County unified government (balance), GA 30605

$217,500

3 bd · 1.5 ba · 1,454 sqft · SingleFamily public records · 30 Days on market

Built 1965 0.50 ac lot $150/sqft · 17% below area Est $263k · 17% under ↓ 7% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +11.8/30.0
• Rent growth +3.7/5.0
• DSCR +3.5/10.0
• 1% rule +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This house is an "as is" sale" Currently leased until the end of July. Tenants have been given the right to leave as soon as they find another place to move to, but at the latest they will be out by July 31. The house has a huge fenced yard and a huge screen porch on the back of the house accessible through the kitchen door. Hardwood floors throughout the house. Full bath in hall and 1/2 bath in master bedroom. Separate formal dining room. Large living room. Additional room off living room that is a carport converted into a room that can be a forth bedroom or family room. House has many possibilities. Nice neighborhood and close to banks, Lowes and many restaurants and fast food places.

Key facts

• 0.5 acre lot
• Built 1965
• Listed 30 days

Property features AI

Exterior

• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One story
• Construction: Brick construction
• Exterior features: Chain-link fencing; Has a view

Interior

• Kitchen: Ice maker
• Bedrooms: 3 main-level bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom; 2 total main-level bathrooms
• Heating & cooling: Forced air heating (natural gas); Central electric air conditioning
• Interior features: Ice maker; Electric water heater; No basement
• Laundry & utility: Washer hookup; Dryer (included)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $218k.

Deal economics

• At list price, monthly cash flow is $-61 ($-731/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (20.3% below list).
• Recommended offer: $173k (20.3% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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: Winterville Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 365 students, 83% FRL); Coile Middle School (math 6% / reading 11%, grade F, #439 of 470 statewide, top 94%, 635 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; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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).
• This rent runs 42% of the median local income ($50k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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

• It's been on market 30 days — a 2% lower offer ($214k) 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $173,310 (20.3% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.80% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.20%
• DSCR: 0.95
• GRM: 10.5

CMA / ARV

• ARV (median comp): $263,000
• List price: $217,500
• Delta: -17.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
150 Airport Rd	0.24mi	3/1.0	1,420 (-2%)	11mo	$215,000	$151	74
2936 Cherokee Rd	0.18mi	3/2.5	1,580 (+9%)	6mo	$335,000	$212	68
310 Airport Rd	0.36mi	3/2.0	1,337 (-8%)	1mo	$267,000	$200	67
2850 Cherokee Rd	0.20mi	2/1.0 (-1)	1,589 (+9%)	9mo	$146,000	$92	61
180 Oak Dr	0.48mi	3/2.0	1,390 (-4%)	13mo	$271,435	$195	57
208 Springtree Rd	0.66mi	2/1.5 (-1)	1,416 (-3%)	8mo	$256,000	$181	53
144 Sycamore Ln	0.34mi	4/2.0 (+1)	1,600 (+10%)	9mo	$286,000	$179	53
121 Hilltop Rd	0.65mi	2/1.0 (-1)	1,371 (-6%)	2mo	$215,000	$157	52
190 Sycamore Ln	0.41mi	2/1.0 (-1)	1,508 (+4%)	20mo	$216,000	$143	51
215 Cooper Rd	0.27mi	4/3.0 (+1)	1,650 (+14%)	6mo	$335,000	$203	49
122 Shadow Moss Dr	0.72mi	3/2.0	1,534 (+6%)	12mo	$264,900	$173	45
150 Springtree Rd	0.62mi	3/2.0	1,600 (+10%)	15mo	$339,790	$212	40

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: -16.4%
• Equity multiple: 0.41×
• Total profit: $-35,896
• Equity at exit: $32,430

10-year hold

• IRR: -5.3%
• Equity multiple: 0.63×
• Total profit: $-22,491
• Equity at exit: $18,805

Cash invested: $60,900 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,733 high
• Mortgage (P&I): −$1,141
• Tax from tax record: −$199 /mo · $2,387/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-61

Break-even live

Break-even rent $1,810

Max offer price $206,733

Occupancy floor 99%

Sensitivity live

Price	-10% $62	-5% $1	+0% $-61	+5% $-123	+10% $-184
Rent	-10% $-198	-5% $-129	+0% $-61	+5% $8	+10% $76
Rate	-1.0pp $49	-0.5pp $-6	base $-61	+0.5pp $-117	+1.0pp $-175

