196 Scandia Cir · Athens-Clarke County unified government (balance), GA 30605

$135,000

2 bd · 2.0 ba · 1,172 sqft · Condo · 18 Days on market

Built 1970 Poor condition

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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 +12.5/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• DSCR +3.7/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Schools +1.6/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON THE MARKET!! -- SECOND LEVEL BOASTS SPACIOUS 2 BD/ 2 BTH - INSIDE THE IN-TOWN COMMUNITY WHERE GATED ENTRY AND MAINTENANCE IS A MUST - FULL SPACIOUS LIVING ROOM, COMES w/ APPLIANCE PACKAGE- REFRIGERATOR, DISHWASHER AND STOVE . EACH BEDROOM FEATURES SPACE FOR FURNITURE AND BOTH BEDROOMS ARE COMPLETE WITH LAMINATE FLOORING. 5 MINS FROM DOWNTOWN ATHENS/UGA AND ALSO ON THE CITY BUS LINE FOR EASY TRANSPORTATION OR EVEN A WALK - TO LOCAL GROCERY, RESTAURANTS AND SHOPPING. YOU DON& apos; T WANT TO MISS THIS OPPORTUNITY IN THE HEART OF ATHENS! PICS COMING SOON!!!

Key facts

• Laminate flooring
• Local grocery
• City bus line

Tags

• GATED ENTRY
• APPLIANCE PACKAGE
• LAMINATE FLOORING
• CITY BUS LINE
• LOCAL GROCERY
• RESTAURANTS

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $135k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-19 ($-232/yr) — negative.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.1% 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 fast (+4.8%/yr); 304 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).
• This rent runs 36% of the median local income ($50k/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 $933 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

• It's been on market 18 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y ago 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 $46k; list at $135k implies a 193% 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 $132,975 (1.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.10% ✓
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 7.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.83% rent growth · sell at horizon

5-year hold

• IRR: -14.6%
• Equity multiple: 0.47×
• Total profit: $-20,145
• Equity at exit: $20,129

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-6,547
• Equity at exit: $11,672

Cash invested: $37,800 (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 30605

• Rents YoY: 4.8%
• Active inventory: 304
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,483 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA est. from 2 same-building comps: −$258
• Vacancy / Maint / Mgmt: −$311
• Net cashflow: $-19

Break-even live

Break-even rent $1,508

Max offer price $132,204

Occupancy floor 96%

Sensitivity live

Price	-10% $74	-5% $27	+0% $-19	+5% $-66	+10% $-113
Rent	-10% $-136	-5% $-78	+0% $-19	+5% $39	+10% $98
Rate	-1.0pp $49	-0.5pp $15	base $-19	+0.5pp $-54	+1.0pp $-90

