480 Somerset Dr · Athens-Clarke County unified government (balance), GA 30606

$385,000

4 bd · 3.0 ba · 2,688 sqft · SingleFamily public records · 13 Days on market

Built 1965 0.80 ac lot $143/sqft · 24% below area Est $506k · 24% 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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.1/10.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this warm and inviting 3-bedroom, 3-bath four-sided brick home nestled on nearly an acre off sought-after Timothy Road. Surrounded by mature trees, the property feels like a secluded retreat-yet shopping, dining, and the heart of Athens are just minutes away. With approximately 2,700 square feet of living space, the home features a bright, functional layout filled with natural light and generous storage. Large rear-facing windows frame peaceful wooded views, creating a calm and private atmosphere throughout. The main level includes 3 bedrooms and 2 full bathrooms, with the owner's suite on the main floor. Multiple entry points provide easy access and flow to the backyard. Downstairs, the finished basement features a bonus room or bedroom, full bathroom, storage space, and exterior entry-ideal for guests, multi-generational living, or a private workspace. Outside, the expansive lot offers room to entertain, garden, or unwind-space that's increasingly hard to find this close to town. As part of Timothy Estates, residents enjoy access to a private, deeded 8-acre park alongside the Oconee River with open green space and a secluded natural setting exclusive to the community. This home offers the space, flexibility, and setting today's buyers are looking for-all just minutes from everything Athens has to offer.

Key facts

• Private workspace
• Expansive lot
• Private deeded park

Tags

• FOUR SIDED BRICK HOME
• FINISHED BASEMENT
• BONUS ROOM
• PRIVATE WORKSPACE
• EXPANSIVE LOT
• PRIVATE DEEDED PARK

Property features AI

Exterior

• Parking: Attached garage; Off-street parking; Carport (1 space)
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; One-story
• Construction: Brick construction; Brick/mortar foundation; Asphalt roof; Built with above-grade and below-grade finished areas
• Exterior features: Courtyard; Patio; Outbuilding; Sloping lot / sloped topography; Has a view

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 3 full bathrooms (2 on the main level)
• Heating & cooling: Central air (electric); Electric heating with heat pump
• Interior features: Kitchen island; Wood-burning stove in family room fireplace
• Laundry & utility: Washer hookup in hall; Basement with exterior and interior entry, partially finished and bath stubbed

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $364 ($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 $351k (8.8% below list).
• Recommended offer: $351k (8.8% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 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.
• Market conditions: Rents rising (+1.6%/yr); 317 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $3,512/mo this rent would consume 67% of the median local household income ($63k/yr) (locally 3510% 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 $3k of loan paydown is wiped out by about $12k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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 $180k; list at $385k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $351,240 (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: 7.43%
• Cash-on-cash: 4.05%
• DSCR: 1.18
• GRM: 9.1

CMA / ARV

• ARV (median comp): $505,792
• List price: $385,000
• Delta: -23.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
270 Riverhill Dr	0.24mi	4/3.0	2,861 (+6%)	8mo	$700,000	$245	71
535 Riverhill Dr	0.41mi	4/3.0	2,487 (-8%)	9mo	$465,000	$187	61
128 Towns Walk Dr	0.60mi	4/2.5	2,667 (-1%)	12mo	$465,000	$174	59
160 Tillman Ln	0.68mi	4/3.0	2,708 (+1%)	10mo	$975,000	$360	59
555 Somerset Dr	0.11mi	4/3.5	3,075 (+14%)	14mo	$799,000	$260	57
116 Colonial Dr	0.59mi	5/3.0 (+1)	2,530 (-6%)	7mo	$540,000	$213	52
176 Towns Walk Dr	0.69mi	4/3.0	2,431 (-10%)	2mo	$467,500	$192	50
205 Towns Walk Dr	0.74mi	5/3.0 (+1)	2,731 (+2%)	22mo	$465,000	$170	39
212 Township Ln	0.64mi	4/3.5	2,410 (-10%)	20mo	$360,000	$149	35
232 Township Ln	0.68mi	5/3.5 (+1)	2,306 (-14%)	10mo	$439,900	$191	29
640 West Lake Dr	0.66mi	3/3.0 (-1)	2,336 (-13%)	24mo	$720,000	$308	23

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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.59×
• Total profit: $-44,275
• Equity at exit: $57,405

10-year hold

• IRR: -4.3%
• Equity multiple: 0.73×
• Total profit: $-28,874
• Equity at exit: $33,288

Cash invested: $107,800 (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 30606

• Rents YoY: 1.6%
• Active inventory: 317
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,512 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$232 /mo · $2,781/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$738
• Net cashflow: $364

Break-even live

Break-even rent $3,052

Max offer price $385,000

Occupancy floor 85%

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
482 Highland Ave Athens, GA	4.0	3.0	2032	$4,500	$2.21	43d	1	1.21mi
119 Fortson Cir Athens, GA	4.0	3.0	2266	$4,300	$1.90	43d	1	1.24mi
214 Evans St Athens, GA	3.0	3.5	1900	$2,700	$1.42	43d	1	1.40mi

