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

$220,000

3 bd · 1.5 ba · 1,848 sqft · SingleFamily public records · 88 Days on market

Built 1975 10,358 sqft lot $119/sqft · 33% below area Est $328k · 33% 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 +21.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• 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

This 3 sided brick ranch home is awaiting your personal touch to bring it back to its fullest potential! This home features 3 bedrooms, 1 full bathroom, 2 half bathrooms, a separate living & dining room, a library/family room, a den/office space and laundry room. The exterior features lots of parking, including an attached garage, a carport & plenty driveway parking. This property is being SOLD As-IS and the lot is considered a nonconforming use property and structure. Please see the listing documents in the documents section of all MLSs. For any specific questions pertaining to non-conforming use please contact Athens Clarke County Planning and Zoning.

Key facts

• 0.24 acre lot
• Garage
• Built 1975

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $341 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Recommended offer: $207k (6.0% 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.
• Market conditions: Rents rising (+3.9%/yr); 115 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 58% 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 $2,270/mo this rent would consume 69% 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

• It's been on market 88 days — a 6% lower offer ($207k) 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: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $206,800 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.03% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (median comp): $327,902
• List price: $220,000
• Delta: -32.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
257 Arch St	0.37mi	4/4.0 (+1)	1,868 (+1%)	1mo	$410,000	$219	65
110 Simmons St	0.24mi	4/3.0 (+1)	1,862 (+1%)	14mo	$250,000	$134	65
263 Arch St	0.35mi	3/3.0	1,672 (-10%)	1mo	$325,500	$195	61
261 Arch St	0.36mi	4/4.0 (+1)	1,942 (+5%)	1mo	$410,000	$211	59
325 Washington Dr	0.63mi	3/2.0	1,848 (0%)	13mo	$215,000	$116	58
332 Carr St	0.63mi	3/3.0	1,872 (+1%)	6mo	$369,000	$197	57
340 Cook Dr	0.57mi	4/2.0 (+1)	1,800 (-3%)	10mo	$245,000	$136	53
115 Anderson St	0.11mi	4/3.5 (+1)	2,072 (+12%)	14mo	$323,000	$156	50
231 S Poplar St	0.57mi	4/2.0 (+1)	1,689 (-9%)	9mo	$375,000	$222	45
125 Harper St	0.40mi	4/3.5 (+1)	2,051 (+11%)	13mo	$553,000	$270	39
491 Little Oak St	0.40mi	3/3.5	2,100 (+14%)	16mo	$575,000	$274	37

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: -5.2%
• Equity multiple: 0.81×
• Total profit: $-11,934
• Equity at exit: $32,803

10-year hold

• IRR: 5.5%
• Equity multiple: 1.42×
• Total profit: $25,847
• Equity at exit: $19,022

Cash invested: $61,600 (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: 8.1×

Monthly cashflow live

• Estimated rent: $2,270 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$207 /mo · $2,481/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $341

Break-even live

Break-even rent $1,838

Max offer price $220,000

Occupancy floor 80%

Sensitivity live

Price	-10% $466	-5% $404	+0% $341	+5% $279	+10% $217
Rent	-10% $162	-5% $252	+0% $341	+5% $431	+10% $521
Rate	-1.0pp $452	-0.5pp $397	base $341	+0.5pp $284	+1.0pp $226

