355 Camelot Dr · Athens-Clarke County unified government (balance), GA 30607

$177,000

3 bd · 1.5 ba · 1,081 sqft · SingleFamily public records · 18 Days on market

Built 1965 0.76 ac lot Est $245k · 28% 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 +16.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.2/10.0
• 1% rule +4.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Key facts

• 0.76 acre lot
• Built 1965
• Listed 18 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $177k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $161k (8.8% below list).
• Recommended offer: $161k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 3.4% 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.
• Zoned schools: Whitehead Road Elementary School (math 20% / reading 21%, grade F, #860 of 1,228 statewide, top 70%, 691 students, 83% FRL); Burney-Harris-Lyons Middle School (math 19% / reading 23%, grade F, #342 of 470 statewide, top 73%, 728 students, 83% FRL); Clarke Central High School (math 15% / reading 24%, grade F, #238 of 424 statewide, top 57%, 1,836 students, 83% FRL).
• Market conditions: 91 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 18 days — a 2% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $58k; list at $177k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $161,352 (8.8% 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. 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: 0.91% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.79%
• DSCR: 1.12
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $245,387
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Lavender Road Rd	0.53mi	3/2.0	1,050 (-3%)	3mo	$249,900	$238	66
325 Edgewood Dr Dr	0.45mi	2/1.0 (-1)	1,110 (+3%)	3mo	$250,000	$225	65
120 Whitehead Ter E	0.64mi	3/1.5	1,116 (+3%)	1mo	$265,000	$237	64
154 Mcleroy Dr	0.33mi	3/2.0	1,189 (+10%)	3mo	$279,000	$235	63
574 Whitehead Rd	0.42mi	3/1.0	1,173 (+8%)	2mo	$258,000	$220	63
235 Round Table Rd	0.22mi	3/2.0	1,225 (+13%)	5mo	$288,000	$235	61
545 Roberts Rd	0.29mi	3/2.0	1,200 (+11%)	6mo	$265,000	$221	61
150 Whitehead Ter E	0.70mi	3/2.0	1,107 (+2%)	2mo	$251,000	$227	60
105 Round Table Ct	0.23mi	3/2.0	1,215 (+12%)	9mo	$275,000	$226	59
149 Caroline Ave	0.41mi	3/2.0	1,215 (+12%)	1mo	$339,000	$279	58
102 Whitehead Cir	0.59mi	2/1.0 (-1)	1,130 (+4%)	6mo	$224,500	$199	53
100 Whitehead Ter E	0.61mi	2/1.5 (-1)	1,162 (+8%)	3mo	$227,500	$196	51

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.57×
• Total profit: $-21,369
• Equity at exit: $26,391

10-year hold

• IRR: -2.8%
• Equity multiple: 0.81×
• Total profit: $-9,232
• Equity at exit: $15,304

Cash invested: $49,560 (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 30607

• Home prices YoY: -22.9%
• Active inventory: 91
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,614 high
• Mortgage (P&I): −$928
• Tax from tax record: −$158 /mo · $1,892/yr
• Insurance: −$74
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $115

Break-even live

Break-even rent $1,468

Max offer price $177,000

Occupancy floor 88%

Sensitivity live

Price	-10% $215	-5% $165	+0% $115	+5% $65	+10% $15
Rent	-10% $-12	-5% $51	+0% $115	+5% $179	+10% $243
Rate	-1.0pp $204	-0.5pp $160	base $115	+0.5pp $69	+1.0pp $23

