160 Macon Ave · Athens-Clarke County unified government (balance), GA 30601

$150,000

2 bd · 1.0 ba · 822 sqft · SingleFamily public records · 14 Days on market

Built 1915 5,227 sqft lot Est $230k · 35% under

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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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.4/10.0
• 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

Listing remarks MLS

Appointment required for viewing. This home offers a unique opportunity for investors. The home has been vacant for a number of years and is in need of repair. Environmental testing has been completed and the interior has been gutted. Sellers have also had a fresh survey completed and this is available upon request. Take special care when walking through the home, as some of the floors are damaged. DO NOT ENTER THIS HOME WITHOUT PERMISSION. An appointment is required for viewing. Call your agent today!

Key facts

• 5,227 sq ft lot
• Built 1915
• Listed 13 days

Property features AI

Finance

• Other: Subdivision: New Town; Directions available to the property

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story; Zoning: RS-8
• Construction: Concrete perimeter foundation; Other construction materials
• Exterior features: Composition roof

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (on the main level)
• Heating & cooling: No heating; No cooling
• Interior features: Main level laundry not present

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.5% 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.
• 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); 61% 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 $1,567/mo this rent would consume 48% 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 $1k of loan paydown is wiped out by about $4k 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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 3y 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 $110k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,000

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.04% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.87%
• DSCR: 1.35
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $230,160
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Cherry Ln	0.64mi	3/2.0 (+1)	936 (+14%)	22mo	$262,250	$280	20

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-5,406
• Equity at exit: $22,365

10-year hold

• IRR: 7.2%
• Equity multiple: 1.56×
• Total profit: $23,519
• Equity at exit: $12,969

Cash invested: $42,000 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,567 high
• Mortgage (P&I): −$787
• Tax from tax record: −$113 /mo · $1,361/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $276

Break-even live

Break-even rent $1,218

Max offer price $150,000

Occupancy floor 77%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
285 Savannah Ave Athens, GA	2.0	1.0	899	$1,400	$1.56	44d	1	0.21mi
270 Barber St Athens, GA	2.0	1.0	818	$1,375	$1.68	44d	1	0.40mi
175 Tracy St Athens, GA	1.0–2.0	1.0–2.5	787	$2,200	$2.79	21d	1	0.48mi
263 Barrow St Unit B Athens, GA	1.0	1.0	532	$1,100	$2.07	21d	1	0.49mi
645 Boulevard Athens, GA	2.0	1.0	818	$1,295	$1.58	44d	1	0.64mi
100 Prince Ave Athens, GA	1.0	1.0	742	$1,755	$2.37	44d	11	0.67mi
211 North Ave Athens, GA	2.0	2.0	826	$1,700	$2.06	21d	4	0.71mi
586 Franklin St Unit 11 Athens, GA	1.0	1.0	800	$1,195	$1.49	44d	1	0.82mi
478 Ruth St Unit B Athens, GA	2.0	2.0	1000	$1,650	$1.65	44d	1	0.83mi
269 N Hull St #202 Athens, GA	1.0	1.0	638	$1,800	$2.82	21d	1	0.84mi
231 Nacoochee Ave Athens, GA	1.0	1.0	700	$1,550	$2.21	13d	1	0.86mi
125 Berlin St Athens, GA	2.0	2.0	1000	$1,350	$1.35	44d	9	0.88mi
125 Berlin St Athens, GA	2.0	2.0	980	$1,338	$1.36	21d	3	0.88mi
115 Berlin St Unit 217 Athens, GA	2.0	2.0	950	$1,325	$1.39	44d	1	0.89mi
115 Berlin St Unit C12 Athens, GA	2.0	2.0	1050	$1,375	$1.31	21d	1	0.89mi
131 E Broad St Athens, GA	1.0	1.0	534	$1,188	$2.22	13d	2	0.90mi
270 Strickland Ave Athens, GA	2.0	2.0–2.5	1120	$1,395	$1.25	44d	1	0.91mi
270 Strickland Ave Athens, GA	2.0	2.0–2.5	1120	$1,395	$1.25	44d	2	0.91mi
400 E Clayton St Unit 13 Athens, GA	2.0	2.0	1100	$1,950	$1.77	21d	1	0.92mi
400 E Clayton St Unit 16 Athens, GA	2.0	2.0	715	$1,750	$2.45	44d	1	0.92mi
170 Griffeth St Unit B Athens, GA	2.0	1.0	602	$1,250	$2.08	44d	1	0.94mi
537 Fourth St Athens, GA	2.0	1.0	900	$1,200	$1.33	44d	1	0.99mi
191 Water Oak St Athens, GA	2.0	1.0	900	$1,650	$1.83	44d	1	1.00mi
291 S Finley St Athens, GA	1.0	1.0	600	$1,022	$1.70	44d	1	1.06mi
385 Creek Stone Ct Athens, GA	2.0	2.0	980	$1,365	$1.39	13d	11	1.12mi
329 Dearing St Athens, GA	1.0–2.0	1.0	795	$1,300	$1.64	44d	1	1.13mi
274 N Rocksprings St Athens, GA	3.0	2.0	1030	$2,200	$2.14	44d	1	1.22mi
188 Williams St Unit 16 Athens, GA	2.0	2.5	1072	$1,500	$1.40	44d	1	1.26mi
198 Old Hull Rd Athens, GA	1.0–3.0	1.0–2.0	926	$1,041	$1.12	13d	5	1.27mi
394 S Pope St Unit 4 Athens, GA	1.0	1.0	800	$1,225	$1.53	44d	1	1.30mi
389 S Pope St Athens, GA	2.0	1.0	800	$2,800	$3.50	44d	1	1.31mi
1688 Prince Ave Athens, GA	2.0	1.0	928	$1,525	$1.64	44d	1	1.37mi
723 Baxter St Athens, GA	2.0	1.5	815	$1,250	$1.53	13d	1	1.43mi
205 Old Hull Rd Athens, GA	2.0	2.0	1058	$1,349	$1.28	44d	1	1.44mi
105 Oak Hill Dr Athens, GA	1.0–3.0	1.0–2.0	1097	$1,594	$1.45	13d	13	1.44mi
700 Fourth St Athens, GA	2.0	1.5	1000	$1,300	$1.30	21d	10	1.45mi