Listing history 11 events

1. 2026-05-14
   status Active 1384-char remark

   Show marketing remark (1360 chars)

   Welcome home to this warm and inviting 3-bedroom, 3-bath four-sided brick home nestled on nearly an acre off sought-after Timothy Road. Surrounded by mature trees, the property feels like a secluded retreat-yet shopping, dining, and the heart of Athens are just minutes away. With approximately 2,700 square feet of living space, the home features a bright, functional layout filled with natural light and generous storage. Large rear-facing windows frame peaceful wooded views, creating a calm and private atmosphere throughout. The main level includes 3 bedrooms and 2 full bathrooms, with the owner's suite on the main floor. Multiple entry points provide easy access and flow to the backyard. Downstairs, the finished basement features a bonus room or bedroom, full bathroom, storage space, and exterior entry-ideal for guests, multi-generational living, or a private workspace. Outside, the expansive lot offers room to entertain, garden, or unwind-space that's increasingly hard to find this close to town. As part of Timothy Estates, residents enjoy access to a private, deeded 8-acre park alongside the Oconee River with open green space and a secluded natural setting exclusive to the community. This home offers the space, flexibility, and setting today's buyers are looking for-all just minutes from everything Athens has to offer.

2. 2026-05-14
   status Back On Market 1360-char remark

   Show marketing remark (1360 chars)

   Welcome home to this warm and inviting 3-bedroom, 3-bath four-sided brick home nestled on nearly an acre off sought-after Timothy Road. Surrounded by mature trees, the property feels like a secluded retreat-yet shopping, dining, and the heart of Athens are just minutes away. With approximately 2,700 square feet of living space, the home features a bright, functional layout filled with natural light and generous storage. Large rear-facing windows frame peaceful wooded views, creating a calm and private atmosphere throughout. The main level includes 3 bedrooms and 2 full bathrooms, with the owner's suite on the main floor. Multiple entry points provide easy access and flow to the backyard. Downstairs, the finished basement features a bonus room or bedroom, full bathroom, storage space, and exterior entry-ideal for guests, multi-generational living, or a private workspace. Outside, the expansive lot offers room to entertain, garden, or unwind-space that's increasingly hard to find this close to town. As part of Timothy Estates, residents enjoy access to a private, deeded 8-acre park alongside the Oconee River with open green space and a secluded natural setting exclusive to the community. This home offers the space, flexibility, and setting today's buyers are looking for-all just minutes from everything Athens has to offer.

3. 2026-05-11
   status Pending 1384-char remark

   Show marketing remark (1360 chars)

   Welcome home to this warm and inviting 3-bedroom, 3-bath four-sided brick home nestled on nearly an acre off sought-after Timothy Road. Surrounded by mature trees, the property feels like a secluded retreat-yet shopping, dining, and the heart of Athens are just minutes away. With approximately 2,700 square feet of living space, the home features a bright, functional layout filled with natural light and generous storage. Large rear-facing windows frame peaceful wooded views, creating a calm and private atmosphere throughout. The main level includes 3 bedrooms and 2 full bathrooms, with the owner's suite on the main floor. Multiple entry points provide easy access and flow to the backyard. Downstairs, the finished basement features a bonus room or bedroom, full bathroom, storage space, and exterior entry-ideal for guests, multi-generational living, or a private workspace. Outside, the expansive lot offers room to entertain, garden, or unwind-space that's increasingly hard to find this close to town. As part of Timothy Estates, residents enjoy access to a private, deeded 8-acre park alongside the Oconee River with open green space and a secluded natural setting exclusive to the community. This home offers the space, flexibility, and setting today's buyers are looking for-all just minutes from everything Athens has to offer.

4. 2026-05-11
   status Under Contract 1360-char remark

   Show marketing remark (1360 chars)

   Welcome home to this warm and inviting 3-bedroom, 3-bath four-sided brick home nestled on nearly an acre off sought-after Timothy Road. Surrounded by mature trees, the property feels like a secluded retreat-yet shopping, dining, and the heart of Athens are just minutes away. With approximately 2,700 square feet of living space, the home features a bright, functional layout filled with natural light and generous storage. Large rear-facing windows frame peaceful wooded views, creating a calm and private atmosphere throughout. The main level includes 3 bedrooms and 2 full bathrooms, with the owner's suite on the main floor. Multiple entry points provide easy access and flow to the backyard. Downstairs, the finished basement features a bonus room or bedroom, full bathroom, storage space, and exterior entry-ideal for guests, multi-generational living, or a private workspace. Outside, the expansive lot offers room to entertain, garden, or unwind-space that's increasingly hard to find this close to town. As part of Timothy Estates, residents enjoy access to a private, deeded 8-acre park alongside the Oconee River with open green space and a secluded natural setting exclusive to the community. This home offers the space, flexibility, and setting today's buyers are looking for-all just minutes from everything Athens has to offer.

