250 Cleveland Rd #164 · Athens-Clarke County unified government (balance), GA 30622

$179,900

2 bd · 2.5 ba · 1,470 sqft · Condo public records · 98 Days on market

Built 1985 $122/sqft · 22% below area Est $231k · 22% under $200/mo HOA · 11% of rent

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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 +16.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.5/10.0
• DSCR +4.9/10.0
• 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

Listing remarks MLS

Welcome to 250 Cleveland Road Unit 164 in Sweetwater Plantation, strategically located near Atlanta Highway in bustling west Athens. This 2 BR 2.5 BA townhome condominium has been meticulously maintained by the current owner. Convenient parking right at the front door. New LVP flooring throughout both levels in the condo. Front door leads to spacious living room with fireplace. Dining room with charming built-in cabinet. Exterior door to back patio and private walled area. Half-bath and closet on main level. Spacious kitchen with plenty of cabinetry and counter space for storage and utility. Newer appliances. Laundry closet and pantry space as well. Upstairs there are two very generous and sunny private bedrooms with multiple closets and ensuite bathrooms. This property offers a clubhouse, swimming pool and tennis court as well as a pond with trails. Conveniently located close to dining, shopping entertainment and Loop 10. Downtown Athens and The University of Georgia campuses are just fifteen minutes away.

Key facts

• Private walled area
• Built-in cabinet
• New lvp flooring

Tags

• NEW LVP FLOORING
• SPACIOUS LIVING ROOM
• FIREPLACE
• BUILT-IN CABINET
• BACK PATIO
• PRIVATE WALLED AREA

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $164k (9.0% below list) — sets the bar for market timing.
• Cap rate 6.9% 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.
• Zoned schools: Cleveland Road Elementary School (math 12% / reading 27%, grade F, #878 of 1,228 statewide, top 75%, 284 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: 140 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).
• This rent is only 17% of the median local income ($134k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 98 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $92k; list at $180k implies a 96% 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 $163,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
7. 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.
8. 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: 1.05% ✓
• Cap rate: 6.88%
• Cash-on-cash: 2.10%
• DSCR: 1.09
• GRM: 7.9

CMA / ARV

• ARV (median comp): $231,256
• List price: $179,900
• Delta: -22.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.9%
• Equity multiple: 0.54×
• Total profit: $-23,412
• Equity at exit: $26,824

10-year hold

• IRR: -3.8%
• Equity multiple: 0.75×
• Total profit: $-12,646
• Equity at exit: $15,554

Cash invested: $50,372 (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 30622

• Home prices YoY: -30.2%
• Active inventory: 140
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$943
• Tax from tax record: −$184 /mo · $2,205/yr
• Insurance: −$75
• HOA: −$200
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $88

Break-even live

Break-even rent $1,775

Max offer price $179,900

Occupancy floor 90%

Sensitivity live

Price	-10% $190	-5% $139	+0% $88	+5% $37	+10% $-14
Rent	-10% $-61	-5% $14	+0% $88	+5% $163	+10% $237
Rate	-1.0pp $179	-0.5pp $134	base $88	+0.5pp $42	+1.0pp $-6

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Cleveland Rd Bogart, GA	2.0	2.0–2.5	1342	$1,400	$1.04	22d	2	0.09mi
135 Logmont Trce Athens, GA	2.0	2.5	1332	$1,550	$1.16	45d	1	0.12mi
332 Park West Blvd General, GA	3.0	2.0	1500	$2,200	$1.47	45d	1	0.74mi
332 Park West Blvd Unit NA Bogart, GA	3.0	2.0	1500	$2,100	$1.40	22d	1	0.74mi
150 Westpark Dr Athens, GA	1.0–2.0	1.0–2.0	952	$1,745	$1.83	15d	18	0.99mi
225 Jennings Mill Pkwy Athens, GA	1.0–3.0	1.0–2.0	1225	$1,843	$1.50	15d	22	1.02mi
125 Jennings Mill Pkwy Athens, GA	1.0–2.0	1.0–2.0	930	$1,582	$1.70	15d	13	1.24mi
2035 Timothy Rd Athens, GA	1.0–3.0	1.0–2.0	1031	$1,666	$1.61	15d	14	1.37mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-05-18
   status Under Contract 1022-char remark

