125 Cone Dr · Athens-Clarke County unified government (balance), GA 30601

$275,000

4 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 21 Days on market

Built 1965 10,742 sqft lot $212/sqft · 22% above area Est $225k · 22% over

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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).

• Cash flow +19.9/30.0
• DSCR +6.3/10.0
• 1% rule +4.3/10.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

125 Cone Drive is located near Downtown Athens and now flaunts fresh exterior paint, new windows, and newly built front and back decks that give it a crisp, modern look. Step inside and the transformation continues - sleek LVP flooring, remodeled bathrooms, updated lighting and new doors. The kitchen shines with new cabinetry, countertops, and stainless-steel appliances. The improvements extend well beyond the cosmetic with a new HVAC system, water heater, and mini-split unit for added comfort and peace of mind. Two driveways mean easy, off-street parking for occupants and guests. If you're looking for a stylish, thoughtfully renovated home, this is the one.

Key facts

• New doors
• Sleek lvp flooring
• Updated lighting

Tags

• FRESH EXTERIOR PAINT
• NEW WINDOWS
• SLEEK LVP FLOORING
• REMODELED BATHROOMS
• UPDATED LIGHTING
• NEW DOORS

Property features AI

Finance

• Other: Zoning: RS-5

Exterior

• Parking: Garage; RV access/parking; Off-street parking; Kitchen-level parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story
• Construction: Brick construction; Block foundation; Built year: not provided
• Exterior features: Composition roof

Interior

• Kitchen: Dishwasher; Oven; Range; Electric water heater
• Bedrooms: Bedrooms: information not provided
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Recessed lighting; Wood-burning fireplace in the master bedroom
• Laundry & utility: Laundry room (other features not specified)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (7.3% below list).
• Recommended offer: $255k (7.3% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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 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.
• Market conditions: Rents rising (+3.9%/yr); 115 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 48% 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 $2,550/mo this rent would consume 78% 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 $8k 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 21 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 6 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.
• Current owner paid $120k; list at $275k implies a 129% gain — meaningful room to come down on a strong offer.

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 $254,967 (7.3% below list)

Questions for the listing agent

1. Built in 1965 — 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. 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?
4. 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.
5. 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.
6. 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: 0.93% ✗
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 9.0

CMA / ARV

• ARV (median comp): $224,698
• List price: $275,000
• Delta: 24.61%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
155 Cone Dr	0.03mi	4/1.5	1,296 (0%)	11mo	$225,000	$174	88
111 N Dublin St	0.29mi	4/1.0	1,272 (-2%)	6mo	$105,000	$83	78
626 Vine St	0.11mi	3/2.0 (-1)	1,356 (+5%)	11mo	$255,000	$188	69
704 Branch St	0.39mi	3/2.0 (-1)	1,260 (-3%)	3mo	$140,000	$111	66
125 Martin Ct	0.39mi	3/2.0 (-1)	1,269 (-2%)	8mo	$259,990	$205	63
195 Derby St	0.30mi	3/2.0 (-1)	1,188 (-8%)	3mo	$425,000	$358	61
166 Inglewood Ave	0.53mi	3/1.0 (-1)	1,332 (+3%)	7mo	$190,000	$143	60
250 Fairview St	0.29mi	3/2.0 (-1)	1,380 (+6%)	8mo	$210,000	$152	60
315 Woodridge Cir	0.67mi	4/1.5	1,242 (-4%)	3mo	$205,000	$165	57
170 Royal Ct	0.48mi	3/2.0 (-1)	1,365 (+5%)	3mo	$235,000	$172	57
294 Moreland Ave	0.51mi	3/1.0 (-1)	1,202 (-7%)	18mo	$72,500	$60	44
136 Herman St #C	0.60mi	3/3.0 (-1)	1,450 (+12%)	18mo	$327,500	$226	24

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-21,128
• Equity at exit: $41,003

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $17,933
• Equity at exit: $23,777

Cash invested: $77,000 (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: 9.0×

Monthly cashflow live

• Estimated rent: $2,550 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$123 /mo · $1,476/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $335

Break-even live

Break-even rent $2,126

Max offer price $275,000

Occupancy floor 82%

Sensitivity live

Price	-10% $490	-5% $412	+0% $335	+5% $257	+10% $179
Rent	-10% $133	-5% $234	+0% $335	+5% $435	+10% $536
Rate	-1.0pp $473	-0.5pp $404	base $335	+0.5pp $263	+1.0pp $191