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1197 Cedar Shoals Dr Athens, GA	2.0	2.5	1098	$1,250	$1.14	14d	1	0.23mi
127 Barrington Dr Athens, GA	2.0	2.5	1200	$1,275	$1.06	14d	1	0.25mi
116 Barrington Dr #4 Athens, GA	2.0	2.0	1092	$1,250	$1.14	45d	1	0.29mi
102 Barrington Dr #1 Athens, GA	2.0	2.0	1100	$1,200	$1.09	45d	1	0.37mi
113 Georgetown Cir Unit 107 B-10 Athens, GA	2.0	1.0	1000	$1,325	$1.32	22d	1	0.45mi
113 Georgetown Cir Unit 119 A-3 Athens, GA	2.0	2.0	1200	$1,475	$1.23	45d	1	0.45mi
140 Forest Rd Athens, GA	3.0	2.0	1400	$2,050	$1.46	22d	1	0.46mi
232 E Paces Dr Athens, GA	2.0	2.0	1200	$1,350	$1.12	22d	1	0.53mi
109 Oak Park Ct Athens, GA	2.0	1.5	969	$1,150	$1.19	22d	1	0.58mi
1395 Cedar Shoals Dr Athens, GA	2.0	2.5	1180	$1,250	$1.06	14d	1	0.59mi
108 Saint Andrews Ct Unit 110 Athens, GA	2.0	1.5	975	$1,125	$1.15	45d	1	0.60mi
110 Saint Andrews Ct Unit 110 Athens, GA	2.0	1.5	975	$1,150	$1.18	45d	1	0.61mi
100 Ashley Cir Athens, GA	2.0	2.0	1106	$1,249	$1.13	45d	1	0.63mi
108 Highland Park Dr Athens, GA	2.0–4.0	2.5–3.5	1605	$1,395	$0.87	14d	7	0.71mi
124 Park Ridge Ct Athens, GA	2.0	1.0	880	$1,050	$1.19	14d	1	0.79mi
220 Mark Twain Cir Athens, GA	2.0	2.0	1010	$1,350	$1.34	22d	1	0.81mi
165 Park Ridge Ct Athens, GA	2.0	1.5	1150	$995	$0.87	14d	1	0.84mi
1605 Cedar Shoals Dr Unit 1605 Athens, GA	2.0	1.0	924	$1,150	$1.24	45d	1	0.89mi
345 Research Dr Athens, GA	2.0–3.0	2.0–2.5	1449	$1,400	$0.97	22d	3	0.90mi
345 Research Dr Athens, GA	2.0–3.0	2.0–2.5	1449	$1,400	$0.97	14d	3	0.90mi
1035 Barnett Shoals Rd #1120 Athens, GA	3.0	3.0	1406	$2,250	$1.60	22d	1	0.95mi
1035 Barnett Shoals Rd Athens, GA	3.0	3.0	1406	$2,075	$1.48	45d	2	0.98mi
1035 Barnett Shoals Rd Athens, GA	2.0–3.0	2.5–3.0	1287	$1,900	$1.48	14d	2	0.98mi
150 Essex Ct Athens, GA	2.0	1.0	905	$1,100	$1.22	45d	1	0.99mi
175 International Dr Athens, GA	2.0–4.0	2.0–4.0	1136	$639	$0.56	14d	6	1.03mi
1090 Barnett Shoals Rd Athens, GA	2.0	2.0–2.5	1062	$1,300	$1.22	45d	1	1.03mi
125 Sterling Dr Athens, GA	3.0	2.0	1076	$1,775	$1.65	45d	1	1.04mi
199 Mimosa Dr Athens, GA	2.0	1.0	896	$1,900	$2.12	45d	1	1.07mi
121 Winthrop Way Athens, GA	3.0	2.0	1296	$1,975	$1.52	45d	1	1.08mi
132 Wakefield Trce Athens, GA	3.0	2.0	1241	$1,900	$1.53	22d	1	1.08mi
175 Woodlake Pl Athens, GA	1.0–3.0	1.0–2.0	1200	$1,114	$0.93	45d	1	1.10mi
930 S Barnett Shoals Rd Unit 1606 Athens, GA	2.0	2.5	1116	$1,300	$1.16	45d	1	1.12mi
172 Tall Pine Ln Athens, GA	3.0	2.0	1205	$2,100	$1.74	45d	1	1.14mi
141 College Cir Athens, GA	3.0	2.0	1164	$2,100	$1.80	45d	1	1.16mi
190 Midway Rd Athens, GA	2.0	1.0	812	$1,050	$1.29	45d	1	1.22mi
285 Tall Pine Ln Athens, GA	3.0	2.0	1205	$2,100	$1.74	45d	1	1.23mi
117 Alden Ct Athens, GA	2.0	1.0	882	$1,100	$1.25	14d	1	1.25mi
360 Lexington Hts Athens, GA	2.0	1.0	840	$1,225	$1.46	22d	5	1.27mi
150 Brookstone Ct Athens, GA	3.0	2.5	1466	$1,100	$0.75	45d	1	1.28mi
375 Segrest Cir Athens, GA	3.0	2.0	1466	$2,400	$1.64	45d	1	1.32mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-21
   days on market $135,000 Active 18 DOM
2. 2026-06-19
   days on market $135,000 Active 16 DOM
3. 2026-06-18
   days on market $135,000 Active 15 DOM
4. 2026-06-17
   days on market $135,000 Active 14 DOM
5. 2026-06-16
   days on market $135,000 Active 13 DOM
6. 2026-06-15
   days on market $135,000 Active 12 DOM
7. 2026-06-14
   days on market $135,000 Active 10 DOM
8. 2026-06-13
   days on market $135,000 Active 9 DOM
9. 2026-06-10
   days on market $135,000 Active 7 DOM
10. 2026-06-09
    days on market $135,000 Active 6 DOM
11. 2026-06-08
    days on market $135,000 Active 5 DOM
12. 2026-06-07
    remarks 568-char remark
13. 2026-06-07
    listed $135,000 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,797
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,424
• − Management: −$1,424
• − HOA: −$3,096
• − Depreciation: −$3,927
• Taxable loss: −$2,336
• Est. tax savings @ 24.0%: +$561
• After-tax cash flow: $329/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This property requires extensive renovations to bring it up to modern standards, significantly impacting its resale and rental value.

