248 Fifth St · Athens-Clarke County unified government (balance), GA 30605

$255,000

4 bd · 1.0 ba · 842 sqft · SingleFamily public records · 56 Days on market

Built 1915 0.37 ac lot $303/sqft · 68% above area Est $397k · 36% 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
• Cash flow +12.5/30.0
• DSCR +3.7/10.0
• Rent growth +3.7/5.0
• 1% rule +3.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

This conveniently located property, within walking distance to Downtown Athens and UGA, has two houses on it. The 1st house is 1296 Sq Ft, the second 912 Sq Ft. Both are in need of repair or renovation. Being sold "AS IS"

Key facts

• Two houses
• 0.37 acre lot
• Built 1915

Tags

• TWO HOUSES

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family residence; 1 story; Residential property
• Construction: Wood siding
• Exterior features: Deck

Interior

• Bathrooms: 3 full bathrooms
• Heating & cooling: Electric heating; Space heater; Electric cooling; Window unit(s)
• Interior features: Electric water heater
• Laundry & utility: Washer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-35 ($-420/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (2.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (18.1% below list).
• Recommended offer: $209k (18.1% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.4% 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 D — 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: Howard B. Stroud Elementary School (math 12% / reading 17%, grade F, #996 of 1,228 statewide, top 83%, 359 students, 83% FRL); Coile Middle School (math 6% / reading 11%, grade F, #439 of 470 statewide, top 94%, 635 students, 83% FRL); Cedar Shoals High School (1,443 students, 83% FRL).
• Market conditions: Rents rising fast (+4.8%/yr); 303 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).
• At $2,089/mo this rent would consume 50% of the median local household income ($50k/yr) (locally 3628% 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 56 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $208,885 (18.1% 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 56 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1915 — 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: 0.82% ✗
• Cap rate: 6.13%
• Cash-on-cash: -0.59%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (median comp): $397,149
• List price: $255,000
• Delta: -35.79%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Northcrest Drive Dr	0.69mi	3/1.0 (-1)	888 (+6%)	7mo	$220,000	$248	48
549 N Peter St	0.73mi	3/2.0 (-1)	905 (+8%)	9mo	$131,000	$145	37
107 Cherry Ln	0.48mi	3/2.0 (-1)	936 (+11%)	22mo	$262,250	$280	32

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 · 4.83% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.44×
• Total profit: $-39,651
• Equity at exit: $38,021

10-year hold

• IRR: -4.1%
• Equity multiple: 0.71×
• Total profit: $-20,782
• Equity at exit: $22,048

Cash invested: $71,400 (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 30605

• Rents YoY: 4.8%
• Active inventory: 303
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$242 /mo · $2,901/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-35

Break-even live

Break-even rent $2,133

Max offer price $248,813

Occupancy floor 97%

Sensitivity live

Price	-10% $109	-5% $37	+0% $-35	+5% $-107	+10% $-179
Rent	-10% $-200	-5% $-118	+0% $-35	+5% $47	+10% $130
Rate	-1.0pp $93	-0.5pp $30	base $-35	+0.5pp $-101	+1.0pp $-168

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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
198 Old Hull Rd Athens, GA	1.0–3.0	1.0–2.0	926	$1,299	$1.40	15d	5	0.73mi
105 Oak Hill Dr Athens, GA	1.0–3.0	1.0–2.0	1097	$1,809	$1.65	15d	13	0.86mi

Listing history 15 events

1. 2026-06-16
   status $255,000 Pending 56 DOM
2. 2026-06-15
   days on market $255,000 Active 56 DOM
3. 2026-06-14
   days on market $255,000 Active 54 DOM
4. 2026-06-13
   days on market $255,000 Active 53 DOM
5. 2026-06-10
   days on market $255,000 Active 51 DOM
6. 2026-06-09
   days on market $255,000 Active 50 DOM
7. 2026-06-08
   days on market $255,000 Active 49 DOM
8. 2026-06-07
   days on market $255,000 Active 48 DOM
9. 2026-06-02
   days on market $255,000 Active 43 DOM
10. 2026-06-01
    days on market $255,000 Active 42 DOM
11. 2026-05-31
    days on market $255,000 Active 41 DOM
12. 2026-05-30
    days on market $255,000 Active 40 DOM
13. 2026-04-22
    status Active 231-char remark
14. 2026-04-20
    historical 231-char remark
15. 2026-04-17
    listed $255,000 Active 231-char remark

ⓘ 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: $2,901 · $242/mo
• Projected year-2 tax: $2,901 · $242/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $25,066
• − Mortgage interest: −$14,284
• − Property taxes: −$2,901
• − Insurance: −$1,275
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$7,418
• Taxable loss: −$4,822
• Est. tax savings @ 24.0%: +$1,157
• After-tax cash flow: $737/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): 41,544
• Household income: $50,062
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 3628.0

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 0.59)
• Race & ethnicity: White 59% Black 24% Hispanic / Latino 9% Two or more races 6% Asian 5%
• Hispanic origin (detail): Mexican 2% Cuban 1%
• Common ancestry: Italian 3% Slovak 3% Romanian 3%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 85% 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: ▼ -294.87%
• Current HPI: 252.2581
• Rent YoY: ▲ 4.83%
• 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

4 events — show timeline

• 2026-06-16 Pending — Hive MLS
• 2026-04-22 Relisted — Hive MLS
• 2026-04-20 Listing Removed — Hive MLS
• 2026-04-17 Listed $255,000 Hive MLS

Property tax history

+8.2%/yr

Latest (2025): $2,901 · +9.0% YoY. Source: county tax records.