255 Marlborough Downs Rd · Athens-Clarke County unified government (balance), GA 30622

$248,000

3 bd · 2.0 ba · 1,000 sqft · SingleFamily public records · 122 Days on market

Built 1971 0.33 ac lot Est $251k · at est.

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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).

• Cash flow +17.8/30.0
• ARV discount +8.0/15.0
• DSCR +5.6/10.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming home located at 255 Marlborough Downs Road in the Bogart! Perfectly situated in a prime location just minutes from Hwy 316 and conveniently located off Atlanta Highway, this property offers both accessibility and comfort. This 3-bedroom, 1-bath home is an excellent opportunity for first-time homebuyers looking to start their homeownership journey or for investors seeking a valuable addition to their real estate portfolio. The home features a functional layout with great potential to personalize and make your own. Enjoy the convenience of nearby shopping, dining, and commuting routes while still benefiting from a peaceful residential setting. Whether you're searching for a starter home or an investment opportunity, this property offers outstanding value and location. Don't miss your chance to own in a growing and desirable area - schedule your showing today!

Key facts

• 0.33 acre lot
• Garage
• Built 1971

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $248k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (12.2% below list).
• Recommended offer: $218k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 7.3% 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: Cleveland Road Elementary School (math 12% / reading 27%, grade F, #878 of 1,228 statewide, top 75%, 284 students, 83% FRL); Burney-Harris-Lyons Middle School (math 19% / reading 23%, grade F, #342 of 470 statewide, top 73%, 728 students, 83% FRL); Clarke Central High School (math 15% / reading 24%, grade F, #238 of 424 statewide, top 57%, 1,836 students, 83% FRL).
• Market conditions: 140 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 122 days — a 12% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 18y 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 $90k; list at $248k implies a 176% 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 $217,639 (12.2% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — 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. 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: 0.88% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.55%
• DSCR: 1.16
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $251,000
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Sarsen Cir	0.06mi	4/2.0 (+1)	1,000 (0%)	15mo	$250,900	$251	80
330 Stonehenge Way	0.23mi	4/2.0 (+1)	1,000 (0%)	11mo	$259,000	$259	75
120 Marlborough Downs Rd	0.24mi	3/2.0	1,040 (+4%)	20mo	$255,000	$245	66
320 Old Monroe Rd	0.51mi	3/2.0	1,149 (+15%)	19mo	$269,000	$234	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-27,190
• Equity at exit: $36,978

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-7,192
• Equity at exit: $21,443

Cash invested: $69,440 (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 30622

• Home prices YoY: -30.2%
• Active inventory: 140
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$1,301
• Tax from tax record: −$110 /mo · $1,320/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $205

Break-even live

Break-even rent $1,916

Max offer price $248,000

Occupancy floor 86%

Sensitivity live

Price	-10% $346	-5% $276	+0% $205	+5% $135	+10% $65
Rent	-10% $34	-5% $119	+0% $205	+5% $291	+10% $377
Rate	-1.0pp $330	-0.5pp $269	base $205	+0.5pp $141	+1.0pp $76

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
657 Aubrey Dr Athens, GA	2.0	1.0	950	$1,250	$1.32	23d	1	0.85mi
332 Park West Blvd General, GA	3.0	2.0	1500	$2,200	$1.47	45d	1	0.88mi
332 Park West Blvd Unit NA Bogart, GA	3.0	2.0	1500	$2,100	$1.40	23d	1	0.88mi
250 Cleveland Rd Bogart, GA	2.0	2.0–2.5	1342	$1,400	$1.04	23d	2	1.37mi
135 Logmont Trce Athens, GA	2.0	2.5	1332	$1,550	$1.16	45d	1	1.43mi

Listing history 37 events

1. 2026-06-21
   days on market $248,000 Active 122 DOM
2. 2026-06-19
   days on market $248,000 Active 120 DOM
3. 2026-06-18
   days on market $248,000 Active 119 DOM
4. 2026-06-17
   days on market $248,000 Active 118 DOM
5. 2026-06-16
   days on market $248,000 Active 117 DOM
6. 2026-06-15
   days on market $248,000 Active 116 DOM
7. 2026-06-14
   days on market $248,000 Active 114 DOM
8. 2026-06-13
   statusdays on marketlisting id $248,000 Active 113 DOM
9. 2026-04-25
   status Pending
10. 2026-04-21
    historical Active Under Contract 897-char remark

