507 Meadow Cir · Athens-Clarke County unified government (balance), GA 30605

$226,000

4 bd · 1.0 ba · 936 sqft · SingleFamily public records · 24 Days on market

Built 1973 0.27 ac lot Est $222k · at est.

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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 +19.2/30.0
• ARV discount +6.7/15.0
• DSCR +6.1/10.0
• 1% rule +4.4/10.0
• Rent growth +3.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

NICE OLDER HOME W/ ORIGINAL HARDWOOD FLOORS. CONVENIENT EAST SIDE LOCATION. CLOSE TO CAMPUS, SHOPPING, RESTAURANTS, AND THE ATHENS BYPASS. SUNTRUST PREQUAL

Key facts

• Eastside location
• Culde sac
• Fenced backyard

Tags

• EASTSIDE LOCATION
• REFINISHED HARDWOOD FLOORS
• CONVERTED CARPORT
• FENCED BACKYARD
• CULDE SAC

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; Single-story
• Construction: Brick construction; Slab foundation
• Exterior features: Chain-link fencing; Located on a cul-de-sac; Has a view

Interior

• Kitchen: Includes dishwasher, oven, range, refrigerator
• Bedrooms: 4 main-level bedrooms
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating (electric); Central air conditioning (electric)
• Interior features: Dishwasher; Electric water heater; Oven; Range; Refrigerator
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $226k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/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 $213k (6.0% below list).
• Recommended offer: $213k (6.0% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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 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.
• Zoned schools: Winterville Elementary School (math 12% / reading 12%, grade F, #1,041 of 1,228 statewide, top 87%, 365 students, 83% FRL); Coile Middle School (math 6% / reading 11%, grade F, #439 of 470 statewide, top 94%, 635 students, 83% FRL); Cedar Shoals High School (1,443 students, 83% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 303 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).
• At $2,125/mo this rent would consume 51% of the median local household income ($50k/yr) (locally 3628% 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 24 days — a 2% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y 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 $42k; list at $226k implies a 432% 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 $212,540 (6.0% below list)

Questions for the listing agent

1. Built in 1973 — 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: 0.94% ✗
• Cap rate: 7.59%
• Cash-on-cash: 4.62%
• DSCR: 1.21
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $221,832
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Morningview Cir	0.17mi	3/1.0 (-1)	950 (+2%)	3mo	$225,000	$237	82

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 · 4.83% rent growth · sell at horizon

5-year hold

• IRR: -7.2%
• Equity multiple: 0.73×
• Total profit: $-17,181
• Equity at exit: $33,697

10-year hold

• IRR: 4.4%
• Equity multiple: 1.34×
• Total profit: $21,791
• Equity at exit: $19,540

Cash invested: $63,280 (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: 303
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,125 medium
• Mortgage (P&I): −$1,185
• Tax from tax record: −$156 /mo · $1,876/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $243

Break-even live

Break-even rent $1,817

Max offer price $226,000

Occupancy floor 84%

Sensitivity live

Price	-10% $371	-5% $307	+0% $243	+5% $179	+10% $115
Rent	-10% $75	-5% $159	+0% $243	+5% $327	+10% $411
Rate	-1.0pp $357	-0.5pp $301	base $243	+0.5pp $185	+1.0pp $125

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: $56,500
• Closing costs: $6,780
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Woodlake Pl Athens, GA	1.0–3.0	1.0–2.0	1200	$1,279	$1.07	46d	1	0.31mi
4505 Lexington Rd Athens, GA	2.0–3.0	2.0–3.0	1243	$2,266	$1.82	15d	21	0.68mi

