Jillian B Plan · Athens-Clarke County unified government (balance), GA 30606

$210,199

3 bd · 2.0 ba · 1,450 sqft · SingleFamily · 811 Days on market

Poor condition ↓ 4% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +4.4/30.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Schools +2.0/10.0
• Condition / age +1.0/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Appreciate all the comforts of a home built just for you at just the right size. Come together in the lively center of this home featuring a kitchen open to the dining and living rooms. Then enjoy privacy in the master suite separate from the other 2 bedrooms. Everything you want is here in this perfect gem.

Key facts

• Master suite privacy
• Open kitchen layout
• Listed 810 days

Tags

• OPEN KITCHEN LAYOUT
• MASTER SUITE PRIVACY

🏗️ New construction. The $210,199 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $343,298.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $-897 ($-11k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (11.1% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade F — 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: Rents rising (+1.6%/yr); 528 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 42% 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 35% of the median local income ($63k/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 $2k of loan paydown is wiped out by about $10k 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 811 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.

Recommended offer $184,975 (12.0% 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. It's been on market 811 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.54% ✗
• Cap rate: 3.16%
• Cash-on-cash: -11.20%
• DSCR: 0.50
• GRM: 15.3

CMA / ARV

• ARV (median comp): $343,298
• List price: $210,199
• Delta: -38.77%
• 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
396 Park West Blvd	0.50mi	3/2.0	1,420 (-2%)	5mo	$345,000	$243	69
349 Park West Blvd	0.44mi	3/2.0	1,420 (-2%)	15mo	$331,500	$233	64
425 Classic Rd	0.52mi	3/2.0	1,420 (-2%)	11mo	$339,900	$239	63
157 Covington Pl	0.62mi	3/2.0	1,500 (+3%)	4mo	$395,000	$263	62
357 Park West Blvd	0.45mi	3/2.0	1,420 (-2%)	21mo	$354,900	$250	58
160 Cambridge Dr	0.55mi	3/2.0	1,594 (+10%)	9mo	$355,000	$223	50
250 Jennings Ct	0.42mi	3/2.5	1,659 (+14%)	5mo	$349,000	$210	50
540 Park West Blvd	0.66mi	3/2.0	1,420 (-2%)	20mo	$350,000	$246	49
105 Cambridge Dr	0.56mi	3/2.5	1,632 (+13%)	5mo	$368,500	$226	47
170 Huntington Ct	0.75mi	3/1.5	1,350 (-7%)	6mo	$190,000	$141	46
205 Jennings Ct	0.48mi	3/2.5	1,600 (+10%)	22mo	$330,000	$206	40

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: -38.2%
• Equity multiple: -0.20×
• Total profit: $-115,349
• Equity at exit: $51,187

10-year hold

• IRR: -67.9%
• Equity multiple: -0.92×
• Total profit: $-184,371
• Equity at exit: $29,682

Cash invested: $96,123 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 9 under contract
• Months of supply: 4.7 mo (21%/mo absorbed)
• Median asking: $251,806 ($151/sqft)
• Median days on market: 768 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +56.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30606

• Rents YoY: 1.6%
• Active inventory: 528
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,868 high
• Mortgage (P&I): −$1,800
• Tax est. 1.5%: −$429 /mo · $5,149/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-897

Break-even live

Break-even rent $3,003

Max offer price $213,532

Occupancy floor —

Sensitivity live

Price	-10% $-660	-5% $-778	+0% $-897	+5% $-1,015	+10% $-1,134
Rent	-10% $-1,044	-5% $-971	+0% $-897	+5% $-823	+10% $-749
Rate	-1.0pp $-724	-0.5pp $-809	base $-897	+0.5pp $-986	+1.0pp $-1,076

