130 Mckinley Drive Dr · Athens-Clarke County unified government (balance), GA 30601

$314,990

4 bd · 1.0 ba · 960 sqft · SingleFamily public records · 8 Days on market

Built 2026 9,627 sqft lot Est $224k · 41% over

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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).

• Cash flow +8.4/30.0
• Rent growth +3.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Schools +1.6/10.0
• 1% rule +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to modern comfort and timeless style! This 4-bed, 3-bath NEW CONSTRUCTION home invites you in with a gorgeous covered front porch and a stunning two-story foyer that sets the tone from the moment you enter. Enjoy a bright, open-concept layout featuring 100% LVP flooring, sleek stainless-steel appliances, and clean, contemporary finishes throughout. The main-level primary suite offers the perfect escape with a spacious walk-in closet and private bath, perfect for those seeking comfort and convenience on the main floor. Upstairs, you'll find a dedicated laundry room, generously sized secondary bedrooms, and a well-appointed bath with a double vanity-ideal for busy mornings and multiple people. Walk outside to find a back patio within a wooden fenced-in backyard that can be transformed into your very own peaceful refuge. Located in the Classic City, this home is perfectly situated within only 3 miles from UGA and Downtown. Homes like this move fast--schedule your showing today and claim this stunning new construction as your forever home!

Key facts

• Covered front porch
• Two story foyer
• Open concept layout

Tags

• COVERED FRONT PORCH
• TWO STORY FOYER
• OPEN CONCEPT LAYOUT
• 100 PERCENT LVP FLOORING
• STAINLESS STEEL APPLIANCES
• MAIN LEVEL PRIMARY SUITE

Property features AI

Exterior

• Parking: Attached parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; 2-story home; Residential property
• Construction: HardiPlank-type siding; Composition roof; Slab foundation; Home warranty included
• Exterior features: Patio; Front porch; Privacy wood fencing; Level lot

Interior

• Kitchen: Dishwasher; Microwave; Oven; Range; Electric water heater
• Bedrooms: 1 bedroom on the main level
• Bathrooms: 3 full bathrooms; 2 bathrooms on the main level
• Heating & cooling: Central heating with electric heat pump; Central cooling with electric heat pump
• Interior features: Breakfast bar; Entrance foyer; High ceilings; Pantry
• Laundry & utility: Washer hookup on the upper level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-284 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $265k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (34.7% below list).
• Recommended offer: $206k (34.7% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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 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.
• Market conditions: Rents rising (+3.9%/yr); 115 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).
• At $2,057/mo this rent would consume 63% 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 $9k 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 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 2y 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 $45k; list at $315k implies a 600% 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 $205,676 (34.7% 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. 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: 0.65% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 12.8

CMA / ARV

• ARV (on-the-fly): $223,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
549 N Peter St	0.20mi	3/2.0 (-1)	905 (-6%)	9mo	$131,000	$145	65
375 Martin Cir	0.47mi	3/1.0 (-1)	1,040 (+8%)	5mo	$110,000	$106	55
303 Martin Cir	0.44mi	3/1.0 (-1)	900 (-6%)	12mo	$167,000	$186	54
120 Cone Dr	0.39mi	3/1.0 (-1)	1,053 (+10%)	11mo	$230,000	$218	52
150 Royal Ct	0.66mi	3/2.0 (-1)	1,000 (+4%)	2mo	$310,000	$310	51
360 Cook Dr	0.64mi	3/2.0 (-1)	900 (-6%)	6mo	$230,000	$256	45
123 Martin Ct	0.39mi	3/2.0 (-1)	1,100 (+15%)	8mo	$25,990	$24	42
330 Washington Dr	0.72mi	3/1.0 (-1)	900 (-6%)	11mo	$185,000	$206	42
185 Royal Ct	0.72mi	3/3.0 (-1)	888 (-8%)	0mo	$245,000	$276	41
60 S Dublin St	0.66mi	3/1.5 (-1)	996 (+4%)	23mo	$232,500	$233	37
364 Washington Dr	0.70mi	3/2.0 (-1)	1,100 (+15%)	11mo	$260,000	$236	25
360 Washington Dr	0.70mi	3/2.0 (-1)	1,100 (+15%)	11mo	$257,000	$234	25