    Show marketing remark (897 chars)

    Welcome to this charming home located at 255 Marlborough Downs Road in the Bogart! Perfectly situated in a prime location just minutes from Hwy 316 and conveniently located off Atlanta Highway, this property offers both accessibility and comfort. This 3-bedroom, 1-bath home is an excellent opportunity for first-time homebuyers looking to start their homeownership journey or for investors seeking a valuable addition to their real estate portfolio. The home features a functional layout with great potential to personalize and make your own. Enjoy the convenience of nearby shopping, dining, and commuting routes while still benefiting from a peaceful residential setting. Whether you're searching for a starter home or an investment opportunity, this property offers outstanding value and location. Don't miss your chance to own in a growing and desirable area - schedule your showing today!

11. 2026-04-21
    historical Active Under Contract

    Show marketing remark (897 chars)

    Welcome to this charming home located at 255 Marlborough Downs Road in the Bogart! Perfectly situated in a prime location just minutes from Hwy 316 and conveniently located off Atlanta Highway, this property offers both accessibility and comfort. This 3-bedroom, 1-bath home is an excellent opportunity for first-time homebuyers looking to start their homeownership journey or for investors seeking a valuable addition to their real estate portfolio. The home features a functional layout with great potential to personalize and make your own. Enjoy the convenience of nearby shopping, dining, and commuting routes while still benefiting from a peaceful residential setting. Whether you're searching for a starter home or an investment opportunity, this property offers outstanding value and location. Don't miss your chance to own in a growing and desirable area - schedule your showing today!

12. 2026-03-25
    price $248,000 906-char remark

    Show marketing remark (897 chars)

    Welcome to this charming home located at 255 Marlborough Downs Road in the Bogart! Perfectly situated in a prime location just minutes from Hwy 316 and conveniently located off Atlanta Highway, this property offers both accessibility and comfort. This 3-bedroom, 1-bath home is an excellent opportunity for first-time homebuyers looking to start their homeownership journey or for investors seeking a valuable addition to their real estate portfolio. The home features a functional layout with great potential to personalize and make your own. Enjoy the convenience of nearby shopping, dining, and commuting routes while still benefiting from a peaceful residential setting. Whether you're searching for a starter home or an investment opportunity, this property offers outstanding value and location. Don't miss your chance to own in a growing and desirable area - schedule your showing today!

13. 2026-03-25
    price $248,000 897-char remark

    Show marketing remark (897 chars)

    Welcome to this charming home located at 255 Marlborough Downs Road in the Bogart! Perfectly situated in a prime location just minutes from Hwy 316 and conveniently located off Atlanta Highway, this property offers both accessibility and comfort. This 3-bedroom, 1-bath home is an excellent opportunity for first-time homebuyers looking to start their homeownership journey or for investors seeking a valuable addition to their real estate portfolio. The home features a functional layout with great potential to personalize and make your own. Enjoy the convenience of nearby shopping, dining, and commuting routes while still benefiting from a peaceful residential setting. Whether you're searching for a starter home or an investment opportunity, this property offers outstanding value and location. Don't miss your chance to own in a growing and desirable area - schedule your showing today!

14. 2026-03-25
    price $248,000

    Show marketing remark (897 chars)

    Welcome to this charming home located at 255 Marlborough Downs Road in the Bogart! Perfectly situated in a prime location just minutes from Hwy 316 and conveniently located off Atlanta Highway, this property offers both accessibility and comfort. This 3-bedroom, 1-bath home is an excellent opportunity for first-time homebuyers looking to start their homeownership journey or for investors seeking a valuable addition to their real estate portfolio. The home features a functional layout with great potential to personalize and make your own. Enjoy the convenience of nearby shopping, dining, and commuting routes while still benefiting from a peaceful residential setting. Whether you're searching for a starter home or an investment opportunity, this property offers outstanding value and location. Don't miss your chance to own in a growing and desirable area - schedule your showing today!

