540 Aubrey Dr · Athens-Clarke County unified government (balance), GA 30606

$275,000

4 bd · 2.0 ba · 1,856 sqft · MultiFamily public records · 120 Days on market

Built 1976 $148/sqft · 14% below area Est $318k · 14% 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 +22.3/30.0
• ARV discount +13.6/15.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

***Tenant occupied - 24-hour notice required for showings. Limited showing availability.*** Great investment opportunity in Athens-Clarke County! This charming white brick duplex features two units - each offering 2 bedrooms and 1 full bathroom with brand-new flooring throughout. Inside each side, you'll find a spacious living room that flows into a generously sized kitchen with a cozy breakfast nook, plus two well-proportioned bedrooms and a full bath. Whether you're looking to expand your rental portfolio or secure a property in a desirable Athens location, this is an opportunity you don't want to miss!

Key facts

• Cozy breakfast nook
• White brick duplex
• Full bath

Tags

• WHITE BRICK DUPLEX
• SPACIOUS LIVING ROOM
• GENEROUSLY SIZED KITCHEN
• COZY BREAKFAST NOOK
• WELL-PROPORTIONED BEDROOMS
• FULL BATH

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $250k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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; 4 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).
• At $2,818/mo this rent would consume 53% 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 $2k of loan paydown is wiped out by about $8k 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 120 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y 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 $170k; list at $275k implies a 62% 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 $250,250 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 8.1

CMA / ARV

• ARV (median comp): $318,378
• List price: $275,000
• Delta: -13.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -7.1%
• Equity multiple: 0.74×
• Total profit: $-19,819
• Equity at exit: $41,003

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,786
• Equity at exit: $23,777

Cash invested: $77,000 (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: 16.3×

Monthly cashflow live

• Estimated rent: $2,818 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$218 /mo · $2,618/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $451

Break-even live

Break-even rent $2,247

Max offer price $275,000

Occupancy floor 79%

Sensitivity live

Price	-10% $607	-5% $529	+0% $451	+5% $374	+10% $296
Rent	-10% $229	-5% $340	+0% $451	+5% $563	+10% $674
Rate	-1.0pp $590	-0.5pp $521	base $451	+0.5pp $380	+1.0pp $308

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,818
Total (2 units)			$2,818

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1130 Darlington Station Rd Bogart, GA	3.0	2.0	1702	$1,900	$1.12	22d	1	0.43mi
332 Park West Blvd General, GA	3.0	2.0	1500	$2,200	$1.47	44d	1	1.43mi
332 Park West Blvd Unit NA Bogart, GA	3.0	2.0	1500	$2,100	$1.40	22d	1	1.43mi
421 Park West Blvd Athens, GA	4.0	2.5	2277	$2,900	$1.27	14d	1	1.48mi

Listing history 21 events

1. 2026-06-19
   days on market $275,000 Active 120 DOM
2. 2026-06-18
   days on market $275,000 Active 119 DOM
3. 2026-06-17
   days on market $275,000 Active 118 DOM
4. 2026-06-16
   days on market $275,000 Active 117 DOM
5. 2026-06-15
   days on market $275,000 Active 116 DOM
6. 2026-06-14
   days on market $275,000 Active 114 DOM
7. 2026-06-13
   days on market $275,000 Active 113 DOM
8. 2026-06-10
   days on market $275,000 Active 111 DOM
9. 2026-06-09
   days on market $275,000 Active 110 DOM
10. 2026-06-08
    days on market $275,000 Active 109 DOM
11. 2026-06-07
    pricedays on market $275,000 Active 108 DOM
12. 2026-06-02
    days on market $285,000 Active 103 DOM
13. 2026-06-01
    days on market $285,000 Active 102 DOM
14. 2026-05-31
    days on market $285,000 Active 101 DOM
15. 2026-05-30
    days on market $285,000 Active 100 DOM
16. 2026-02-03
    listed $285,000 New 613-char remark

    Show marketing remark (654 chars)

    * * * Tenant occupied — 24-hour notice required for showings. Limited showing availability. * * * Great investment opportunity in Athens-Clarke County! This charming white brick duplex features two units — each offering 2 bedrooms and 1 full bathroom with brand-new flooring throughout. Inside each side, you’ll find a spacious living room that flows into a generously sized kitchen with a cozy breakfast nook, plus two well-proportioned bedrooms and a full bath. Whether you’re looking to expand your rental portfolio or secure a property in a desirable Athens location, this is an opportunity you don’t want to miss!

17. 2026-02-03
    listed $285,000 Active 654-char remark

    Show marketing remark (654 chars)

    * * * Tenant occupied — 24-hour notice required for showings. Limited showing availability. * * * Great investment opportunity in Athens-Clarke County! This charming white brick duplex features two units — each offering 2 bedrooms and 1 full bathroom with brand-new flooring throughout. Inside each side, you’ll find a spacious living room that flows into a generously sized kitchen with a cozy breakfast nook, plus two well-proportioned bedrooms and a full bath. Whether you’re looking to expand your rental portfolio or secure a property in a desirable Athens location, this is an opportunity you don’t want to miss!

18. 2021-06-03
    soldstatus $169,900
19. 2016-05-21
    historical
20. 2016-04-05
    listed $59,900
21. 1992-06-29
    soldstatus $34,900

ⓘ 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: $2,618 · $218/mo
• Projected year-2 tax: $2,618 · $218/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 25% 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: $33,816
• − Mortgage interest: −$15,404
• − Property taxes: −$2,618
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,705
• − Management: −$2,705
• − Depreciation: −$8,000
• Taxable income: $1,008
• Est. tax owed @ 24.0%: −$242
• After-tax cash flow: $5,174/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

+716.6% since first listed

6 events — show timeline

• 2026-02-03 Listed $285,000 Hive MLS
• 2026-02-03 Listed $285,000 GAMLS
• 2021-06-03 Sold (Public Records) $169,900 Public Records
• 2016-05-21 Listing Removed — Hive MLS
• 2016-04-05 Listed $59,900 Hive MLS
• 1992-06-29 Sold (Public Records) $34,900 Public Records

Property tax history

+12.6%/yr

Latest (2025): $2,618 · +11.4% YoY. Source: county tax records.