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: $44,250
• Closing costs: $5,310
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
135 Lillian Dr Athens, GA	3.0	2.0	1430	$1,500	$1.05	45d	1	0.42mi
330 Edgewood Dr Athens, GA	2.0	1.0	957	$1,150	$1.20	45d	1	0.45mi
150 Bel Air Dr Athens, GA	3.0	2.0	1369	$2,195	$1.60	45d	1	0.48mi
102 Whitehead Ter E Athens, GA	3.0	1.5	1416	$1,900	$1.34	23d	1	0.62mi
110 Addison Rd Athens, GA	1.0–3.0	1.0–2.0	995	$2,180	$2.19	15d	22	0.68mi
105 Whitehead Rd Athens, GA	2.0	2.5	1088	$1,650	$1.52	15d	1	0.73mi
183 Vaughn Rd Athens, GA	2.0	1.0	700	$1,200	$1.71	15d	1	1.06mi
127 Lake Pl Athens, GA	2.0	1.0	986	$1,050	$1.06	23d	1	1.10mi
195 Michele Dr Unit 197 Athens, GA	2.0	1.0	986	$1,050	$1.06	23d	1	1.14mi
200 Michele Dr Athens, GA	2.0	1.0	986	$1,050	$1.06	23d	1	1.14mi
112 Lake Ct Unit 114 Athens, GA	2.0	1.0	986	$1,050	$1.06	23d	1	1.18mi
121 Lake Dr Athens, GA	2.0	1.0	986	$1,050	$1.06	23d	1	1.21mi
888 Horizon Blvd Athens, GA	1.0–2.0	1.0–2.0	1066	$1,795	$1.68	45d	1	1.22mi
115 Lake Dr Athens, GA	2.0	1.0	986	$1,050	$1.06	23d	1	1.22mi
110 Michele Dr Athens, GA	2.0	1.0	986	$1,050	$1.06	23d	1	1.23mi
113 Michele Dr Athens, GA	2.0	1.0	986	$1,050	$1.06	23d	1	1.25mi
180 Chalfont Ln Unit 6 Athens, GA	2.0	1.5	1000	$1,250	$1.25	45d	1	1.25mi
119 Michele Pl Athens, GA	2.0	1.0	986	$1,050	$1.06	23d	1	1.25mi
305 Lorien Way Athens, GA	3.0	2.5	1336	$2,000	$1.50	15d	1	1.25mi
345 Lorien Way Athens, GA	3.0	2.5	1336	$1,950	$1.46	23d	1	1.28mi
130 Cole Manor Dr Athens, GA	2.0	1.0–1.5	705	$1,349	$1.91	15d	4	1.32mi
205 Westchester Dr Athens, GA	1.0–3.0	1.0–2.0	1100	$1,505	$1.37	45d	1	1.44mi
565 Rustwood Dr Athens, GA	2.0	2.0	1271	$1,500	$1.18	45d	1	1.44mi
195 Lavender Lakes Dr Athens, GA	3.0	2.0	1148	$1,450	$1.26	45d	1	1.45mi
105 Westchester Dr Athens, GA	2.0	2.5	1206	$1,825	$1.51	45d	2	1.47mi
105 Westchester Dr Athens, GA	2.0	2.5	1206	$1,675	$1.39	15d	3	1.47mi
197 Lavender Lakes Dr Athens, GA	2.0	2.0	988	$1,300	$1.32	45d	1	1.49mi

Listing history 4 events

1. 2026-01-06
   status Pending
2. 2026-01-01
   price $177,000
3. 2025-12-19
   listed $206,000 Active
4. 1998-05-13
   soldstatus $57,500

ⓘ 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: $1,892 · $158/mo
• Projected year-2 tax: $1,892 · $158/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 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: $19,362
• − Mortgage interest: −$9,915
• − Property taxes: −$1,892
• − Insurance: −$885
• − Repairs & maintenance: −$1,549
• − Management: −$1,549
• − Depreciation: −$5,149
• Taxable loss: −$1,577
• Est. tax savings @ 24.0%: +$378
• After-tax cash flow: $1,759/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): 10,700
• Household income: $65,361
• Rent vs Own: 30.0% rent · 70.0% own
• Severe rent burden: 175.0

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 0.69)
• Race & ethnicity: White 43% Black 30% Hispanic / Latino 19% Two or more races 14%
• Hispanic origin (detail): Mexican 17%
• Common ancestry: Lithuanian 2% Italian 2% Slovak 2%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 18% 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: ▼ -79.54%
• Current HPI: 267.8527
• Rent YoY: —
• 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

+207.8% since first listed

4 events — show timeline

• 2026-01-06 Pending — Hive MLS
• 2026-01-01 Price Changed $177,000 Hive MLS
• 2025-12-19 Listed $206,000 Hive MLS
• 1998-05-13 Sold (Public Records) $57,500 Public Records

Property tax history

+9.1%/yr

Latest (2025): $1,892 · +11.8% YoY. Source: county tax records.