15. 2026-03-12
    price $249,800 906-char remark

    Show marketing remark (897 chars)

    Welcome to this charming home located at 255 Marlborough Downs Road in the Bogart! Perfectly situated in a prime location just minutes from Hwy 316 and conveniently located off Atlanta Highway, this property offers both accessibility and comfort. This 3-bedroom, 1-bath home is an excellent opportunity for first-time homebuyers looking to start their homeownership journey or for investors seeking a valuable addition to their real estate portfolio. The home features a functional layout with great potential to personalize and make your own. Enjoy the convenience of nearby shopping, dining, and commuting routes while still benefiting from a peaceful residential setting. Whether you're searching for a starter home or an investment opportunity, this property offers outstanding value and location. Don't miss your chance to own in a growing and desirable area - schedule your showing today!

16. 2026-03-12
    price $249,800

    Show marketing remark (897 chars)

    Welcome to this charming home located at 255 Marlborough Downs Road in the Bogart! Perfectly situated in a prime location just minutes from Hwy 316 and conveniently located off Atlanta Highway, this property offers both accessibility and comfort. This 3-bedroom, 1-bath home is an excellent opportunity for first-time homebuyers looking to start their homeownership journey or for investors seeking a valuable addition to their real estate portfolio. The home features a functional layout with great potential to personalize and make your own. Enjoy the convenience of nearby shopping, dining, and commuting routes while still benefiting from a peaceful residential setting. Whether you're searching for a starter home or an investment opportunity, this property offers outstanding value and location. Don't miss your chance to own in a growing and desirable area - schedule your showing today!

17. 2026-03-12
    price $249,800 897-char remark

    Show marketing remark (897 chars)

    Welcome to this charming home located at 255 Marlborough Downs Road in the Bogart! Perfectly situated in a prime location just minutes from Hwy 316 and conveniently located off Atlanta Highway, this property offers both accessibility and comfort. This 3-bedroom, 1-bath home is an excellent opportunity for first-time homebuyers looking to start their homeownership journey or for investors seeking a valuable addition to their real estate portfolio. The home features a functional layout with great potential to personalize and make your own. Enjoy the convenience of nearby shopping, dining, and commuting routes while still benefiting from a peaceful residential setting. Whether you're searching for a starter home or an investment opportunity, this property offers outstanding value and location. Don't miss your chance to own in a growing and desirable area - schedule your showing today!

18. 2026-02-20
    listed $249,900 Active

    Show marketing remark (906 chars)

    Welcome to this charming home located at 255 Marlborough Downs Road in the Bogart! Perfectly situated in a prime location just minutes from Hwy 316 and conveniently located off Atlanta Highway, this property offers both accessibility and comfort. This 3-bedroom, 1-bath home is an excellent opportunity for first-time homebuyers looking to start their homeownership journey or for investors seeking a valuable addition to their real estate portfolio. The home features a functional layout with great potential to personalize and make your own. Enjoy the convenience of nearby shopping, dining, and commuting routes while still benefiting from a peaceful residential setting. Whether you're searching for a starter home or an investment opportunity, this property offers outstanding value and location. Don’t miss your chance to own in a growing and desirable area — schedule your showing today!

19. 2026-02-20
    listed $249,900 New 897-char remark

    Show marketing remark (906 chars)

    Welcome to this charming home located at 255 Marlborough Downs Road in the Bogart! Perfectly situated in a prime location just minutes from Hwy 316 and conveniently located off Atlanta Highway, this property offers both accessibility and comfort. This 3-bedroom, 1-bath home is an excellent opportunity for first-time homebuyers looking to start their homeownership journey or for investors seeking a valuable addition to their real estate portfolio. The home features a functional layout with great potential to personalize and make your own. Enjoy the convenience of nearby shopping, dining, and commuting routes while still benefiting from a peaceful residential setting. Whether you're searching for a starter home or an investment opportunity, this property offers outstanding value and location. Don’t miss your chance to own in a growing and desirable area — schedule your showing today!

