250 Valleybrook Dr · Athens-Clarke County unified government (balance), GA 30606

$150,000

3 bd · 2.0 ba · 1,671 sqft · SingleFamily public records · 1 Days on market

Built 1972 0.51 ac lot

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• 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

U/C prior to publishing.

Key facts

• 0.51 acre lot
• Built 1972

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residential home; One-story
• Construction: Brick construction
• Exterior features: Lot approximately 0.51 acres; Located in the Forest Heights subdivision; Driving directions available from Ogelthorpe Ave to Valleybrook

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: Electric water heater
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $370 ($4k/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 9.3% 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 (+1.6%/yr); 317 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).
• This rent runs 36% of the median local income ($63k/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 $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 1 days on market — expect competitive offers; lowballing is unlikely to land.

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 $150,000

Questions for the listing agent

1. Built in 1972 — 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: 1.26% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.58%
• DSCR: 1.47
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $355,923
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
250 Valleybrook Dr	0.00mi	3/2.0	1,671 (0%)	1mo	$150,000	$90	100
210 Valleybrook Dr	0.09mi	3/2.5	1,780 (+6%)	8mo	$490,000	$275	77
255 Hampton Park Dr	0.55mi	3/2.0	1,686 (+1%)	8mo	$359,000	$213	66
125 Hampton Park Dr	0.63mi	3/2.0	1,655 (-1%)	5mo	$310,000	$187	65
150 Breckenridge Ln	0.28mi	3/2.0	1,508 (-10%)	7mo	$372,000	$247	65
108 Elder Rd	0.47mi	3/2.5	1,618 (-3%)	16mo	$374,000	$231	57
655 Rivermont Rd	0.61mi	4/2.0 (+1)	1,580 (-5%)	2mo	$380,000	$241	56
115 Westchester Circle Cir	0.45mi	4/3.0 (+1)	1,524 (-9%)	0mo	$250,000	$164	55
115 Davis Pl	0.63mi	2/1.5 (-1)	1,720 (+3%)	6mo	$238,000	$138	54
101 Berkeshire Ct	0.51mi	4/2.0 (+1)	1,746 (+4%)	16mo	$358,000	$205	50
240 Pine Forest Dr	0.34mi	3/2.0	1,428 (-14%)	14mo	$350,350	$245	48

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-3,306
• Equity at exit: $22,365

10-year hold

• IRR: 5.9%
• Equity multiple: 1.41×
• Total profit: $17,206
• 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 30606

• Rents YoY: 1.6%
• Active inventory: 317
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,887 high
• Mortgage (P&I): −$787
• Tax from tax record: −$271 /mo · $3,255/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $370

Break-even live

Break-even rent $1,418

Max offer price $150,000

Occupancy floor 75%

Sensitivity live

Price	-10% $455	-5% $413	+0% $370	+5% $328	+10% $285
Rent	-10% $221	-5% $296	+0% $370	+5% $445	+10% $519
Rate	-1.0pp $446	-0.5pp $408	base $370	+0.5pp $331	+1.0pp $292

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 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Westchester Dr Athens, GA	2.0	2.5	1206	$1,825	$1.51	44d	2	0.29mi
105 Westchester Dr Athens, GA	2.0	2.5	1206	$1,675	$1.39	14d	3	0.29mi
205 Westchester Dr Athens, GA	1.0–3.0	1.0–2.0	1100	$1,505	$1.37	44d	1	0.35mi
600 Mitchell Bridge Rd #1 Athens, GA	2.0	2.5	1275	$1,900	$1.49	44d	1	0.44mi
255 Ferncliff Dr Athens, GA	3.0	2.0	1215	$1,995	$1.64	22d	1	0.48mi
260 Sherwood Dr Athens, GA	3.0	1.5	1186	$1,700	$1.43	44d	1	0.55mi
888 Horizon Blvd Athens, GA	1.0–2.0	1.0–2.0	1066	$1,795	$1.68	44d	1	0.58mi
700 Mitchell Bridge Rd Athens, GA	1.0–2.0	1.0–2.0	1121	$1,537	$1.37	14d	7	0.78mi
2505 W Broad St Athens, GA	2.0–3.0	2.0	1370	$2,300	$1.68	14d	5	1.01mi
150 Chateau Ter Athens, GA	1.0–3.0	1.0–2.0	970	$1,527	$1.57	14d	12	1.08mi
355 The Preserve Dr Athens, GA	1.0–3.0	1.0–2.0	1166	$2,010	$1.72	22d	3	1.10mi
173 Russell Way Athens, GA	4.0	2.5	2218	$2,224	$1.00	44d	1	1.11mi
195 Sycamore Dr Athens, GA	1.0–3.0	1.0–2.0	909	$1,425	$1.57	14d	8	1.18mi
290 Sunset Dr Athens, GA	3.0	1.0	1152	$1,800	$1.56	44d	1	1.28mi
255 The Preserve Dr Athens, GA	1.0–4.0	1.0–4.0	1036	$1,126	$1.09	14d	7	1.28mi
132 Wood Lake Dr Athens, GA	1.0–2.0	1.0–2.0	900	$1,625	$1.81	14d	6	1.32mi
210 Brittany Pointe Ln Athens, GA	4.0	2.0	2000	$3,200	$1.60	22d	1	1.44mi
125 Wood Lake Dr #208 Athens, GA	3.0	2.0	1680	$1,700	$1.01	22d	1	1.45mi
150 The Preserve Dr #1 Athens, GA	2.0	3.0	1856	$2,077	$1.12	22d	1	1.46mi
150 The Preserve Dr Unit 13A Athens, GA	2.0	2.5	1690	$1,795	$1.06	14d	1	1.46mi
150 The Preserve Dr Unit 9C Athens, GA	2.0	2.5	1501	$2,049	$1.37	22d	1	1.46mi
150 The Preserve Dr Athens, GA	2.0	2.5	1720	$2,076	$1.21	22d	2	1.46mi
150 The Preserve Dr Athens, GA	2.0	2.5	1720	$2,037	$1.18	14d	2	1.46mi
317 Epps Bridge Rd Athens, GA	2.0	1.0	1760	$1,250	$0.71	22d	1	1.47mi
315 Epps Bridge Rd Athens, GA	2.0	1.0	1760	$1,150	$0.65	22d	1	1.49mi

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-24
   listed $150,000 Active

ⓘ 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: $3,255 · $271/mo
• Projected year-2 tax: $3,255 · $271/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 1/10 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: $22,642
• − Mortgage interest: −$8,402
• − Property taxes: −$3,255
• − Insurance: −$750
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − Depreciation: −$4,364
• Taxable income: $2,248
• Est. tax owed @ 24.0%: −$540
• After-tax cash flow: $3,903/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

2 events — show timeline

• 2026-04-29 Pending — Hive MLS
• 2026-04-24 Listed $150,000 Hive MLS

Property tax history

+12.8%/yr

Latest (2025): $3,255 · +5.3% YoY. Source: county tax records.