Repairs flagged

• Major kitchen appliances — No appliances visible.
• Major bathroom fixtures — No visible fixtures.
• Major exterior siding — No visible siding.
• Major exterior windows — No visible windows.
• Major flooring — No visible flooring.
• Major interior walls/paint — No visible walls or paint.
• Major HVAC/mechanicals — No visible systems.

Value-add opportunities

• Resale New kitchen appliances — Modern appliances enhance appeal and functionality.
• Resale Bathroom renovation — Updated fixtures and tiles improve aesthetics and functionality.
• Resale Exterior siding and window replacement — Fresh siding and windows boost curb appeal and energy efficiency.
• Resale Flooring replacement — New flooring improves aesthetics and comfort.
• Resale Interior wall and paint refresh — Fresh paint and walls enhance the home's appearance.
• Resale HVAC and mechanical system upgrade — Modern systems improve comfort and energy efficiency.
• Resale Landscaping and curb appeal improvements — Enhanced landscaping and landscaping improve curb appeal and property value.
• Rental Landscaping and curb appeal improvements — Enhanced landscaping and curb appeal improve property value and attract tenants.
• Both Landscaping and curb appeal improvements — Enhanced landscaping and curb appeal improve property value and attract both buyers and tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · No appliances visible.	Major	$15,000–50,000
bathroom fixtures · No visible fixtures.	Major	$15,000–50,000
exterior siding · No visible siding.	Major	$15,000–50,000
exterior windows · No visible windows.	Major	$15,000–50,000
flooring · No visible flooring.	Major	$15,000–50,000
interior walls/paint · No visible walls or paint.	Major	$15,000–50,000
HVAC/mechanicals · No visible systems.	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale New kitchen appliances — Modern appliances enhance appeal and functionality. ↑
• Resale Bathroom renovation — Updated fixtures and tiles improve aesthetics and functionality. ↑
• Resale Exterior siding and window replacement — Fresh siding and windows boost curb appeal and energy efficiency. ↑
• Resale Flooring replacement — New flooring improves aesthetics and comfort. ↑
• Resale Interior wall and paint refresh — Fresh paint and walls enhance the home's appearance. ↑
• Resale HVAC and mechanical system upgrade — Modern systems improve comfort and energy efficiency. ↑
• Resale Landscaping and curb appeal improvements — Enhanced landscaping and landscaping improve curb appeal and property value. ↑
• Rental Landscaping and curb appeal improvements — Enhanced landscaping and curb appeal improve property value and attract tenants. ↑
• Both Landscaping and curb appeal improvements — Enhanced landscaping and curb appeal improve property value and attract both buyers and tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 41,544
• Household income: $50,062
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 3628.0

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 0.59)
• Race & ethnicity: White 59% Black 24% Hispanic / Latino 9% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Italian 3% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 85% 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: ▼ -294.87%
• Current HPI: 252.2581
• Rent YoY: ▲ 4.83%
• 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

+214.7% since first listed

5 events — show timeline

• 2026-06-04 Listed $135,000 FSBO.com
• 2003-08-07 Sold (MLS) $46,000 Hive MLS
• 2003-06-11 Listed $48,000 Hive MLS
• 2000-06-30 Sold (MLS) $42,900 Hive MLS
• 2000-04-14 Listed $42,900 Hive MLS