697 Bedford Dr · Athens-Clarke County unified government (balance), GA 30646

$240,000

3 bd · 2.0 ba · 1,336 sqft · SingleFamily public records · 3 Days on market

Built 1977 0.34 ac lot Est $258k · 7% 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 +10.6/15.0
• Appreciation +9.9/10.0
• Cash flow +7.7/30.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.7/10.0

Listing remarks

Welcome to this 3 bedroom, 2 bathroom home nestled in an established neighborhood in Hull. Situated on 0.34 acres, this 1,336 square foot home offers a spacious fenced-in backyard with plenty of room to relax, entertain, garden, or let pets play. Built in 1977, the home has been well-loved over the years and offers a great opportunity for buyers looking to make it their own. While the property does need some updates and repairs, it is priced accordingly and has great potential for a first-time homebuyer, an investor looking for a rental property, or someone searching for their next flip project. With solid bones, a desirable lot, and a convenient location, this home is full of possibilities

Key facts

• New hvac
• New water heater
• Convenient location

Tags

• FENCED-IN BACKYARD
• NEW HVAC
• NEW WATER HEATER
• NEW ROOF
• ESTABLISHED NEIGHBORHOOD
• CONVENIENT LOCATION

Property features AI

Finance

• Other: Property listed as fixer condition; Lot is approximately 0.34 acres (private)
• HOA & community: No HOA

Exterior

• Parking: Attached carport; Off-street parking
• Utilities: Public water available; Septic tank; Electricity available
• Home design: Single-family residential house; Built in 1977; One story
• Construction: Brick construction; Metal roof; Built in 1977
• Exterior features: Metal roof; Brick construction; Back yard with fencing (private, fenced); Level lot

Interior

• Kitchen: Dishwasher
• Bedrooms: 3 bedrooms on the main level
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air
• Interior features: Tile bathrooms; Den; Mud room laundry area; One-level layout; One fireplace
• Laundry & utility: Washer; Dryer; Mud room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-281 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (33.1% below list).
• Recommended offer: $160k (33.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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 D — affects rentability + tenant quality, not the cash-flow math above.
• Madison County (rural): math 46% / reading 42% proficiency, ranked #29 of 174 in GA (top 17%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hull-Sanford Elementary School (math 51% / reading 32%, grade F, #402 of 1,228 statewide, top 33%, 518 students, 58% FRL).
• Market conditions: 58 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 80% of comp listings sitting > 30 days — soft ceiling on asking rent; 189 units permitted in Madison County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $24k appreciation (9.9% local appreciation)).
• 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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 $80k; list at $240k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $160,463 (33.1% 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. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.67% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.01%
• DSCR: 0.78
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $257,848
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
838 Virginia Ln	0.26mi	3/1.5	1,320 (-1%)	4mo	$255,000	$193	81
198 Bedford Dr	0.13mi	3/2.0	1,440 (+8%)	8mo	$280,000	$194	74
481 Bedford Dr	0.19mi	3/2.0	1,440 (+8%)	6mo	$280,000	$194	74
525 Virginia Ln	0.24mi	3/1.0	1,292 (-3%)	7mo	$241,100	$187	74
1261 Glenn Carrie Rd	0.09mi	3/2.0	1,456 (+9%)	9mo	$289,000	$198	73
1335 Glenn Carrie Rd	0.05mi	3/1.0	1,181 (-12%)	10mo	$120,000	$102	66
136 Wellington Dr	0.16mi	3/2.0	1,536 (+15%)	6mo	$255,000	$166	63
481 Bedford Dr	0.20mi	3/2.0	1,475 (+10%)	20mo	$285,000	$193	57
550 Bedford Dr	0.12mi	3/2.0	1,503 (+12%)	22mo	$285,000	$190	55

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.89% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.5%
• Equity multiple: 2.65×
• Total profit: $111,031
• Equity at exit: $214,342

10-year hold

• IRR: 18.7%
• Equity multiple: 6.07×
• Total profit: $340,470
• Equity at exit: $460,261

Cash invested: $67,200 (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 30646

• Home prices YoY: 3.2%
• Active inventory: 58
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,605 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$190 /mo · $2,277/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$337
• Net cashflow: $-281

