Hill V Modern Farmhouse Plan · Athens-Clarke County unified government (balance), GA 30606

$343,750

4 bd · 3.5 ba · 2,688 sqft · SingleFamily · 765 Days on market

Excellent condition ↓ 6% since listing

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Why this score? — see what drove the F 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 +7.8/30.0
• ARV discount +7.5/15.0
• Condition / age +4.8/5.0
• Rent growth +2.9/5.0
• Livability +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.0/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This extraordinary modern farmhouse style home offers 4 bedrooms, 3.5 baths and bonus gathering room. The flex room can accommodate your need for extra space. The dining area and eat-in island will provide multiple places to dine together with friends and family. The owners suite is on the main floor and features a spacious bath complete with matching walk-in closets, dual vanity, a garden tub, and separate shower. There are 3 bedrooms upstairs with walk-in closets and a bonus gathering room. The Hill V Modern Farmhouse is sure to fulfill the needs of your family.

Key facts

• Dual vanity
• Garden tub
• Listed 765 days

Tags

• MODERN FARMHOUSE STYLE
• OWNERS SUITE ON MAIN FLOOR
• MATCHING WALK-IN CLOSETS
• DUAL VANITY
• GARDEN TUB
• HILL V MODERN FARMHOUSE

🏗️ New construction. The $343,750 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $364,197.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $344k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-404 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $306k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (22.2% below list).
• Recommended offer: $267k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 5.0% 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 F — 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: Rents rising (+1.6%/yr); 475 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 109d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).
• At $2,674/mo this rent would consume 51% of the median local household income ($63k/yr) — 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 $3k of loan paydown is wiped out by about $11k 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 765 days — a 12% lower offer ($302k) is reasonable based on typical stale-listing flexibility.

Recommended offer $267,430 (22.2% 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 765 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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: 0.73% ✗
• Cap rate: 4.96%
• Cash-on-cash: -4.76%
• DSCR: 0.79
• GRM: 11.3

CMA / ARV

• ARV (median comp): $364,197
• List price: $343,750
• Delta: -5.61%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
325 Park West Blvd	0.41mi	4/2.5	2,556 (-5%)	20mo	$357,000	$140	52
212 Meeler Cir	0.70mi	4/3.0	2,755 (+2%)	11mo	$460,000	$167	52
321 Summerville Ln	0.73mi	4/3.5	2,577 (-4%)	9mo	$500,000	$194	52
317 Summerville Ln	0.74mi	4/3.5	2,723 (+1%)	17mo	$505,014	$185	49
348 Meeler Cir	0.62mi	4/2.5	2,490 (-7%)	12mo	$450,000	$181	45
493 Park West Blvd	0.63mi	4/2.5	2,382 (-11%)	4mo	$360,000	$151	44
437 Park West Blvd	0.55mi	4/2.5	2,382 (-11%)	16mo	$362,500	$152	38
470 Classic Rd	0.59mi	4/2.5	2,382 (-11%)	22mo	$360,000	$151	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 · 1.58% rent growth · sell at horizon

5-year hold

• IRR: -25.9%
• Equity multiple: 0.13×
• Total profit: $-88,486
• Equity at exit: $54,303

10-year hold

• IRR: -27.9%
• Equity multiple: -0.23×
• Total profit: $-125,062
• Equity at exit: $31,489

Cash invested: $101,975 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 24 active · 6 under contract
• Months of supply: 18.0 mo (6%/mo absorbed)
• Median asking: $481,200 ($194/sqft)
• Median days on market: 197 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: -30.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 30606

• Rents YoY: 1.6%
• Active inventory: 475
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,674 high
• Mortgage (P&I): −$1,910
• Tax est. 1.5%: −$455 /mo · $5,463/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $-404

Break-even live

Break-even rent $3,186

Max offer price $305,711

Occupancy floor —

Sensitivity live

Price	-10% $-152	-5% $-278	+0% $-404	+5% $-530	+10% $-656
Rent	-10% $-615	-5% $-510	+0% $-404	+5% $-299	+10% $-193
Rate	-1.0pp $-221	-0.5pp $-312	base $-404	+0.5pp $-499	+1.0pp $-595

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: $91,049
• Closing costs: $10,926
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
325 Park West Blvd Athens, GA	4.0	2.5	2976	$3,000	$1.01	139d	1	0.42mi
325 Park West Blvd Athens, GA	4.0	2.5	2976	$2,600	$0.87	6d	1	0.42mi
421 Park West Blvd Athens, GA	4.0	2.5	2277	$2,900	$1.27	109d	1	0.53mi
212 Westpark Dr Unit 212 Athens, GA	3.0	2.5	1800	$2,350	$1.31	6d	1	0.79mi
128 River Bottom Cir Athens, GA	4.0	2.5	2694	$2,300	$0.85	140d	1	1.46mi

