300 Martin Cir · Athens-Clarke County unified government (balance), GA 30601

$230,000

4 bd · 1.0 ba · 1,050 sqft · SingleFamily · 127 Days on market

Built 1970 Fair condition 0.29 ac lot $219/sqft · 9% above area Est $211k · 9% 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 +17.8/30.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• ARV discount +3.5/15.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.0/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4 bedroom home located minutes from downtown Athens and the University of Georgia. This well-maintained property features a functional layout, spacious bedrooms, and a large level lot offering plenty of outdoor space, with fenced yard and extra large added patio off back. Convenient to shopping, dining, campus and major roadways. Ideal for homeowners or investors seeking a centrally located property with strong rental potential. NO HOA. Don't miss the opportunity in a highly desirable area.

Key facts

• 0.29 acre lot
• Built 1970
• Listed 126 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $230k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $187 ($2k/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 $225k (2.2% below list).
• Recommended offer: $202k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 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); 116 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 47% 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 $2,249/mo this rent would consume 69% 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 $7k 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 127 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 11400% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $202,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $211,162
• List price: $230,000
• Delta: 8.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
375 Martin Cir	0.11mi	3/1.0 (-1)	1,040 (-1%)	5mo	$110,000	$106	84
123 Martin Ct	0.12mi	3/2.0 (-1)	1,100 (+5%)	8mo	$25,990	$24	71
120 Cone Dr	0.35mi	3/1.0 (-1)	1,053 (+0%)	11mo	$230,000	$218	69
360 Washington Dr	0.25mi	3/2.0 (-1)	1,100 (+5%)	11mo	$257,000	$234	62
364 Washington Dr	0.25mi	3/2.0 (-1)	1,100 (+5%)	11mo	$260,000	$236	62
303 Martin Cir	0.03mi	3/1.0 (-1)	900 (-14%)	12mo	$167,000	$186	60
360 Cook Dr	0.18mi	3/2.0 (-1)	900 (-14%)	6mo	$230,000	$256	54
330 Washington Dr	0.25mi	3/1.0 (-1)	900 (-14%)	11mo	$185,000	$206	50
195 Derby St	0.55mi	3/2.0 (-1)	1,188 (+13%)	3mo	$425,000	$358	41
549 N Peter St	0.51mi	3/2.0 (-1)	905 (-14%)	9mo	$131,000	$145	37
142 Fairview St	0.50mi	3/2.0 (-1)	1,128 (+7%)	23mo	$273,500	$242	36
294 Moreland Ave	0.53mi	3/1.0 (-1)	1,202 (+14%)	18mo	$72,500	$60	31

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: -9.8%
• Equity multiple: 0.64×
• Total profit: $-23,336
• Equity at exit: $34,294

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,385
• Equity at exit: $19,886

Cash invested: $64,400 (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: 116
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,249 high
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $187

Break-even live

Break-even rent $2,012

Max offer price $230,000

Occupancy floor 87%

Sensitivity live

Price	-10% $346	-5% $267	+0% $187	+5% $108	+10% $28
Rent	-10% $10	-5% $99	+0% $187	+5% $276	+10% $365
Rate	-1.0pp $303	-0.5pp $246	base $187	+0.5pp $128	+1.0pp $67

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
540 N Peter St Athens, GA	4.0	2.0	1492	$2,100	$1.41	45d	1	0.50mi
1734 E Broad St Unit A Athens, GA	4.0	2.0	1500	$2,060	$1.37	45d	1	0.64mi
175 Arch St Athens, GA	3.0	2.5	1484	$2,250	$1.52	45d	1	0.65mi
129 N Peter St Athens, GA	4.0	2.0	1335	$2,600	$1.95	22d	1	0.72mi
428 First St Unit A Athens, GA	3.0	3.0	1164	$2,150	$1.85	14d	1	1.02mi
160 Indiana Ave Athens, GA	3.0	3.0	1050	$1,950	$1.86	45d	1	1.05mi
105 Oak Hill Dr Athens, GA	1.0–3.0	1.0–2.0	1097	$1,809	$1.65	14d	13	1.21mi
265 Rosa Nell Howard St Athens, GA	3.0	2.5	1254	$2,100	$1.67	45d	1	1.23mi
198 Old Hull Rd Athens, GA	1.0–3.0	1.0–2.0	926	$1,299	$1.40	14d	5	1.30mi
145 North Ave Athens, GA	2.0–3.0	2.5–3.0	1267	$1,600	$1.26	14d	1	1.36mi
205 Old Hull Rd Athens, GA	3.0	2.0	1238	$1,399	$1.13	14d	1	1.39mi
600 N Thomas St Athens, GA	3.0–5.0	3.0–5.0	1414	$1,046	$0.74	22d	31	1.42mi
492 N Thomas St Unit NT482 Athens, GA	3.0	3.0	1500	$2,900	$1.93	45d	1	1.44mi
490 Barnett Shoals Rd Athens, GA	2.0–3.0	2.0–3.0	1298	$2,325	$1.79	45d	4	1.49mi
490 Barnett Shoals Rd Athens, GA	3.0	3.0	1444	$2,212	$1.53	14d	1	1.49mi