Listing history 12 events

1. 2026-06-19
   days on market $150,000 Active 14 DOM
2. 2026-06-18
   days on market $150,000 Active 13 DOM
3. 2026-06-17
   days on market $150,000 Active 12 DOM
4. 2026-06-16
   days on market $150,000 Active 11 DOM
5. 2026-06-15
   days on market $150,000 Active 10 DOM
6. 2026-06-14
   days on market $150,000 Active 8 DOM
7. 2026-06-13
   days on market $150,000 Active 7 DOM
8. 2026-06-10
   days on market $150,000 Active 5 DOM
9. 2026-06-09
   days on market $150,000 Active 4 DOM
10. 2026-06-08
    days on market $150,000 Active 3 DOM
11. 2026-06-07
    remarks 507-char remark
12. 2026-06-07
    listed $150,000 Active 2 DOM

ⓘ 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: $1,361 · $113/mo
• Projected year-2 tax: $1,380 · $115/mo
• Expected delta: +$19/yr (+$2/mo · 1.4%)

ⓘ 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,807
• − Mortgage interest: −$8,402
• − Property taxes: −$1,361
• − Insurance: −$750
• − Repairs & maintenance: −$1,505
• − Management: −$1,505
• − Depreciation: −$4,364
• Taxable income: $921
• Est. tax owed @ 24.0%: −$221
• After-tax cash flow: $3,086/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

+36.4% since first listed

13 events — show timeline

• 2026-06-05 Listed $150,000 GAMLS
• 2026-06-05 Listed $150,000 Hive MLS
• 2025-08-29 Listing Removed — GAMLS
• 2025-08-28 Listing Removed — Hive MLS
• 2025-02-25 Listed $189,500 Hive MLS
• 2025-02-25 Listed $189,500 GAMLS
• 2024-02-01 Sold (Public Records) $110,000 Public Records
• 2024-01-30 Sold (MLS) $110,000 FMLS
• 2024-01-30 Sold (MLS) $110,000 GAMLS
• 2023-09-08 Pending — GAMLS
• 2023-09-08 Contingent — FMLS
• 2023-09-07 Listed $110,000 FMLS
• 2023-09-07 Listed $110,000 GAMLS

Property tax history

+6.6%/yr

Latest (2025): $1,361 · -0.4% YoY. Source: county tax records.