5. 2026-05-08
   listed $385,000 Active 1384-char remark
6. 2026-03-15
   listed $385,000 New 1360-char remark

   Show marketing remark (1360 chars)

   Welcome home to this warm and inviting 3-bedroom, 3-bath four-sided brick home nestled on nearly an acre off sought-after Timothy Road. Surrounded by mature trees, the property feels like a secluded retreat-yet shopping, dining, and the heart of Athens are just minutes away. With approximately 2,700 square feet of living space, the home features a bright, functional layout filled with natural light and generous storage. Large rear-facing windows frame peaceful wooded views, creating a calm and private atmosphere throughout. The main level includes 3 bedrooms and 2 full bathrooms, with the owner's suite on the main floor. Multiple entry points provide easy access and flow to the backyard. Downstairs, the finished basement features a bonus room or bedroom, full bathroom, storage space, and exterior entry-ideal for guests, multi-generational living, or a private workspace. Outside, the expansive lot offers room to entertain, garden, or unwind-space that's increasingly hard to find this close to town. As part of Timothy Estates, residents enjoy access to a private, deeded 8-acre park alongside the Oconee River with open green space and a secluded natural setting exclusive to the community. This home offers the space, flexibility, and setting today's buyers are looking for-all just minutes from everything Athens has to offer.

7. 2023-04-12
   soldstatus $180,000
8. 2015-10-05
   soldstatus $140,100
9. 2015-09-25
   soldstatus $140,000

   Show marketing remark (693 chars)

   LOOKING FOR THE PERFECT HOME IN THE PERFECT NEIHGBORHOOD? THE SEARCH IS NOW OVER . This 3BR/2BA with a partially finished basement is the one. The well kept home is located on Timothy Estates, with 3BR and 2 full bathrooms on the main floor, living room and dining room. The kitchen includes an island and a working desk. From the kitchen walk out to the peaceful backyard with a private garden. The seller will be leaving a year worth of firewood for your enjoyment of the fireplace in the living room. To top it all off, the neighborhood has a public space with a pavilion, soccer goal, walking trail and community garden . .. . Seller will provide 1 year of America Home Shiel Home Warranty

10. 2015-07-24
    listed $140,000

    Show marketing remark (693 chars)

    LOOKING FOR THE PERFECT HOME IN THE PERFECT NEIHGBORHOOD? THE SEARCH IS NOW OVER . This 3BR/2BA with a partially finished basement is the one. The well kept home is located on Timothy Estates, with 3BR and 2 full bathrooms on the main floor, living room and dining room. The kitchen includes an island and a working desk. From the kitchen walk out to the peaceful backyard with a private garden. The seller will be leaving a year worth of firewood for your enjoyment of the fireplace in the living room. To top it all off, the neighborhood has a public space with a pavilion, soccer goal, walking trail and community garden . .. . Seller will provide 1 year of America Home Shiel Home Warranty

11. 1995-08-24
    soldstatus $86,000

ⓘ 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: $2,781 · $232/mo
• Projected year-2 tax: $3,542 · $295/mo
• Expected delta: +$761/yr (+$63/mo · 27.4%)

ⓘ 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 5/10 Major 23% 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: $42,149
• − Mortgage interest: −$21,566
• − Property taxes: −$2,781
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,372
• − Management: −$3,372
• − Depreciation: −$11,200
• Taxable loss: −$2,067
• Est. tax savings @ 24.0%: +$496
• After-tax cash flow: $4,860/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): 47,865
• Household income: $63,328
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3510.0

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 0.58)
• Race & ethnicity: White 61% Black 20% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Italian 3% Slovak 3% Lithuanian 2%
• Foreign-born: 11% · Canada, China, Philippines
• Languages at home: 87% 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: ▼ -454.63%
• Current HPI: 258.4817
• Rent YoY: ▲ 1.58%
• 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

+347.7% since first listed

13 events — show timeline

• 2026-05-24 Pending — Hive MLS
• 2026-05-24 Pending — GAMLS
• 2026-05-14 Relisted — Hive MLS
• 2026-05-14 Relisted — GAMLS
• 2026-05-11 Pending — Hive MLS
• 2026-05-11 Pending — GAMLS
• 2026-05-08 Listed $385,000 Hive MLS
• 2026-03-15 Listed $385,000 GAMLS
• 2023-04-12 Sold (Public Records) $180,000 Public Records
• 2015-10-05 Sold (Public Records) $140,100 Public Records
• 2015-09-25 Sold (MLS) $140,000 Hive MLS
• 2015-07-24 Listed $140,000 Hive MLS
• 1995-08-24 Sold (Public Records) $86,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $2,781 · +23.6% YoY. Source: county tax records.