1144 Wolfskin Rd · Athens-Clarke County unified government (balance), GA 30619

$237,500

3 bd · 2.0 ba · 1,536 sqft · Manufactured public records · 49 Days on market

Built 1977 2.25 ac lot $155/sqft · 22% below area Est $303k · 22% under

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Why this score? — see what drove the D 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +4.4/30.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Fully renovated and move-in ready, this home sits on approximately 2 private acres and offers an affordable opportunity to own just outside of Athens. The home features new paint, flooring, lighting, and finishes throughout, creating a clean, modern feel without the high price tag. The kitchen stands out with dark countertops, olive green cabinetry with gold hardware, and stainless steel appliances, offering both style and functionality for everyday living. The bathroom has been updated with a tile shower, while blonde-toned flooring throughout helps keep the space feeling bright and open. Outside, you'll find newly built decks and plenty of room to enjoy the surrounding land-perfect for relaxing or simply having space from neighbors. Conveniently located just a short drive to Athens, this property offers a rare combination of modern updates, privacy, acreage, and affordability-making it a strong option for buyers looking for value without sacrificing quality.

Key facts

• 2.25 acre lot
• Built 1977
• Listed 49 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $238k.

Deal economics

• At list price, monthly cash flow is $-627 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (38.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (46.0% below list).
• Recommended offer: $128k (46.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Oglethorpe County (rural): math 40% / reading 33% proficiency, ranked #58 of 174 in GA (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oglethorpe County Primary School (563 students, 54% FRL); Oglethorpe County Middle School (math 47% / reading 41%, grade D, #113 of 470 statewide, top 24%, 517 students, 59% FRL); Oglethorpe County High School (math 32% / reading 32%, grade F, #110 of 424 statewide, top 28%, 655 students, 51% FRL) — zoned schools at 55% FRL track the district average.
• Market conditions: 13 active listings in the ZIP; 140 units permitted in Oglethorpe County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (10.0% local appreciation)).
• Oglethorpe County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($230k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 3y ago; this cycle's ask has dropped $28k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $238k implies a 217% gain — meaningful room to come down on a strong offer.

Recommended offer $128,341 (46.0% 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 49 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.54% ✗
• Cap rate: 3.12%
• Cash-on-cash: -11.32%
• DSCR: 0.50
• GRM: 15.4

CMA / ARV

• ARV (median comp): $302,740
• List price: $237,500
• Delta: -21.55%
• Verdict: UNDERPRICED
• Comps: 10 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.34×
• Total profit: $89,408
• Equity at exit: $213,959

10-year hold

• IRR: 15.7%
• Equity multiple: 5.43×
• Total profit: $294,754
• Equity at exit: $461,410

Cash invested: $66,500 (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 30619

• Home prices YoY: 15.5%
• Active inventory: 13
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$1,245
• Tax est. 1.5%: −$297 /mo · $3,562/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $-627

Break-even live

Break-even rent $2,078

Max offer price $146,712

Occupancy floor —

Sensitivity live

Price	-10% $-463	-5% $-545	+0% $-627	+5% $-709	+10% $-792
Rent	-10% $-729	-5% $-678	+0% $-627	+5% $-577	+10% $-526
Rate	-1.0pp $-508	-0.5pp $-567	base $-627	+0.5pp $-689	+1.0pp $-752

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: $59,375
• Closing costs: $7,125
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-05-18
   price $237,500 978-char remark

   Show marketing remark (978 chars)

   Fully renovated and move-in ready, this home sits on approximately 2 private acres and offers an affordable opportunity to own just outside of Athens. The home features new paint, flooring, lighting, and finishes throughout, creating a clean, modern feel without the high price tag. The kitchen stands out with dark countertops, olive green cabinetry with gold hardware, and stainless steel appliances, offering both style and functionality for everyday living. The bathroom has been updated with a tile shower, while blonde-toned flooring throughout helps keep the space feeling bright and open. Outside, you'll find newly built decks and plenty of room to enjoy the surrounding land-perfect for relaxing or simply having space from neighbors. Conveniently located just a short drive to Athens, this property offers a rare combination of modern updates, privacy, acreage, and affordability-making it a strong option for buyers looking for value without sacrificing quality.