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: $85,824
• Closing costs: $10,299
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
240 Cleveland Rd #440 Bogart, GA	2.0	2.5	1152	$1,500	$1.30	51d	1	0.23mi
250 Cleveland Rd Bogart, GA	2.0	2.0–2.5	1342	$1,400	$1.04	162d	2	0.26mi
165 Mill Center Blvd Athens, GA	3.0	2.5–3.5	1677	$2,242	$1.34	0d	7	0.28mi
135 Logmont Trce Athens, GA	2.0	2.5	1332	$1,500	$1.13	10d	1	0.31mi
135 Logmont Trce Athens, GA	2.0	2.5	1332	$1,500	$1.13	51d	1	0.31mi
332 Park West Blvd Unit NA Bogart, GA	3.0	2.0	1500	$2,100	$1.40	162d	1	0.44mi
332 Park West Blvd General, GA	3.0	2.0	1500	$2,200	$1.47	184d	1	0.44mi
212 Westpark Dr Unit 212 Athens, GA	3.0	2.5	1800	$2,350	$1.31	51d	1	0.79mi
637 Huntington Rd Athens, GA	2.0	2.0–2.5	1168	$1,400	$1.20	5d	2	0.80mi
127 Red Maple DR Athens, GA	3.0	2.5	1672	$1,950	$1.17	10d	1	0.82mi
127 Red Maple DR Athens, GA	3.0	2.5	1672	$1,950	$1.17	51d	1	0.82mi
225 Jennings Mill Pkwy Athens, GA	1.0–3.0	1.0–2.0	1191	$2,069	$1.74	0d	34	0.86mi
150 Westpark Dr Athens, GA	1.0–2.0	1.0–2.0	952	$1,775	$1.86	0d	20	0.92mi
482 Huntington Rd Athens, GA	2.0	2.5	1475	$1,550	$1.05	51d	1	0.95mi
125 Jennings Mill Pkwy Athens, GA	1.0–3.0	1.0–2.0	1128	$1,860	$1.65	0d	17	1.06mi
125 Slick Rock Ct Athens, GA	3.0	2.5	1714	$2,400	$1.40	2d	1	1.09mi
1364 Orchard Cir Watkinsville, GA	2.0	2.0	1650	$1,975	$1.20	10d	1	1.16mi
371 Morning Dr Athens, GA	3.0	2.5	1848	$1,900	$1.03	10d	1	1.36mi
2035 Timothy Rd Athens, GA	1.0–3.0	1.0–2.0	1031	$1,936	$1.88	0d	14	1.41mi