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
354 Arch St Athens, GA	2.0	3.0	1848	$1,695	$0.92	44d	1	0.12mi
354 Arch St Unit 302 Athens, GA	2.0	2.5	1800	$1,695	$0.94	44d	1	0.12mi
1734 E Broad St Unit A Athens, GA	4.0	2.0	1500	$2,060	$1.37	44d	1	0.22mi
122 Head St Athens, GA	4.0	4.5	1736	$3,200	$1.84	44d	1	0.28mi
123 Head St Athens, GA	4.0	4.5	1736	$3,000	$1.73	14d	1	0.28mi
121 Head St Athens, GA	4.0	4.5	1736	$3,200	$1.84	14d	1	0.30mi
129 N Peter St Athens, GA	4.0	2.0	1335	$2,600	$1.95	21d	1	0.46mi
175 Arch St Athens, GA	3.0	2.5	1484	$2,250	$1.52	44d	1	0.48mi
1295 E Broad St Unit C3 Athens, GA	2.0	2.0	1531	$2,200	$1.44	44d	1	0.54mi
540 N Peter St Athens, GA	4.0	2.0	1492	$2,100	$1.41	44d	1	0.57mi
290 Appleby Dr Athens, GA	2.0	2.0–2.5	1206	$1,625	$1.35	14d	2	0.60mi
120 Hillside St Athens, GA	3.0	2.0	1727	$2,400	$1.39	44d	1	0.78mi
805 E Broad St Athens, GA	4.0	4.0–4.5	1628	$975	$0.60	44d	5	0.92mi
490 Barnett Shoals Rd Athens, GA	3.0	3.0	1444	$2,212	$1.53	14d	1	1.13mi
490 Barnett Shoals Rd Athens, GA	2.0–3.0	2.0–3.0	1298	$2,325	$1.79	44d	4	1.13mi
265 Rosa Nell Howard St Athens, GA	3.0	2.5	1254	$2,100	$1.67	44d	1	1.15mi
400 E Clayton St Unit 17 Athens, GA	3.0	2.0	2000	$705	$0.35	44d	1	1.18mi
492 N Thomas St Unit NT482 Athens, GA	3.0	3.0	1500	$2,900	$1.93	44d	1	1.25mi
600 N Thomas St Athens, GA	3.0–5.0	3.0–5.0	1414	$944	$0.67	21d	31	1.27mi
145 North Ave Athens, GA	2.0–3.0	2.5–3.0	1267	$1,600	$1.26	14d	1	1.35mi
194 Strickland Ave Athens, GA	3.0	3.5	1728	$2,100	$1.22	21d	1	1.41mi
184 Strickland Ave Athens, GA	4.0	4.5	1728	$2,800	$1.62	21d	1	1.41mi
980 S Lumpkin St Athens, GA	3.0–4.0	3.0–4.0	1225	$1,125	$0.92	44d	1	1.46mi
105 Oak Hill Dr Athens, GA	1.0–3.0	1.0–2.0	1097	$1,809	$1.65	14d	13	1.47mi
1035 Barnett Shoals Rd Athens, GA	2.0–3.0	2.5–3.0	1287	$2,250	$1.75	14d	2	1.48mi
1035 Barnett Shoals Rd Athens, GA	3.0	3.0	1406	$2,075	$1.48	44d	2	1.48mi

Listing history 20 events

1. 2026-06-19
   days on market $220,000 Active 88 DOM
2. 2026-06-18
   days on market $220,000 Active 87 DOM
3. 2026-06-17
   days on market $220,000 Active 86 DOM
4. 2026-06-16
   days on market $220,000 Active 85 DOM
5. 2026-06-15
   days on market $220,000 Active 84 DOM
6. 2026-06-14
   days on market $220,000 Active 82 DOM
7. 2026-06-13
   days on market $220,000 Active 81 DOM
8. 2026-06-10
   days on market $220,000 Active 79 DOM
9. 2026-06-09
   days on market $220,000 Active 78 DOM
10. 2026-06-08
    days on market $220,000 Active 77 DOM
11. 2026-06-07
    days on market $220,000 Active 76 DOM
12. 2026-06-02
    days on market $220,000 Active 71 DOM
13. 2026-06-01
    days on market $220,000 Active 70 DOM
14. 2026-05-31
    days on market $220,000 Active 69 DOM
15. 2026-05-30
    days on market $220,000 Active 68 DOM
16. 2026-03-23
    listed $220,000 Active 674-char remark

    Show marketing remark (694 chars)

    This 3 sided brick ranch home is awaiting your personal touch to bring it back to its fullest potential! This home features 3 bedrooms, 1 full bathrrom, 2 half bathrooms, a separate living & dining room, a library/family room, a den/office space/sun room and laundry room. The exterior features lots of parking, including an attached garage, a carport & plenty driveway parking. This property is being SOLD As-IS and the lot is considered a nonconforming use property and structure. Please see the listing documents in the documents section of all MLSs. For any specific questions pertaining to non-conforming use please contact Athens Clarke County Planning and Zoning at 706-613-3515.