Listing history 31 events

1. 2026-06-21
   days on market $226,000 Active 24 DOM
2. 2026-06-19
   days on market $226,000 Active 22 DOM
3. 2026-06-18
   days on market $226,000 Active 21 DOM
4. 2026-06-17
   days on market $226,000 Active 20 DOM
5. 2026-06-16
   days on market $226,000 Active 19 DOM
6. 2026-06-15
   days on market $226,000 Active 18 DOM
7. 2026-06-14
   days on market $226,000 Active 16 DOM
8. 2026-06-13
   days on market $226,000 Active 15 DOM
9. 2026-06-10
   days on market $226,000 Active 13 DOM
10. 2026-06-09
    days on market $226,000 Active 12 DOM
11. 2026-06-08
    days on market $226,000 Active 11 DOM
12. 2026-06-07
    days on market $226,000 Active 10 DOM
13. 2026-06-02
    days on market $226,000 Active 5 DOM
14. 2026-06-01
    days on market $226,000 Active 4 DOM
15. 2026-05-31
    days on market $226,000 Active 3 DOM
16. 2026-05-30
    days on market $226,000 Active 2 DOM
17. 2026-05-25
    listed $226,000 Active
18. 2012-09-14
    soldstatus $42,500 155-char remark

    Show marketing remark (212 chars)

    Nice, older home with original hardwood floors. Convenient East side location. Close to campus, shopping, restaurants, and the Athens by-pass. SunTrust Prequal Letter or Proof of Funds mandatory at time of offer.

19. 2012-09-14
    soldstatus $52,500 212-char remark

    Show marketing remark (212 chars)

    Nice, older home with original hardwood floors. Convenient East side location. Close to campus, shopping, restaurants, and the Athens by-pass. SunTrust Prequal Letter or Proof of Funds mandatory at time of offer.

20. 2012-06-19
    listed $45,000 155-char remark

    Show marketing remark (212 chars)

    Nice, older home with original hardwood floors. Convenient East side location. Close to campus, shopping, restaurants, and the Athens by-pass. SunTrust Prequal Letter or Proof of Funds mandatory at time of offer.

21. 2012-06-19
    listed $45,000 212-char remark

    Show marketing remark (212 chars)

    Nice, older home with original hardwood floors. Convenient East side location. Close to campus, shopping, restaurants, and the Athens by-pass. SunTrust Prequal Letter or Proof of Funds mandatory at time of offer.

22. 2012-03-12
    historical
23. 2012-03-12
    historical
24. 2011-09-12
    listed $65,000
25. 2011-09-12
    listed $65,000
26. 2007-12-31
    historical
27. 2006-10-03
    soldstatus $85,000
28. 2006-10-03
    soldstatus $85,000
29. 2006-09-14
    soldstatus $85,000
30. 2006-04-28
    listed $94,900
31. 2005-09-27
    listed $94,900

ⓘ 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: $1,876 · $156/mo
• Projected year-2 tax: $2,079 · $173/mo
• Expected delta: +$203/yr (+$17/mo · 10.8%)

ⓘ 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 5/10 Major 25% 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: $25,505
• − Mortgage interest: −$12,660
• − Property taxes: −$1,876
• − Insurance: −$1,130
• − Repairs & maintenance: −$2,040
• − Management: −$2,040
• − Depreciation: −$6,575
• Taxable loss: −$816
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $3,117/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): 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

+138.1% since first listed

15 events — show timeline

• 2026-05-25 Listed $226,000 Hive MLS
• 2012-09-14 Sold (MLS) $52,500 Hive MLS
• 2012-09-14 Sold (MLS) $42,500 GAMLS
• 2012-06-19 Listed $45,000 Hive MLS
• 2012-06-19 Listed $45,000 GAMLS
• 2012-03-12 Listing Removed — GAMLS
• 2012-03-12 Listing Removed — Hive MLS
• 2011-09-12 Listed $65,000 GAMLS
• 2011-09-12 Listed $65,000 Hive MLS
• 2007-12-31 Listing Removed — Hive MLS
• 2006-10-03 Sold (Public Records) $85,000 Public Records
• 2006-10-03 Sold (Public Records) $85,000 Public Records
• 2006-09-14 Sold (MLS) $85,000 Hive MLS
• 2006-04-28 Listed $94,900 Hive MLS
• 2005-09-27 Listed $94,900 Hive MLS

Property tax history

+9.7%/yr

Latest (2025): $1,876 · +0.1% YoY. Source: county tax records.