Break-even live

Break-even rent $1,960

Max offer price $190,412

Occupancy floor —

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8805 Highway 29 S Hull, GA	3.0	2.0	1440	$1,700	$1.18	43d	1	0.48mi
661 Maplewood Ln Hull, GA	2.0	1.0	924	$1,450	$1.57	43d	1	0.85mi
492 Briarwood Ln Hull, GA	4.0	2.0	1346	$1,600	$1.19	43d	1	1.07mi
1495 U.S. 29 Unit L-7 Athens, GA	3.0	2.0	1056	$1,470	$1.39	13d	1	1.10mi
164 Glenn Carrie Rd Hull, GA	2.0	1.0	928	$1,675	$1.80	43d	1	1.14mi

Listing history 17 events

1. 2026-05-19
   status Under Contract
2. 2026-05-15
   listed $240,000 New
3. 2010-09-24
   soldstatus $80,000
4. 2010-09-23
   soldstatus $80,000
5. 2010-07-24
   price $89,900 Extended
6. 2010-07-23
   historical
7. 2010-07-16
   listed $89,900
8. 2010-01-09
   price $99,900 Reduced
9. 2009-06-17
   listed $99,900
10. 2008-07-24
    soldstatus $129,900
11. 2007-12-31
    historical
12. 2007-12-19
    soldstatus $129,900
13. 2007-04-19
    listed $129,900
14. 2000-09-01
    soldstatus $93,900
15. 2000-09-01
    soldstatus $93,900
16. 2000-04-18
    listed $96,500
17. 1996-05-30
    soldstatus $74,500

ⓘ 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: $2,277 · $190/mo
• Projected year-2 tax: $2,277 · $190/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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,256
• − Mortgage interest: −$13,444
• − Property taxes: −$2,277
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,540
• − Management: −$1,540
• − Depreciation: −$6,982
• Taxable loss: −$7,728
• Est. tax savings @ 24.0%: +$1,855
• After-tax cash flow: $-1,514/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: Madison County
• NCES district ID: 1303480
• Math proficiency: 46% ▼ -10.00%
• Reading proficiency: 42% ▼ -9.00%
• Median HH income: $43,465
• Composite: 37.21/100
• National rank: #4469
• State rank: #29 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): 8,161

Population outlook (Madison County) Hauer SSP2

• Today (2025): 28,986 people
• By 2030: 28,972 · +-0.0%
• By 2040: 28,711 · -0.9%
• By 2050: 28,282 · -2.4%
• By 2075: 28,346 · -2.2%
• By 2100: 28,189 · -2.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Black 20% Hispanic / Latino 9% Two or more races 3%
• Hispanic origin (detail): Mexican 6%
• Common ancestry: Iranian 6% Slovak 2% Scotch-Irish 1%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Madison

• 2024 margin: Solid R (+54.8) · D 22.4% · R 77.2%
• 2008→2024 swing: -8.4pp toward R · 2008: -46.4pp · 2024: -54.8pp
• All cycles: 2024: R+54.8 2020: R+53.0 2016: R+56.7 2012: R+53.8 2008: R+46.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.89%
• Current HPI: 316.3625
• 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

+222.1% since first listed

17 events — show timeline

• 2026-05-19 Pending — GAMLS
• 2026-05-15 Listed $240,000 GAMLS
• 2010-09-24 Sold (Public Records) $80,000 Public Records
• 2010-09-23 Sold (MLS) $80,000 Hive MLS
• 2010-07-24 Price Changed $89,900 GAMLS
• 2010-07-23 Listing Removed — Hive MLS
• 2010-07-16 Listed $89,900 Hive MLS
• 2010-01-09 Price Changed $99,900 GAMLS
• 2009-06-17 Listed $99,900 Hive MLS
• 2008-07-24 Sold (Public Records) $129,900 Public Records
• 2007-12-31 Listing Removed — Hive MLS
• 2007-12-19 Sold (Public Records) $129,900 Public Records
• 2007-04-19 Listed $129,900 Hive MLS
• 2000-09-01 Sold (Public Records) $93,900 Public Records
• 2000-09-01 Sold (MLS) $93,900 Hive MLS
• 2000-04-18 Listed $96,500 Hive MLS
• 1996-05-30 Sold (Public Records) $74,500 Public Records

Property tax history

+11.8%/yr

Latest (2025): $2,277 · +12.2% YoY. Source: county tax records.