Listing history 50 events

1. 2026-09-24
   days on market $343,750 Active 765 DOM
2. 2026-09-22
   days on market $343,750 Active 764 DOM
3. 2026-09-21
   days on market $343,750 Active 763 DOM
4. 2026-09-20
   days on market $343,750 Active 762 DOM
5. 2026-09-18
   days on market $343,750 Active 760 DOM
6. 2026-09-17
   days on market $343,750 Active 759 DOM
7. 2026-09-16
   days on market $343,750 Active 758 DOM
8. 2026-09-15
   days on market $343,750 Active 757 DOM
9. 2026-09-14
   days on market $343,750 Active 756 DOM
10. 2026-09-13
    days on market $343,750 Active 755 DOM
11. 2026-09-12
    days on market $343,750 Active 754 DOM
12. 2026-09-11
    days on market $343,750 Active 753 DOM
13. 2026-09-05
    days on market $343,750 Active 747 DOM
14. 2026-09-04
    days on market $343,750 Active 746 DOM
15. 2026-09-03
    days on market $343,750 Active 745 DOM
16. 2026-08-31
    days on market $343,750 Active 742 DOM
17. 2026-08-30
    days on market $343,750 Active 741 DOM
18. 2026-08-29
    days on market $343,750 Active 740 DOM
19. 2026-08-28
    days on market $343,750 Active 739 DOM
20. 2026-08-27
    days on market $343,750 Active 738 DOM
21. 2026-08-25
    days on market $343,750 Active 736 DOM
22. 2026-08-24
    days on market $343,750 Active 735 DOM
23. 2026-08-23
    days on market $343,750 Active 734 DOM
24. 2026-08-22
    days on market $343,750 Active 733 DOM
25. 2026-08-21
    days on market $343,750 Active 732 DOM
26. 2026-08-20
    days on market $343,750 Active 731 DOM
27. 2026-08-19
    days on market $343,750 Active 730 DOM
28. 2026-08-18
    days on market $343,750 Active 729 DOM
29. 2026-08-17
    days on market $343,750 Active 728 DOM
30. 2026-08-16
    days on market $343,750 Active 727 DOM
31. 2026-08-15
    days on market $343,750 Active 726 DOM
32. 2026-08-14
    days on market $343,750 Active 725 DOM
33. 2026-08-13
    days on market $343,750 Active 724 DOM
34. 2026-08-12
    days on market $343,750 Active 723 DOM
35. 2026-08-11
    days on market $343,750 Active 722 DOM
36. 2026-08-10
    days on market $343,750 Active 721 DOM
37. 2026-08-09
    days on market $343,750 Active 720 DOM
38. 2026-08-08
    days on market $343,750 Active 719 DOM
39. 2026-08-07
    days on market $343,750 Active 718 DOM
40. 2026-08-06
    days on market $343,750 Active 717 DOM
41. 2026-08-05
    days on market $343,750 Active 716 DOM
42. 2026-08-04
    days on market $343,750 Active 715 DOM
43. 2026-08-03
    days on market $343,750 Active 714 DOM
44. 2026-07-31
    days on market $343,750 Active 711 DOM
45. 2026-07-30
    days on market $343,750 Active 710 DOM
46. 2026-07-29
    days on market $343,750 Active 709 DOM
47. 2026-07-27
    days on market $343,750 Active 707 DOM
48. 2026-07-25
    days on market $343,750 Active 705 DOM
49. 2026-07-24
    days on market $343,750 Active 704 DOM
50. 2026-07-23
    days on market $343,750 Active 703 DOM

ⓘ 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: $32,092
• − Mortgage interest: −$20,401
• − Property taxes: −$5,463
• − Insurance: −$1,821
• − Repairs & maintenance: −$2,567
• − Management: −$2,567
• − Depreciation: −$10,595
• Taxable loss: −$11,323
• Est. tax savings @ 24.0%: +$2,717
• After-tax cash flow: $-2,133/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.

Condition & rehab AI · 2 photos

Excellent 95/100 None rehab

This Hill V Modern Farmhouse is in excellent condition with a well-maintained exterior and landscaping. It offers a great opportunity for a potential buyer or renter looking for a move-in-ready home.

Value-add opportunities

• Both Painting the exterior — A fresh coat of paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhancing the landscaping can improve curb appeal and attract more potential buyers or renters. ↑
• Both Interior updates — Updating the interior can increase the property's appeal and value, especially if the current interior is outdated or worn. ↑

F Composite school gradezoned avg 20/100

Zoned Schools

Elementary Cleveland Road Elementary School F GA #878/1,228 Nat'l #33,738/41,679 Middle Burney-Harris-Lyons Middle School F GA #342/470 Nat'l #11,464/14,009 High Clarke Central High School F GA #238/424 Nat'l #14,291/17,239

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 · 141,365 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: 14% of renters

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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%

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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%

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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

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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

-6.3% since first listed

3 events — show timeline

• 2025-09-03 Price Changed $338,937 Zillow
• 2024-09-04 Price Changed $344,268 Zillow
• 2024-08-19 Listed $361,892 Zillow