2. 2026-05-05
   price $250,000 978-char remark

   Show marketing remark (978 chars)

   Fully renovated and move-in ready, this home sits on approximately 2 private acres and offers an affordable opportunity to own just outside of Athens. The home features new paint, flooring, lighting, and finishes throughout, creating a clean, modern feel without the high price tag. The kitchen stands out with dark countertops, olive green cabinetry with gold hardware, and stainless steel appliances, offering both style and functionality for everyday living. The bathroom has been updated with a tile shower, while blonde-toned flooring throughout helps keep the space feeling bright and open. Outside, you'll find newly built decks and plenty of room to enjoy the surrounding land-perfect for relaxing or simply having space from neighbors. Conveniently located just a short drive to Athens, this property offers a rare combination of modern updates, privacy, acreage, and affordability-making it a strong option for buyers looking for value without sacrificing quality.

3. 2026-04-07
   listed $265,000 New 978-char remark

   Show marketing remark (978 chars)

   Fully renovated and move-in ready, this home sits on approximately 2 private acres and offers an affordable opportunity to own just outside of Athens. The home features new paint, flooring, lighting, and finishes throughout, creating a clean, modern feel without the high price tag. The kitchen stands out with dark countertops, olive green cabinetry with gold hardware, and stainless steel appliances, offering both style and functionality for everyday living. The bathroom has been updated with a tile shower, while blonde-toned flooring throughout helps keep the space feeling bright and open. Outside, you'll find newly built decks and plenty of room to enjoy the surrounding land-perfect for relaxing or simply having space from neighbors. Conveniently located just a short drive to Athens, this property offers a rare combination of modern updates, privacy, acreage, and affordability-making it a strong option for buyers looking for value without sacrificing quality.

4. 2025-10-30
   soldstatus $75,000 Sold 444-char remark

   Show marketing remark (444 chars)

   Make this 2 acre lot with well and septic your home or getaway. Industrious types could potentially renovate the mobile home or better yet, have it removed to start fresh. Well and septic were tested in 2023. Located in the Oglethorpe County school district and close to off road bike trails- the location is great for a country feel yet close to conveniences. 10 minutes to downtown Watkinsville or downtown Crawford and 20 minutes to UGA.

5. 2025-10-30
   soldstatus $75,000

   Show marketing remark (444 chars)

   Make this 2 acre lot with well and septic your home or getaway. Industrious types could potentially renovate the mobile home or better yet, have it removed to start fresh. Well and septic were tested in 2023. Located in the Oglethorpe County school district and close to off road bike trails- the location is great for a country feel yet close to conveniences. 10 minutes to downtown Watkinsville or downtown Crawford and 20 minutes to UGA.

6. 2025-10-30
   soldstatus $75,000

   Show marketing remark (444 chars)

   Make this 2 acre lot with well and septic your home or getaway. Industrious types could potentially renovate the mobile home or better yet, have it removed to start fresh. Well and septic were tested in 2023. Located in the Oglethorpe County school district and close to off road bike trails- the location is great for a country feel yet close to conveniences. 10 minutes to downtown Watkinsville or downtown Crawford and 20 minutes to UGA.

7. 2025-09-15
   status Under Contract 444-char remark

   Show marketing remark (444 chars)

   Make this 2 acre lot with well and septic your home or getaway. Industrious types could potentially renovate the mobile home or better yet, have it removed to start fresh. Well and septic were tested in 2023. Located in the Oglethorpe County school district and close to off road bike trails- the location is great for a country feel yet close to conveniences. 10 minutes to downtown Watkinsville or downtown Crawford and 20 minutes to UGA.

8. 2025-09-05
   historical Active Under Contract 444-char remark

   Show marketing remark (444 chars)

   Make this 2 acre lot with well and septic your home or getaway. Industrious types could potentially renovate the mobile home or better yet, have it removed to start fresh. Well and septic were tested in 2023. Located in the Oglethorpe County school district and close to off road bike trails- the location is great for a country feel yet close to conveniences. 10 minutes to downtown Watkinsville or downtown Crawford and 20 minutes to UGA.