   Show marketing remark (1036 chars)

   Welcome to 250 Cleveland Road Unit 164 in Sweetwater Plantation, strategically located near Atlanta Highway in bustling west Athens - Bogart area. This 2 BR 2.5 BA townhome condominium has been meticulously maintained by the current owner. Convenient parking right at the front door. New LVP flooring throughout both levels in the condo. Front door leads to spacious living room with fireplace. Dining room with charming built-in cabinet. Exterior door to back patio and private walled area. Half-bath and closet on main level. Spacious kitchen with plenty of cabinetry and counter space for storage and utility. Newer appliances. Laundry closet and pantry space as well. Upstairs there are two very generous and sunny private bedrooms with multiple closets and ensuite bathrooms. This property offers a clubhouse, swimming pool and tennis court as well as a pond with trails. Conveniently located close to dining, shopping entertainment and Loop 10. Downtown Athens and The University of Georgia campuses are just fifteen minutes away.

2. 2026-05-18
   status Pending 1036-char remark

   Show marketing remark (1036 chars)

   Welcome to 250 Cleveland Road Unit 164 in Sweetwater Plantation, strategically located near Atlanta Highway in bustling west Athens - Bogart area. This 2 BR 2.5 BA townhome condominium has been meticulously maintained by the current owner. Convenient parking right at the front door. New LVP flooring throughout both levels in the condo. Front door leads to spacious living room with fireplace. Dining room with charming built-in cabinet. Exterior door to back patio and private walled area. Half-bath and closet on main level. Spacious kitchen with plenty of cabinetry and counter space for storage and utility. Newer appliances. Laundry closet and pantry space as well. Upstairs there are two very generous and sunny private bedrooms with multiple closets and ensuite bathrooms. This property offers a clubhouse, swimming pool and tennis court as well as a pond with trails. Conveniently located close to dining, shopping entertainment and Loop 10. Downtown Athens and The University of Georgia campuses are just fifteen minutes away.

3. 2026-05-10
   historical Active Under Contract 1036-char remark

   Show marketing remark (1022 chars)

   Welcome to 250 Cleveland Road Unit 164 in Sweetwater Plantation, strategically located near Atlanta Highway in bustling west Athens. This 2 BR 2.5 BA townhome condominium has been meticulously maintained by the current owner. Convenient parking right at the front door. New LVP flooring throughout both levels in the condo. Front door leads to spacious living room with fireplace. Dining room with charming built-in cabinet. Exterior door to back patio and private walled area. Half-bath and closet on main level. Spacious kitchen with plenty of cabinetry and counter space for storage and utility. Newer appliances. Laundry closet and pantry space as well. Upstairs there are two very generous and sunny private bedrooms with multiple closets and ensuite bathrooms. This property offers a clubhouse, swimming pool and tennis court as well as a pond with trails. Conveniently located close to dining, shopping entertainment and Loop 10. Downtown Athens and The University of Georgia campuses are just fifteen minutes away.

4. 2026-05-10
   historical Active Under Contract 1022-char remark

   Show marketing remark (1022 chars)

   Welcome to 250 Cleveland Road Unit 164 in Sweetwater Plantation, strategically located near Atlanta Highway in bustling west Athens. This 2 BR 2.5 BA townhome condominium has been meticulously maintained by the current owner. Convenient parking right at the front door. New LVP flooring throughout both levels in the condo. Front door leads to spacious living room with fireplace. Dining room with charming built-in cabinet. Exterior door to back patio and private walled area. Half-bath and closet on main level. Spacious kitchen with plenty of cabinetry and counter space for storage and utility. Newer appliances. Laundry closet and pantry space as well. Upstairs there are two very generous and sunny private bedrooms with multiple closets and ensuite bathrooms. This property offers a clubhouse, swimming pool and tennis court as well as a pond with trails. Conveniently located close to dining, shopping entertainment and Loop 10. Downtown Athens and The University of Georgia campuses are just fifteen minutes away.

