Ashley A Plan · Athens-Clarke County unified government (balance), GA 30606

$232,198

3 bd · 2.0 ba · 1,525 sqft · SingleFamily · 660 Days on market

Good condition ↓ 6% 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 +4.6/30.0
• Condition / age +4.0/5.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• Schools +1.6/10.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

Key facts

• Covered porch
• Master suite
• Listed 659 days

Tags

• COVERED PORCH
• MASTER SUITE

🏗️ New construction. The $232,198 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $343,189.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-876 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (6.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (18.5% below list).
• Recommended offer: $189k (18.5% below list) — sets the bar for 1% rule.

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 (+1.6%/yr); 317 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).
• This rent runs 36% 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 660 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $189,271 (18.5% 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 660 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 0.55% ✗
• Cap rate: 3.23%
• Cash-on-cash: -10.95%
• DSCR: 0.51
• GRM: 15.1

CMA / ARV

• ARV (median comp): $343,189
• List price: $232,198
• Delta: -32.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 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 (-7%)	0mo	$345,000	$243	65
250 Jennings Ct	0.42mi	3/2.5	1,659 (+9%)	1mo	$349,000	$210	63
160 Cambridge Dr	0.55mi	3/2.0	1,594 (+4%)	4mo	$355,000	$223	63
105 Cambridge Dr	0.56mi	3/2.5	1,632 (+7%)	1mo	$368,500	$226	60
349 Park West Blvd	0.44mi	3/2.0	1,420 (-7%)	10mo	$331,500	$233	60
425 Classic Rd	0.52mi	3/2.0	1,420 (-7%)	6mo	$339,900	$239	59
357 Park West Blvd	0.45mi	3/2.0	1,420 (-7%)	17mo	$354,900	$250	54
205 Jennings Ct	0.48mi	3/2.5	1,600 (+5%)	17mo	$330,000	$206	53
540 Park West Blvd	0.66mi	3/2.0	1,420 (-7%)	15mo	$350,000	$246	45
170 Huntington Ct	0.75mi	3/1.5	1,350 (-12%)	2mo	$190,000	$141	43
140 Bedford Dr	0.55mi	3/2.5	1,737 (+14%)	8mo	$348,000	$200	43
440 Classic Rd	0.55mi	3/2.5	1,728 (+13%)	14mo	$325,000	$188	38

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: -37.7%
• Equity multiple: -0.19×
• Total profit: $-114,072
• Equity at exit: $51,171

10-year hold

• IRR: -66.0%
• Equity multiple: -0.89×
• Total profit: $-181,730
• Equity at exit: $29,673

Cash invested: $96,093 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,800
• Tax est. 1.5%: −$429 /mo · $5,148/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-876

Break-even live

Break-even rent $3,002

Max offer price $216,364

Occupancy floor —

Sensitivity live

Price	-10% $-639	-5% $-758	+0% $-876	+5% $-995	+10% $-1,114
Rent	-10% $-1,026	-5% $-951	+0% $-876	+5% $-802	+10% $-727
Rate	-1.0pp $-704	-0.5pp $-789	base $-876	+0.5pp $-965	+1.0pp $-1,056

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: $85,797
• Closing costs: $10,296
• 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	21d	2	0.26mi
135 Logmont Trce Athens, GA	2.0	2.5	1332	$1,550	$1.16	44d	1	0.31mi
332 Park West Blvd General, GA	3.0	2.0	1500	$2,200	$1.47	44d	1	0.44mi
332 Park West Blvd Unit NA Bogart, GA	3.0	2.0	1500	$2,100	$1.40	21d	1	0.44mi
225 Jennings Mill Pkwy Athens, GA	1.0–3.0	1.0–2.0	1225	$2,170	$1.77	14d	22	0.86mi
150 Westpark Dr Athens, GA	1.0–2.0	1.0–2.0	952	$1,745	$1.83	14d	18	0.92mi
125 Jennings Mill Pkwy Athens, GA	1.0–2.0	1.0–2.0	930	$1,582	$1.70	14d	13	1.06mi
2035 Timothy Rd Athens, GA	1.0–3.0	1.0–2.0	1031	$1,961	$1.90	14d	14	1.41mi

Listing history 21 events

1. 2026-06-19
   days on market $232,198 Active 660 DOM
2. 2026-06-18
   days on market $232,198 Active 659 DOM
3. 2026-06-17
   days on market $232,198 Active 658 DOM
4. 2026-06-16
   days on market $232,198 Active 657 DOM
5. 2026-06-15
   price $232,198 Active 656 DOM
6. 2026-06-15
   days on market $228,947 Active 656 DOM
7. 2026-06-14
   days on market $228,947 Active 654 DOM
8. 2026-06-13
   days on market $228,947 Active 653 DOM
9. 2026-06-10
   days on market $228,947 Active 651 DOM
10. 2026-06-09
    days on market $228,947 Active 650 DOM
11. 2026-06-08
    days on market $228,947 Active 649 DOM
12. 2026-06-07
    days on market $228,947 Active 648 DOM
13. 2026-06-02
    days on market $228,947 Active 643 DOM
14. 2026-06-01
    days on market $228,947 Active 642 DOM
15. 2026-05-31
    days on market $228,947 Active 641 DOM
16. 2026-05-30
    days on market $228,947 Active 640 DOM
17. 2025-09-03
    price $228,947 512-char remark

    Show marketing remark (512 chars)

    Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

18. 2024-10-05
    status Active 512-char remark

    Show marketing remark (512 chars)

    Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

19. 2024-10-02
    historical 512-char remark

    Show marketing remark (512 chars)

    Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

20. 2024-09-04
    price $231,573 512-char remark

    Show marketing remark (512 chars)

    Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

21. 2024-08-26
    listed $243,428 Active 512-char remark

    Show marketing remark (512 chars)

    Welcome to the Ashley A, an inviting three-bedroom floor plan where convenience meets style! Step onto the rocking-chair-ready front porch, perfect for sipping your morning coffee or watching the sunset. Inside, you'll find an open living space that separates the master suite from the other bedrooms. Each bedroom includes a walk-in closet for all your essentials, and just past the kitchen, you'll find a utility room and pantry. This beloved home is the perfect place for making memories that last a lifetime.

ⓘ 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: $22,713
• − Mortgage interest: −$19,224
• − Property taxes: −$5,148
• − Insurance: −$1,716
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$9,984
• Taxable loss: −$16,993
• Est. tax savings @ 24.0%: +$4,078
• After-tax cash flow: $-6,439/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 · 13 photos

Good 80/100 Cosmetic rehab

This home is in good condition with modern updates and a good curb appeal. It has a good foundation and structure, and the interior is well-maintained. The property has a good roof and siding, and the kitchen and bathrooms are modern. The home is move-in ready and has a good resale and rental value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value
• Both Add a small garden or flower bed near the front door — A small garden can enhance curb appeal and property value
• Both Install a smart thermostat — A smart thermostat can improve energy efficiency and reduce utility costs
• Both Add a security system — A security system can increase safety and property value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value ↑
• Both Add a small garden or flower bed near the front door — A small garden can enhance curb appeal and property value ↑
• Both Install a smart thermostat — A smart thermostat can improve energy efficiency and reduce utility costs ↑
• Both Add a security system — A security system can increase safety and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-5.9% since first listed

5 events — show timeline

• 2025-09-03 Price Changed $228,947 Zillow
• 2024-10-05 Relisted — Zillow
• 2024-10-02 Delisted — Zillow
• 2024-09-04 Price Changed $231,573 Zillow
• 2024-08-26 Listed $243,428 Zillow