Listing history 20 events

1. 2026-06-21
   days on market $230,000 Active 127 DOM
2. 2026-06-19
   days on market $230,000 Active 125 DOM
3. 2026-06-18
   days on market $230,000 Active 124 DOM
4. 2026-06-17
   statusdays on market $230,000 Active 123 DOM
5. 2026-06-16
   days on market $230,000 Price Change 122 DOM
6. 2026-06-15
   pricestatusdays on market $230,000 Price Change 121 DOM
7. 2026-06-14
   days on market $234,900 Active 119 DOM
8. 2026-06-13
   days on market $234,900 Active 118 DOM
9. 2026-06-10
   days on market $234,900 Active 116 DOM
10. 2026-06-09
    days on market $234,900 Active 115 DOM
11. 2026-06-08
    days on market $234,900 Active 114 DOM
12. 2026-06-07
    days on market $234,900 Active 113 DOM
13. 2026-06-02
    days on market $234,900 Active 108 DOM
14. 2026-06-01
    days on market $234,900 Active 107 DOM
15. 2026-05-31
    days on market $234,900 Active 106 DOM
16. 2026-05-30
    days on market $234,900 Active 105 DOM
17. 2026-05-01
    listed $2,000
18. 2026-04-07
    price $234,900 504-char remark

    Show marketing remark (504 chars)

    Charming 4 bedroom home located minutes from downtown Athens and the University of Georgia. This well-maintained property features a functional layout, spacious bedrooms, and a large level lot offering plenty of outdoor space, with fenced yard and extra large added patio off back. Convenient to shopping, dining, campus and major roadways. Ideal for homeowners or investors seeking a centrally located property with strong rental potential. NO HOA. Don't miss the opportunity in a highly desirable area.

19. 2026-02-15
    listed $249,900 New 504-char remark

    Show marketing remark (504 chars)

    Charming 4 bedroom home located minutes from downtown Athens and the University of Georgia. This well-maintained property features a functional layout, spacious bedrooms, and a large level lot offering plenty of outdoor space, with fenced yard and extra large added patio off back. Convenient to shopping, dining, campus and major roadways. Ideal for homeowners or investors seeking a centrally located property with strong rental potential. NO HOA. Don't miss the opportunity in a highly desirable area.

20. 2026-02-02
    historical $249,900 504-char remark

    Show marketing remark (504 chars)

    Charming 4 bedroom home located minutes from downtown Athens and the University of Georgia. This well-maintained property features a functional layout, spacious bedrooms, and a large level lot offering plenty of outdoor space, with fenced yard and extra large added patio off back. Convenient to shopping, dining, campus and major roadways. Ideal for homeowners or investors seeking a centrally located property with strong rental potential. NO HOA. Don't miss the opportunity in a highly desirable area.

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,991
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$6,691
• Taxable loss: −$1,502
• Est. tax savings @ 24.0%: +$361
• After-tax cash flow: $2,610/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 · 0 photos

Fair 40/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its resale and rental value.

Repairs flagged

• Major Kitchen countertops and cabinets — The countertops and cabinets are visibly worn and need replacement.
• Major Bathroom fixtures — The bathroom fixtures are outdated and need replacement.
• Moderate Exterior siding — The exterior siding shows signs of wear and may need repainting or replacement.
• Major Flooring — The flooring in the kitchen and bathrooms is worn and needs replacement.
• Minor Interior walls — The walls have minor discoloration and could benefit from a fresh coat of paint.
• Minor Windows — The windows may need new caulking or weatherstripping.

Value-add opportunities

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value.
• Resale Bathroom renovation — Upgrading the bathroom fixtures will enhance the home's appeal and value.
• Both Exterior painting and landscaping — These updates will improve the home's curb appeal and attract more renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops and cabinets · The countertops and cabinets are visibly worn and need replacement.	Major	$15,000–50,000
Bathroom fixtures · The bathroom fixtures are outdated and need replacement.	Major	$15,000–50,000
Exterior siding · The exterior siding shows signs of wear and may need repainting or replacement.	Moderate	$3,000–15,000
Flooring · The flooring in the kitchen and bathrooms is worn and needs replacement.	Major	$15,000–50,000
Interior walls · The walls have minor discoloration and could benefit from a fresh coat of paint.	Minor	$500–3,000
Windows · The windows may need new caulking or weatherstripping.	Minor	$500–3,000
Total estimated repair cost · 6 items		$49,000–171,000

Value-add ROI direction

• Resale Kitchen renovation — A modern kitchen will attract more buyers and increase the home's value. ↑
• Resale Bathroom renovation — Upgrading the bathroom fixtures will enhance the home's appeal and value. ↑
• Both Exterior painting and landscaping — These updates will improve the home's curb appeal and attract more renters. ↑

ⓘ 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): 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

-99.2% since first listed

4 events — show timeline

• 2026-05-01 Listed for Rent $2,000 GAMLS
• 2026-04-07 Price Changed $234,900 GAMLS
• 2026-02-15 Listed $249,900 GAMLS
• 2026-02-02 Coming Soon $249,900 GAMLS