5. 2026-05-08
   price $179,900 1036-char remark

   Show marketing remark (1022 chars)

   Welcome to 250 Cleveland Road Unit 164 in Sweetwater Plantation, strategically located near Atlanta Highway in bustling west Athens. This 2 BR 2.5 BA townhome condominium has been meticulously maintained by the current owner. Convenient parking right at the front door. New LVP flooring throughout both levels in the condo. Front door leads to spacious living room with fireplace. Dining room with charming built-in cabinet. Exterior door to back patio and private walled area. Half-bath and closet on main level. Spacious kitchen with plenty of cabinetry and counter space for storage and utility. Newer appliances. Laundry closet and pantry space as well. Upstairs there are two very generous and sunny private bedrooms with multiple closets and ensuite bathrooms. This property offers a clubhouse, swimming pool and tennis court as well as a pond with trails. Conveniently located close to dining, shopping entertainment and Loop 10. Downtown Athens and The University of Georgia campuses are just fifteen minutes away.

6. 2026-05-08
   price $179,900 1022-char remark

   Show marketing remark (1022 chars)

   Welcome to 250 Cleveland Road Unit 164 in Sweetwater Plantation, strategically located near Atlanta Highway in bustling west Athens. This 2 BR 2.5 BA townhome condominium has been meticulously maintained by the current owner. Convenient parking right at the front door. New LVP flooring throughout both levels in the condo. Front door leads to spacious living room with fireplace. Dining room with charming built-in cabinet. Exterior door to back patio and private walled area. Half-bath and closet on main level. Spacious kitchen with plenty of cabinetry and counter space for storage and utility. Newer appliances. Laundry closet and pantry space as well. Upstairs there are two very generous and sunny private bedrooms with multiple closets and ensuite bathrooms. This property offers a clubhouse, swimming pool and tennis court as well as a pond with trails. Conveniently located close to dining, shopping entertainment and Loop 10. Downtown Athens and The University of Georgia campuses are just fifteen minutes away.

7. 2026-03-06
   price $199,900 1036-char remark

   Show marketing remark (1022 chars)

   Welcome to 250 Cleveland Road Unit 164 in Sweetwater Plantation, strategically located near Atlanta Highway in bustling west Athens. This 2 BR 2.5 BA townhome condominium has been meticulously maintained by the current owner. Convenient parking right at the front door. New LVP flooring throughout both levels in the condo. Front door leads to spacious living room with fireplace. Dining room with charming built-in cabinet. Exterior door to back patio and private walled area. Half-bath and closet on main level. Spacious kitchen with plenty of cabinetry and counter space for storage and utility. Newer appliances. Laundry closet and pantry space as well. Upstairs there are two very generous and sunny private bedrooms with multiple closets and ensuite bathrooms. This property offers a clubhouse, swimming pool and tennis court as well as a pond with trails. Conveniently located close to dining, shopping entertainment and Loop 10. Downtown Athens and The University of Georgia campuses are just fifteen minutes away.

8. 2026-03-06
   price $199,900 1022-char remark

   Show marketing remark (1022 chars)

   Welcome to 250 Cleveland Road Unit 164 in Sweetwater Plantation, strategically located near Atlanta Highway in bustling west Athens. This 2 BR 2.5 BA townhome condominium has been meticulously maintained by the current owner. Convenient parking right at the front door. New LVP flooring throughout both levels in the condo. Front door leads to spacious living room with fireplace. Dining room with charming built-in cabinet. Exterior door to back patio and private walled area. Half-bath and closet on main level. Spacious kitchen with plenty of cabinetry and counter space for storage and utility. Newer appliances. Laundry closet and pantry space as well. Upstairs there are two very generous and sunny private bedrooms with multiple closets and ensuite bathrooms. This property offers a clubhouse, swimming pool and tennis court as well as a pond with trails. Conveniently located close to dining, shopping entertainment and Loop 10. Downtown Athens and The University of Georgia campuses are just fifteen minutes away.