9. 2025-08-29
   listed $78,000 New 444-char remark

   Show marketing remark (444 chars)

   Make this 2 acre lot with well and septic your home or getaway. Industrious types could potentially renovate the mobile home or better yet, have it removed to start fresh. Well and septic were tested in 2023. Located in the Oglethorpe County school district and close to off road bike trails- the location is great for a country feel yet close to conveniences. 10 minutes to downtown Watkinsville or downtown Crawford and 20 minutes to UGA.

10. 2025-08-29
    listed $78,000

    Show marketing remark (444 chars)

    Make this 2 acre lot with well and septic your home or getaway. Industrious types could potentially renovate the mobile home or better yet, have it removed to start fresh. Well and septic were tested in 2023. Located in the Oglethorpe County school district and close to off road bike trails- the location is great for a country feel yet close to conveniences. 10 minutes to downtown Watkinsville or downtown Crawford and 20 minutes to UGA.

11. 2024-05-13
    soldstatus $95,000
12. 2023-12-26
    soldstatus $90,000
13. 2023-12-15
    soldstatus $90,000 Sold
14. 2023-12-15
    soldstatus $90,000
15. 2023-12-04
    historical Active Under Contract
16. 2023-11-07
    status Back On Market
17. 2023-11-02
    status Under Contract
18. 2023-10-30
    price $89,900
19. 2023-09-28
    listed $110,000 New
20. 2023-09-28
    listed $89,900

ⓘ 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: $15,401
• − Mortgage interest: −$13,304
• − Property taxes: −$3,562
• − Insurance: −$1,188
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$6,909
• Taxable loss: −$12,026
• Est. tax savings @ 24.0%: +$2,886
• After-tax cash flow: $-4,643/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: Oglethorpe County
• NCES district ID: 1303990
• Math proficiency: 40% ▼ -13.00%
• Reading proficiency: 33% ▼ -13.00%
• Median HH income: $43,507
• Composite: 31.01/100
• National rank: #6093
• State rank: #58 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

• City population: 119,110
• Population (ZIP): 1,585

Population outlook (Oglethorpe County) Hauer SSP2

• Today (2025): 14,904 people
• By 2030: 14,658 · -1.7%
• By 2040: 13,902 · -6.7%
• By 2050: 12,924 · -13.3%
• By 2075: 11,049 · -25.9%
• By 2100: 9,317 · -37.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3% Black 2%
• Common ancestry: Portuguese 3% Slovak 2% Italian 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Oglethorpe

• 2024 margin: Solid R (+42.4) · D 28.5% · R 70.9%
• 2008→2024 swing: -12.7pp toward R · 2008: -29.7pp · 2024: -42.4pp
• All cycles: 2024: R+42.4 2020: R+38.8 2016: R+42.0 2012: R+37.3 2008: R+29.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 43.58%
• Current HPI: 324.0344
• Rent YoY: —
• Metro: —
• 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

+115.9% since first listed

20 events — show timeline

• 2026-05-18 Price Changed $237,500 GAMLS
• 2026-05-05 Price Changed $250,000 GAMLS
• 2026-04-07 Listed $265,000 GAMLS
• 2025-10-30 Sold (Public Records) $75,000 Public Records
• 2025-10-30 Sold (MLS) $75,000 Hive MLS
• 2025-10-30 Sold (MLS) $75,000 GAMLS
• 2025-09-15 Pending — GAMLS
• 2025-09-05 Contingent — GAMLS
• 2025-08-29 Listed $78,000 Hive MLS
• 2025-08-29 Listed $78,000 GAMLS
• 2024-05-13 Sold (Public Records) $95,000 Public Records
• 2023-12-26 Sold (Public Records) $90,000 Public Records
• 2023-12-15 Sold (MLS) $90,000 Hive MLS
• 2023-12-15 Sold (MLS) $90,000 GAMLS
• 2023-12-04 Contingent — GAMLS
• 2023-11-07 Relisted — GAMLS
• 2023-11-02 Pending — GAMLS
• 2023-10-30 Price Changed $89,900 GAMLS
• 2023-09-28 Listed $89,900 Hive MLS
• 2023-09-28 Listed $110,000 GAMLS

Property tax history

+3.0%/yr

Latest (2025): $297 · +25.0% YoY. Source: county tax records.