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: -22.0%
• Equity multiple: 0.23×
• Total profit: $-67,473
• Equity at exit: $46,966

10-year hold

• IRR: -14.4%
• Equity multiple: 0.15×
• Total profit: $-75,099
• Equity at exit: $27,235

Cash invested: $88,197 (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: 115
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $2,057 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$126 /mo · $1,510/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $-284

Break-even live

Break-even rent $2,416

Max offer price $264,808

Occupancy floor —

Sensitivity live

Price	-10% $-106	-5% $-195	+0% $-284	+5% $-373	+10% $-462
Rent	-10% $-447	-5% $-365	+0% $-284	+5% $-203	+10% $-122
Rate	-1.0pp $-125	-0.5pp $-204	base $-284	+0.5pp $-366	+1.0pp $-449

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: $78,748
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Oak Hill Dr Athens, GA	1.0–3.0	1.0–2.0	1097	$1,809	$1.65	14d	13	1.04mi
198 Old Hull Rd Athens, GA	1.0–3.0	1.0–2.0	926	$1,299	$1.40	14d	5	1.05mi
160 Indiana Ave Athens, GA	3.0	3.0	1050	$1,950	$1.86	44d	1	1.25mi

Listing history 8 events

1. 2026-06-19
   days on market $314,990 Active 8 DOM
2. 2026-06-18
   days on market $314,990 Active 7 DOM
3. 2026-06-17
   days on market $314,990 Active 6 DOM
4. 2026-06-16
   days on market $314,990 Active 5 DOM
5. 2026-06-15
   days on market $314,990 Active 4 DOM
6. 2026-06-14
   days on market $314,990 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $314,990 Active 1 DOM

ⓘ 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: $1,510 · $126/mo
• Projected year-2 tax: $2,898 · $241/mo
• Expected delta: +$1,388/yr (+$116/mo · 91.9%)

ⓘ 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 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,681
• − Mortgage interest: −$17,644
• − Property taxes: −$1,510
• − Insurance: −$1,575
• − Repairs & maintenance: −$1,974
• − Management: −$1,974
• − Depreciation: −$9,163
• Taxable loss: −$9,160
• Est. tax savings @ 24.0%: +$2,198
• After-tax cash flow: $-1,210/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): 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

+2410.9% since first listed

20 events — show timeline

• 2026-06-10 Listed $314,990 GAMLS
• 2026-06-10 Listed $314,990 Hive MLS
• 2025-05-12 Sold (Public Records) $45,000 Public Records
• 2025-05-08 Sold (MLS) $45,000 GAMLS
• 2025-05-08 Sold (MLS) $45,000 Hive MLS
• 2025-05-07 Pending — GAMLS
• 2025-05-04 Contingent — GAMLS
• 2025-04-15 Price Changed $65,000 GAMLS
• 2025-03-26 Relisted — GAMLS
• 2025-03-26 Price Changed $75,000 GAMLS
• 2025-03-07 Contingent — GAMLS
• 2025-03-06 Price Changed $100,000 GAMLS
• 2025-03-02 Relisted — GAMLS
• 2025-03-02 Price Changed $115,000 GAMLS
• 2024-12-17 Contingent — GAMLS
• 2024-12-16 Relisted — GAMLS
• 2024-12-06 Contingent — GAMLS
• 2024-09-17 Listed $169,000 GAMLS
• 2024-09-12 Listed $65,000 Hive MLS
• 1989-09-05 Sold (Public Records) $12,545 Public Records

Property tax history

+11.5%/yr

Latest (2025): $1,510 · +18.5% YoY. Source: county tax records.