9. 2026-02-09
   listed $220,000 Active 1036-char remark

   Show marketing remark (1022 chars)

   Welcome to 250 Cleveland Road Unit 164 in Sweetwater Plantation, strategically located near Atlanta Highway in bustling west Athens. This 2 BR 2.5 BA townhome condominium has been meticulously maintained by the current owner. Convenient parking right at the front door. New LVP flooring throughout both levels in the condo. Front door leads to spacious living room with fireplace. Dining room with charming built-in cabinet. Exterior door to back patio and private walled area. Half-bath and closet on main level. Spacious kitchen with plenty of cabinetry and counter space for storage and utility. Newer appliances. Laundry closet and pantry space as well. Upstairs there are two very generous and sunny private bedrooms with multiple closets and ensuite bathrooms. This property offers a clubhouse, swimming pool and tennis court as well as a pond with trails. Conveniently located close to dining, shopping entertainment and Loop 10. Downtown Athens and The University of Georgia campuses are just fifteen minutes away.

10. 2026-02-09
    listed $220,000 New 1022-char remark

    Show marketing remark (1022 chars)

    Welcome to 250 Cleveland Road Unit 164 in Sweetwater Plantation, strategically located near Atlanta Highway in bustling west Athens. This 2 BR 2.5 BA townhome condominium has been meticulously maintained by the current owner. Convenient parking right at the front door. New LVP flooring throughout both levels in the condo. Front door leads to spacious living room with fireplace. Dining room with charming built-in cabinet. Exterior door to back patio and private walled area. Half-bath and closet on main level. Spacious kitchen with plenty of cabinetry and counter space for storage and utility. Newer appliances. Laundry closet and pantry space as well. Upstairs there are two very generous and sunny private bedrooms with multiple closets and ensuite bathrooms. This property offers a clubhouse, swimming pool and tennis court as well as a pond with trails. Conveniently located close to dining, shopping entertainment and Loop 10. Downtown Athens and The University of Georgia campuses are just fifteen minutes away.

11. 2002-05-23
    soldstatus $92,000
12. 1999-07-15
    soldstatus $79,000
13. 1996-12-05
    soldstatus $75,000
14. 1991-05-29
    soldstatus $62,000
15. 1990-10-19
    soldstatus $69,000
16. 1990-03-19
    soldstatus $69,000

ⓘ 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: $2,205 · $184/mo
• Projected year-2 tax: $2,205 · $184/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 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,638
• − Mortgage interest: −$10,077
• − Property taxes: −$2,205
• − Insurance: −$900
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − HOA: −$2,400
• − Depreciation: −$5,233
• Taxable loss: −$1,800
• Est. tax savings @ 24.0%: +$432
• After-tax cash flow: $1,490/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: Oconee County · 33,896 people
• City population: 119,110
• Metro: Athens-Clarke County, GA
• Population (ZIP): 11,280
• Household income: $133,563
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 94.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 8% Black 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Serbian 4% Italian 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Spanish 3% Chinese 2% Korean 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: ▼ -110.34%
• Current HPI: 255.4345
• 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

+160.7% since first listed

16 events — show timeline

• 2026-05-18 Pending — GAMLS
• 2026-05-18 Pending — Hive MLS
• 2026-05-10 Contingent — Hive MLS
• 2026-05-10 Contingent — GAMLS
• 2026-05-08 Price Changed $179,900 Hive MLS
• 2026-05-08 Price Changed $179,900 GAMLS
• 2026-03-06 Price Changed $199,900 Hive MLS
• 2026-03-06 Price Changed $199,900 GAMLS
• 2026-02-09 Listed $220,000 Hive MLS
• 2026-02-09 Listed $220,000 GAMLS
• 2002-05-23 Sold (Public Records) $92,000 Public Records
• 1999-07-15 Sold (Public Records) $79,000 Public Records
• 1996-12-05 Sold (Public Records) $75,000 Public Records
• 1991-05-29 Sold (Public Records) $62,000 Public Records
• 1990-10-19 Sold (Public Records) $69,000 Public Records
• 1990-03-19 Sold (Public Records) $69,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $2,205 · +1.9% YoY. Source: county tax records.