17. 2026-03-23
    listed $220,000 New 694-char remark

    Show marketing remark (694 chars)

    This 3 sided brick ranch home is awaiting your personal touch to bring it back to its fullest potential! This home features 3 bedrooms, 1 full bathrrom, 2 half bathrooms, a separate living & dining room, a library/family room, a den/office space/sun room and laundry room. The exterior features lots of parking, including an attached garage, a carport & plenty driveway parking. This property is being SOLD As-IS and the lot is considered a nonconforming use property and structure. Please see the listing documents in the documents section of all MLSs. For any specific questions pertaining to non-conforming use please contact Athens Clarke County Planning and Zoning at 706-613-3515.

18. 2026-03-23
    listed $220,000 Active

    Show marketing remark (694 chars)

    This 3 sided brick ranch home is awaiting your personal touch to bring it back to its fullest potential! This home features 3 bedrooms, 1 full bathrrom, 2 half bathrooms, a separate living & dining room, a library/family room, a den/office space/sun room and laundry room. The exterior features lots of parking, including an attached garage, a carport & plenty driveway parking. This property is being SOLD As-IS and the lot is considered a nonconforming use property and structure. Please see the listing documents in the documents section of all MLSs. For any specific questions pertaining to non-conforming use please contact Athens Clarke County Planning and Zoning at 706-613-3515.

19. 2026-02-26
    historical $220,000 694-char remark

    Show marketing remark (674 chars)

    This 3 sided brick ranch home is awaiting your personal touch to bring it back to its fullest potential! This home features 3 bedrooms, 1 full bathroom, 2 half bathrooms, a separate living & dining room, a library/family room, a den/office space and laundry room. The exterior features lots of parking, including an attached garage, a carport & plenty driveway parking. This property is being SOLD As-IS and the lot is considered a nonconforming use property and structure. Please see the listing documents in the documents section of all MLSs. For any specific questions pertaining to non-conforming use please contact Athens Clarke County Planning and Zoning.

20. 2026-02-26
    historical $220,000 674-char remark

    Show marketing remark (674 chars)

    This 3 sided brick ranch home is awaiting your personal touch to bring it back to its fullest potential! This home features 3 bedrooms, 1 full bathroom, 2 half bathrooms, a separate living & dining room, a library/family room, a den/office space and laundry room. The exterior features lots of parking, including an attached garage, a carport & plenty driveway parking. This property is being SOLD As-IS and the lot is considered a nonconforming use property and structure. Please see the listing documents in the documents section of all MLSs. For any specific questions pertaining to non-conforming use please contact Athens Clarke County Planning and Zoning.

ⓘ 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: $2,481 · $207/mo
• Projected year-2 tax: $2,481 · $207/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 · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $27,243
• − Mortgage interest: −$12,323
• − Property taxes: −$2,481
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,179
• − Management: −$2,179
• − Depreciation: −$6,400
• Taxable income: $580
• Est. tax owed @ 24.0%: −$139
• After-tax cash flow: $3,957/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

+0.0% since first listed

5 events — show timeline

• 2026-03-23 Listed $220,000 FMLS
• 2026-03-23 Listed $220,000 GAMLS
• 2026-03-23 Listed $220,000 Hive MLS
• 2026-02-26 Coming Soon $220,000 GAMLS
• 2026-02-26 Coming Soon $220,000 FMLS

Property tax history

+14.3%/yr

Latest (2025): $2,481 · +165.6% YoY. Source: county tax records.