20. 2026-02-20
    listed $249,900 Active 906-char remark

    Show marketing remark (906 chars)

    Welcome to this charming home located at 255 Marlborough Downs Road in the Bogart! Perfectly situated in a prime location just minutes from Hwy 316 and conveniently located off Atlanta Highway, this property offers both accessibility and comfort. This 3-bedroom, 1-bath home is an excellent opportunity for first-time homebuyers looking to start their homeownership journey or for investors seeking a valuable addition to their real estate portfolio. The home features a functional layout with great potential to personalize and make your own. Enjoy the convenience of nearby shopping, dining, and commuting routes while still benefiting from a peaceful residential setting. Whether you're searching for a starter home or an investment opportunity, this property offers outstanding value and location. Don’t miss your chance to own in a growing and desirable area — schedule your showing today!

21. 2026-01-31
    historical
22. 2026-01-31
    historical
23. 2026-01-16
    price $249,899
24. 2026-01-16
    price $249,899
25. 2025-12-21
    price $249,900
26. 2025-12-21
    price $249,900
27. 2025-10-23
    listed $254,000 Active
28. 2025-10-23
    listed $254,000 New
29. 2025-10-14
    historical
30. 2025-10-14
    historical
31. 2014-11-07
    soldstatus $90,000
32. 2013-05-31
    historical
33. 2012-06-01
    listed $39,900
34. 2009-11-20
    historical
35. 2009-05-06
    listed $44,900
36. 2009-01-08
    historical
37. 2008-09-17
    listed $49,900

ⓘ 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: $1,320 · $110/mo
• Projected year-2 tax: $2,282 · $190/mo
• Expected delta: +$961/yr (+$80/mo · 72.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 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: $26,117
• − Mortgage interest: −$13,892
• − Property taxes: −$1,320
• − Insurance: −$1,240
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − Depreciation: −$7,215
• Taxable loss: −$1,729
• Est. tax savings @ 24.0%: +$415
• After-tax cash flow: $2,880/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: Oconee County · 33,896 people
• City population: 119,110
• Metro: Athens-Clarke County, GA
• Population (ZIP): 11,280
• Household income: $133,563
• Rent vs Own: 18.8% rent · 81.2% own
• Severe rent burden: 94.0

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: Predominantly White (80%)
• Race & ethnicity: White 80% Two or more races 8% Black 5% Asian 5% Hispanic / Latino 3%
• Common ancestry: Slovak 5% Serbian 4% Italian 2%
• Foreign-born: 7% · China, South Korea, Canada
• Languages at home: 91% English-only · Spanish 3% Chinese 2% Korean 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: ▼ -110.34%
• Current HPI: 255.4345
• Rent YoY: —
• 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

+397.0% since first listed

29 events — show timeline

• 2026-04-25 Pending — FMLS
• 2026-04-21 Contingent — GAMLS
• 2026-04-21 Contingent — FMLS
• 2026-03-25 Price Changed $248,000 Hive MLS
• 2026-03-25 Price Changed $248,000 GAMLS
• 2026-03-25 Price Changed $248,000 FMLS
• 2026-03-12 Price Changed $249,800 Hive MLS
• 2026-03-12 Price Changed $249,800 FMLS
• 2026-03-12 Price Changed $249,800 GAMLS
• 2026-02-20 Listed $249,900 GAMLS
• 2026-02-20 Listed $249,900 FMLS
• 2026-02-20 Listed $249,900 Hive MLS
• 2026-01-31 Listing Removed — GAMLS
• 2026-01-31 Listing Removed — FMLS
• 2026-01-16 Price Changed $249,899 GAMLS
• 2026-01-16 Price Changed $249,899 FMLS
• 2025-12-21 Price Changed $249,900 GAMLS
• 2025-12-21 Price Changed $249,900 FMLS
• 2025-10-23 Listed $254,000 FMLS
• 2025-10-23 Listed $254,000 GAMLS
• 2025-10-14 Coming Soon — GAMLS
• 2025-10-14 Coming Soon — FMLS
• 2014-11-07 Sold (Public Records) $90,000 Public Records
• 2013-05-31 Listing Removed — Hive MLS
• 2012-06-01 Listed $39,900 Hive MLS
• 2009-11-20 Listing Removed — Hive MLS
• 2009-05-06 Listed $44,900 Hive MLS
• 2009-01-08 Listing Removed — Hive MLS
• 2008-09-17 Listed $49,900 Hive MLS

Property tax history

+10.7%/yr

Latest (2025): $1,320 · +10.4% YoY. Source: county tax records.