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1734 E Broad St Unit A Athens, GA	4.0	2.0	1500	$2,060	$1.37	44d	1	0.30mi
123 Head St Athens, GA	4.0	4.5	1736	$3,000	$1.73	14d	1	0.36mi
122 Head St Athens, GA	4.0	4.5	1736	$3,200	$1.84	44d	1	0.36mi
121 Head St Athens, GA	4.0	4.5	1736	$3,200	$1.84	14d	1	0.37mi
175 Arch St Athens, GA	3.0	2.5	1484	$2,250	$1.52	44d	1	0.49mi
129 N Peter St Athens, GA	4.0	2.0	1335	$2,600	$1.95	21d	1	0.49mi
540 N Peter St Athens, GA	4.0	2.0	1492	$2,100	$1.41	44d	1	0.53mi
120 Hillside St Athens, GA	3.0	2.0	1727	$2,400	$1.39	44d	1	0.78mi
160 Indiana Ave Athens, GA	3.0	3.0	1050	$1,950	$1.86	44d	1	0.82mi
805 E Broad St Athens, GA	4.0	4.0–4.5	1628	$975	$0.60	44d	5	0.95mi
428 First St Unit A Athens, GA	3.0	3.0	1164	$2,150	$1.85	14d	1	1.05mi
265 Rosa Nell Howard St Athens, GA	3.0	2.5	1254	$2,100	$1.67	44d	1	1.16mi
490 Barnett Shoals Rd Athens, GA	3.0	3.0	1444	$2,212	$1.53	14d	1	1.20mi
490 Barnett Shoals Rd Athens, GA	2.0–3.0	2.0–3.0	1298	$2,325	$1.79	44d	4	1.20mi
492 N Thomas St Unit NT482 Athens, GA	3.0	3.0	1500	$2,900	$1.93	44d	1	1.28mi
600 N Thomas St Athens, GA	3.0–5.0	3.0–5.0	1414	$1,046	$0.74	21d	31	1.29mi
145 North Ave Athens, GA	2.0–3.0	2.5–3.0	1267	$1,600	$1.26	14d	1	1.34mi
194 Strickland Ave Athens, GA	3.0	3.5	1728	$2,100	$1.22	21d	1	1.40mi
184 Strickland Ave Athens, GA	4.0	4.5	1728	$2,800	$1.62	21d	1	1.40mi
105 Oak Hill Dr Athens, GA	1.0–3.0	1.0–2.0	1097	$1,809	$1.65	14d	13	1.41mi
198 Old Hull Rd Athens, GA	1.0–3.0	1.0–2.0	926	$1,299	$1.40	14d	5	1.45mi

Listing history 25 events

1. 2026-06-19
   days on market $275,000 Active 21 DOM
2. 2026-06-18
   days on market $275,000 Active 20 DOM
3. 2026-06-17
   days on market $275,000 Active 19 DOM
4. 2026-06-16
   days on market $275,000 Active 18 DOM
5. 2026-06-15
   days on market $275,000 Active 17 DOM
6. 2026-06-14
   days on market $275,000 Active 15 DOM
7. 2026-06-13
   days on market $275,000 Active 14 DOM
8. 2026-06-10
   days on market $275,000 Active 12 DOM
9. 2026-06-09
   days on market $275,000 Active 11 DOM
10. 2026-06-08
    days on market $275,000 Active 10 DOM
11. 2026-06-07
    days on market $275,000 Active 9 DOM
12. 2026-06-02
    days on market $275,000 Active 4 DOM
13. 2026-06-01
    days on market $275,000 Active 3 DOM
14. 2026-05-31
    days on market $275,000 Active 2 DOM
15. 2026-05-30
    remarks 699-char remark
16. 2026-05-30
    statusdays on marketlisting id $275,000 Active 1 DOM
17. 2026-05-14
    historical
18. 2026-05-14
    historical
19. 2026-03-03
    listed $280,000 Active
20. 2026-03-03
    listed $280,000 New
21. 2026-02-28
    historical
22. 2026-02-28
    historical
23. 2025-11-30
    listed $285,000 New
24. 2025-11-30
    listed $285,000 Active
25. 2024-10-31
    soldstatus $120,000

ⓘ 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: $1,476 · $123/mo
• Projected year-2 tax: $2,530 · $211/mo
• Expected delta: +$1,054/yr (+$88/mo · 71.4%)

ⓘ 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 3/10 Moderate
• 🌡 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: $30,596
• − Mortgage interest: −$15,404
• − Property taxes: −$1,476
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − Depreciation: −$8,000
• Taxable loss: −$555
• Est. tax savings @ 24.0%: +$133
• After-tax cash flow: $4,147/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

+129.2% since first listed

11 events — show timeline

• 2026-05-21 Listed $275,000 GAMLS
• 2026-05-20 Listed $275,000 Hive MLS
• 2026-05-14 Listing Removed — GAMLS
• 2026-05-14 Listing Removed — Hive MLS
• 2026-03-03 Listed $280,000 GAMLS
• 2026-03-03 Listed $280,000 Hive MLS
• 2026-02-28 Listing Removed — GAMLS
• 2026-02-28 Listing Removed — Hive MLS
• 2025-11-30 Listed $285,000 GAMLS
• 2025-11-30 Listed $285,000 Hive MLS
• 2024-10-31 Sold (Public Records) $120,000 Public Records

Property tax history

+11.6%/yr

Latest (2025): $1,476 · -28.8% YoY. Source: county tax records.