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

$190,000

3 bd · 1.0 ba · 1,507 sqft · SingleFamily public records · 91 Days on market

Built 1936 0.38 ac lot Est $294k · 35% under ↓ 24% since listing

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Why this score? — see what drove the B- 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 +26.7/30.0
• ARV discount +15.0/15.0
• DSCR +9.2/10.0
• 1% rule +6.7/10.0
• 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

3 bedroom 2 bath home located in Athens GA! Perfect for a first time home buyer or college student. Close to Downtown and easy access to loop 10.

Key facts

• 0.38 acre lot
• Built 1936
• Listed 91 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $513 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 B — 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: Gaines Elementary School (math 8% / reading 8%, grade F, #1,125 of 1,228 statewide, top 93%, 518 students, 83% FRL); Hilsman Middle School (math 12% / reading 22%, grade F, #381 of 470 statewide, top 82%, 628 students, 83% FRL); Cedar Shoals High School (1,443 students, 83% FRL).
• 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); 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 $2,215/mo this rent would consume 68% 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 $6k 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.
• 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 $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1936 — 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: 1.17% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.58%
• DSCR: 1.52
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $293,865
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
355 Arch St	0.10mi	3/2.5	1,531 (+2%)	20mo	$344,000	$225	70
626 Vine St	0.11mi	3/2.0	1,356 (-10%)	11mo	$255,000	$188	65
170 Royal Ct	0.34mi	3/2.0	1,365 (-9%)	3mo	$235,000	$172	62
250 Fairview St	0.33mi	3/2.0	1,380 (-8%)	8mo	$210,000	$152	60
1965 Hollis St	0.72mi	3/2.0	1,541 (+2%)	2mo	$304,000	$197	57
263 Arch St	0.35mi	3/3.0	1,672 (+11%)	1mo	$325,500	$195	57
166 Inglewood Ave	0.42mi	3/1.0	1,332 (-12%)	7mo	$190,000	$143	55
155 Cone Dr	0.14mi	4/1.5 (+1)	1,296 (-14%)	11mo	$225,000	$174	54
1294 E Broad St	0.57mi	3/2.0	1,507 (0%)	20mo	$410,000	$272	53
366 Washington Dr	0.70mi	4/2.0 (+1)	1,541 (+2%)	10mo	$280,000	$182	47
136 Herman St #C	0.60mi	3/3.0	1,450 (-4%)	18mo	$327,500	$226	42
231 S Poplar St	0.58mi	4/2.0 (+1)	1,689 (+12%)	9mo	$375,000	$222	36

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $3,828
• Equity at exit: $28,330

10-year hold

• IRR: 12.3%
• Equity multiple: 2.00×
• Total profit: $53,455
• Equity at exit: $16,428

Cash invested: $53,200 (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: 7.1×

Monthly cashflow live

• Estimated rent: $2,215 high
• Mortgage (P&I): −$996
• Tax from tax record: −$161 /mo · $1,936/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $513

Break-even live

Break-even rent $1,566

Max offer price $190,000

Occupancy floor 72%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
354 Arch St Athens, GA	2.0	3.0	1848	$1,695	$0.92	43d	1	0.12mi
354 Arch St Unit 302 Athens, GA	2.0	2.5	1800	$1,695	$0.94	43d	1	0.12mi
1734 E Broad St Unit A Athens, GA	4.0	2.0	1500	$2,060	$1.37	43d	1	0.22mi
122 Head St Athens, GA	4.0	4.5	1736	$3,200	$1.84	43d	1	0.28mi
123 Head St Athens, GA	4.0	4.5	1736	$3,000	$1.73	13d	1	0.28mi
121 Head St Athens, GA	4.0	4.5	1736	$3,200	$1.84	13d	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	43d	1	0.48mi
1295 E Broad St Unit C3 Athens, GA	2.0	2.0	1531	$2,200	$1.44	43d	1	0.54mi
540 N Peter St Athens, GA	4.0	2.0	1492	$2,100	$1.41	43d	1	0.57mi
75 Arch St Athens, GA	2.0	2.0	1134	$1,800	$1.59	21d	1	0.59mi
290 Appleby Dr Athens, GA	2.0	2.0–2.5	1206	$1,625	$1.35	13d	2	0.60mi
120 Hillside St Athens, GA	3.0	2.0	1727	$2,400	$1.39	43d	1	0.78mi
160 Indiana Ave Athens, GA	3.0	3.0	1050	$1,950	$1.86	43d	1	0.78mi
188 Williams St Unit 16 Athens, GA	2.0	2.5	1072	$1,500	$1.40	43d	1	0.91mi
805 E Broad St Athens, GA	4.0	4.0–4.5	1628	$975	$0.60	43d	5	0.92mi
428 First St Unit A Athens, GA	3.0	3.0	1164	$2,150	$1.85	13d	1	1.07mi
490 Barnett Shoals Rd Athens, GA	3.0	3.0	1444	$2,212	$1.53	13d	1	1.13mi
490 Barnett Shoals Rd Athens, GA	2.0–3.0	2.0–3.0	1298	$2,325	$1.79	43d	4	1.13mi
265 Rosa Nell Howard St Athens, GA	3.0	2.5	1254	$2,100	$1.67	43d	1	1.15mi
400 E Clayton St Unit 17 Athens, GA	3.0	2.0	2000	$705	$0.35	43d	1	1.18mi
400 E Clayton St Unit 13 Athens, GA	2.0	2.0	1100	$1,950	$1.77	21d	1	1.18mi
115 Berlin St Unit C12 Athens, GA	2.0	2.0	1050	$1,375	$1.31	21d	1	1.22mi
270 Strickland Ave Athens, GA	2.0	2.0–2.5	1120	$1,395	$1.25	44d	2	1.24mi
270 Strickland Ave Athens, GA	2.0	2.0–2.5	1120	$1,395	$1.25	43d	1	1.24mi
492 N Thomas St Unit NT482 Athens, GA	3.0	3.0	1500	$2,900	$1.93	43d	1	1.25mi
125 Berlin St Athens, GA	2.0	2.0	1000	$1,350	$1.35	43d	9	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	13d	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	43d	1	1.46mi
105 Oak Hill Dr Athens, GA	1.0–3.0	1.0–2.0	1097	$1,809	$1.65	13d	13	1.47mi
930 S Barnett Shoals Rd Unit 1606 Athens, GA	2.0	2.5	1116	$1,300	$1.16	43d	1	1.47mi
1035 Barnett Shoals Rd Athens, GA	2.0–3.0	2.5–3.0	1287	$2,250	$1.75	13d	2	1.48mi
1035 Barnett Shoals Rd Athens, GA	3.0	3.0	1406	$2,075	$1.48	43d	2	1.48mi

Listing history 3 events

1. 2026-04-23
   status Under Contract
2. 2026-02-09
   price $190,000
3. 2026-01-14
   listed $250,000 New

ⓘ 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: $1,936 · $161/mo
• Projected year-2 tax: $1,936 · $161/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: $26,586
• − Mortgage interest: −$10,643
• − Property taxes: −$1,936
• − Insurance: −$950
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$5,527
• Taxable income: $3,276
• Est. tax owed @ 24.0%: −$786
• After-tax cash flow: $5,374/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

-24.0% since first listed

3 events — show timeline

• 2026-04-23 Pending — GAMLS
• 2026-02-09 Price Changed $190,000 GAMLS
• 2026-01-14 Listed $250,000 GAMLS

Property tax history

+15.5%/yr

Latest (2025): $1,936 · +5.6% YoY. Source: county tax records.