Listing history 50 events

1. 2026-11-08
   days on market $210,199 Active 811 DOM
2. 2026-11-07
   days on market $210,199 Active 810 DOM
3. 2026-11-06
   days on market $210,199 Active 809 DOM
4. 2026-11-05
   days on market $210,199 Active 808 DOM
5. 2026-11-04
   days on market $210,199 Active 807 DOM
6. 2026-11-02
   days on market $210,199 Active 805 DOM
7. 2026-11-01
   days on market $210,199 Active 804 DOM
8. 2026-10-31
   days on market $210,199 Active 803 DOM
9. 2026-10-30
   days on market $210,199 Active 802 DOM
10. 2026-10-29
    days on market $210,199 Active 801 DOM
11. 2026-10-28
    days on market $210,199 Active 800 DOM
12. 2026-10-27
    days on market $210,199 Active 799 DOM
13. 2026-10-26
    days on market $210,199 Active 798 DOM
14. 2026-10-25
    days on market $210,199 Active 797 DOM
15. 2026-10-24
    days on market $210,199 Active 796 DOM
16. 2026-10-23
    days on market $210,199 Active 795 DOM
17. 2026-10-22
    days on market $210,199 Active 794 DOM
18. 2026-10-21
    days on market $210,199 Active 793 DOM
19. 2026-10-20
    days on market $210,199 Active 792 DOM
20. 2026-10-19
    days on market $210,199 Active 791 DOM
21. 2026-10-18
    days on market $210,199 Active 790 DOM
22. 2026-10-17
    days on market $210,199 Active 789 DOM
23. 2026-10-16
    days on market $210,199 Active 788 DOM
24. 2026-10-15
    days on market $210,199 Active 787 DOM
25. 2026-10-14
    days on market $210,199 Active 786 DOM
26. 2026-10-13
    days on market $210,199 Active 785 DOM
27. 2026-10-12
    pricedays on market $210,199 Active 784 DOM
28. 2026-10-11
    days on market $217,755 Active 783 DOM
29. 2026-10-10
    days on market $217,755 Active 782 DOM
30. 2026-10-09
    days on market $217,755 Active 781 DOM
31. 2026-10-08
    days on market $217,755 Active 780 DOM
32. 2026-10-07
    days on market $217,755 Active 779 DOM
33. 2026-10-06
    days on market $217,755 Active 778 DOM
34. 2026-10-05
    days on market $217,755 Active 777 DOM
35. 2026-10-04
    days on market $217,755 Active 776 DOM
36. 2026-10-04
    days on market $217,755 Active 775 DOM
37. 2026-10-02
    days on market $217,755 Active 774 DOM
38. 2026-10-01
    days on market $217,755 Active 773 DOM
39. 2026-09-30
    days on market $217,755 Active 772 DOM
40. 2026-09-29
    days on market $217,755 Active 771 DOM
41. 2026-09-28
    days on market $217,755 Active 770 DOM
42. 2026-09-27
    days on market $217,755 Active 769 DOM
43. 2026-09-26
    days on market $217,755 Active 768 DOM
44. 2026-09-25
    days on market $217,755 Active 767 DOM
45. 2026-09-24
    days on market $217,755 Active 766 DOM
46. 2026-09-24
    days on market $217,755 Active 765 DOM
47. 2026-09-22
    days on market $217,755 Active 764 DOM
48. 2026-09-21
    days on market $217,755 Active 763 DOM
49. 2026-09-20
    days on market $217,755 Active 762 DOM
50. 2026-09-18
    days on market $217,755 Active 760 DOM

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

Taxation est. · year 1

• Rental income: $22,415
• − Mortgage interest: −$19,230
• − Property taxes: −$5,149
• − Insurance: −$1,716
• − Repairs & maintenance: −$1,793
• − Management: −$1,793
• − Depreciation: −$9,987
• Taxable loss: −$17,254
• Est. tax savings @ 24.0%: +$4,141
• After-tax cash flow: $-6,620/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 · 2 photos

Poor 20/100 Extensive rehab Est. rehab $72,500–$130,500 screening

This property requires extensive repairs and maintenance, including roof replacement and exterior updates, to significantly increase its resale and rental value.

Repairs flagged

• Major roof — Exposed shingles and potential water damage
• Major exterior siding — Weathered and peeling
• Major landscaping — Overgrown and unkempt
• Major fencing — Old and worn

Value-add opportunities

• Both repair roof — Fixing the roof is critical for both resale and rental value ↑
• Both repair exterior siding — Aesthetic improvement and increased curb appeal ↑
• Both landscaping and fencing — Enhances curb appeal and property value ↑
• Both paint exterior — Fresh paint improves curb appeal and property value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Cleveland Road Elementary School F GA #878/1,228 Nat'l #33,738/41,679 Middle Burney-Harris-Lyons Middle School F GA #342/470 Nat'l #11,464/14,009 High Clarke Central High School F GA #238/424 Nat'l #14,291/17,239

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 · 141,365 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: 14% of renters

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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%

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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%
• Languages at home: 87% English-only · Spanish 7% Other Asian/Pacific 2% Chinese 1%

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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

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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

-3.6% since first listed

4 events — show timeline

• 2026-05-05 Price Changed $214,706 Zillow
• 2025-09-03 Price Changed $208,583 Zillow
• 2024-09-04 Price Changed $211,863 Zillow
• 2024-08-19 Listed $222,709 Zillow