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: $54,375
• Closing costs: $6,525
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Morningview Dr Athens, GA	3.0	2.0	1200	$1,875	$1.56	15d	1	0.12mi
100 Deer Pkwy Athens, GA	2.0	1.0	968	$1,345	$1.39	45d	1	0.19mi
100 Deer Pkwy Athens, GA	2.0	1.0	968	$1,295	$1.34	22d	1	0.19mi
2936 Cherokee Rd Athens, GA	3.0	2.5	1580	$2,500	$1.58	45d	1	0.20mi
135 Fawn Dr Athens, GA	4.0	3.0	1659	$1,795	$1.08	22d	1	0.27mi
160 Deer Pkwy Athens, GA	2.0	1.5	1334	$1,500	$1.12	22d	1	0.27mi
160 Deer Pkwy Athens, GA	2.0	1.5	1505	$1,500	$1.00	45d	1	0.27mi
168 Deer Pkwy Athens, GA	2.0	1.5	1334	$1,425	$1.07	22d	1	0.28mi
385 Deerpark Dr Athens, GA	3.0	3.0	1281	$1,625	$1.27	45d	1	0.29mi
155 Fawn Dr Athens, GA	2.0	1.5	1208	$1,425	$1.18	45d	1	0.29mi
208 Deer Pkwy Athens, GA	3.0	2.0	1308	$1,575	$1.20	22d	1	0.31mi
175 Woodlake Pl Athens, GA	1.0–3.0	1.0–2.0	1200	$1,279	$1.07	45d	1	0.32mi
250 Deer Pkwy Athens, GA	3.0	2.0	1308	$1,575	$1.20	15d	1	0.38mi
199 Mimosa Dr Athens, GA	2.0	1.0	896	$1,900	$2.12	45d	1	0.54mi
135 Springtree Rd Unit B Athens, GA	2.0	1.0	1588	$1,100	$0.69	15d	1	0.57mi
135A Springtree Rd Unit 135A Athens, GA	2.0	1.0	1588	$1,000	$0.63	15d	1	0.57mi
155 Arbor View Dr Athens, GA	3.0	2.0	1810	$1,895	$1.05	45d	1	0.69mi
4505 Lexington Rd Athens, GA	2.0–3.0	2.0–3.0	1243	$2,266	$1.82	15d	21	0.81mi
100 Ashley Cir Athens, GA	2.0	2.0	1106	$1,249	$1.13	45d	1	0.88mi
235 Weatherly Woods Dr Winterville, GA	3.0	2.0	1628	$2,200	$1.35	46d	1	0.94mi
825 Gaines School Rd Athens, GA	4.0	3.0	1525	$1,600	$1.05	15d	1	1.04mi
232 E Paces Dr Athens, GA	2.0	2.0	1200	$1,350	$1.12	22d	1	1.06mi
108 Saint Andrews Ct Unit 110 Athens, GA	2.0	1.5	975	$1,125	$1.15	45d	1	1.13mi
110 Saint Andrews Ct Unit 110 Athens, GA	2.0	1.5	975	$1,150	$1.18	45d	1	1.14mi
116 Barrington Dr #4 Athens, GA	2.0	2.0	1092	$1,250	$1.14	45d	1	1.16mi
102 Barrington Dr #1 Athens, GA	2.0	2.0	1100	$1,200	$1.09	45d	1	1.16mi
127 Barrington Dr Athens, GA	2.0	2.5	1200	$1,275	$1.06	15d	1	1.17mi
1197 Cedar Shoals Dr Athens, GA	2.0	2.5	1098	$1,250	$1.14	15d	1	1.18mi
109 Oak Park Ct Athens, GA	2.0	1.5	969	$1,150	$1.19	22d	1	1.21mi
1395 Cedar Shoals Dr Athens, GA	2.0	2.5	1180	$1,250	$1.06	15d	1	1.30mi
435 Lexington Hts Unit 437 Athens, GA	2.0	1.0	971	$1,175	$1.21	45d	1	1.35mi
103 Penny Dr Athens, GA	4.0	4.0	1479	$2,580	$1.74	45d	1	1.37mi
124 Park Ridge Ct Athens, GA	2.0	1.0	880	$1,050	$1.19	15d	1	1.38mi
90 Woodsong Ave Athens, GA	3.0	3.5	1629	$2,000	$1.23	15d	1	1.43mi
165 Park Ridge Ct Athens, GA	2.0	1.5	1150	$995	$0.87	15d	1	1.44mi
1585 Cedar Shoals Dr Athens, GA	4.0	4.0	1711	$2,200	$1.29	45d	1	1.50mi

Listing history 14 events

1. 2026-06-14
   statusdays on market $217,500 Pending 30 DOM
2. 2026-06-13
   days on market $217,500 Active 29 DOM
3. 2026-06-10
   days on market $217,500 Active 27 DOM
4. 2026-06-09
   days on market $217,500 Active 26 DOM
5. 2026-06-08
   days on market $217,500 Active 25 DOM
6. 2026-06-07
   days on market $217,500 Active 24 DOM
7. 2026-06-02
   days on market $217,500 Active 19 DOM
8. 2026-06-01
   days on market $217,500 Active 18 DOM
9. 2026-05-31
   days on market $217,500 Active 17 DOM
10. 2026-05-30
    days on market $217,500 Active 16 DOM
11. 2026-05-14
    listed $217,500 Active 505-char remark
12. 2026-05-02
    listed $217,500 Active 712-char remark

    Show marketing remark (712 chars)

    This house is an "as is" sale" Currently leased until the end of July. Tenants have been given the right to leave as soon as they find another place to move to, but at the latest they will be out by July 31. The house has a huge fenced yard and a huge screen porch on the back of the house accessible through the kitchen door. Hardwood floors throughout the house. Full bath in hall and 1/2 bath in master bedroom. Separate formal dining room. Large living room. Additional room off living room that is a carport converted into a room that can be a forth bedroom or family room. House has many possibilities. Nice neighborhood and close to banks, Lowes and many restaurants and fast food places.

13. 2025-10-31
    historical
14. 2025-04-22
    listed $235,000

ⓘ 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: $2,387 · $199/mo
• Projected year-2 tax: $2,387 · $199/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $20,797
• − Mortgage interest: −$12,183
• − Property taxes: −$2,387
• − Insurance: −$1,088
• − Repairs & maintenance: −$1,664
• − Management: −$1,664
• − Depreciation: −$6,327
• Taxable loss: −$4,515
• Est. tax savings @ 24.0%: +$1,084
• After-tax cash flow: $352/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

-7.4% since first listed

6 events — show timeline

• 2026-06-13 Pending — Hive MLS
• 2026-05-22 Contingent — Hive MLS
• 2026-05-14 Listed $217,500 Hive MLS
• 2026-05-02 Listed $217,500 Hive MLS
• 2025-10-31 Listing Removed — Hive MLS
• 2025-04-22 Listed $235,000 Hive MLS

Property tax history

+9.9%/yr

Latest (2025): $2,387 · -0.3% YoY. Source: county tax records.