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

$331,822

4 bd · 3.5 ba · 2,688 sqft · SingleFamily · 811 Days on market

Excellent condition ↓ 6% since listing

---

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 +7.7/30.0
• 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 +1.8/10.0
• 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 810 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 $331,822 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $362,251.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $332k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-420 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (20.5% below list).
• Recommended offer: $264k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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); 528 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 154d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $2,637/mo this rent would consume 50% 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 811 days — a 12% lower offer ($292k) is reasonable based on typical stale-listing flexibility.

Recommended offer $263,749 (20.5% 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 811 days. Have you received any prior offers? Is the seller open to a 21% 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: 4.90%
• Cash-on-cash: -4.97%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $362,251
• List price: $331,822
• Delta: -8.40%
• 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%)	21mo	$357,000	$140	51
212 Meeler Cir	0.70mi	4/3.0	2,755 (+2%)	12mo	$460,000	$167	51
321 Summerville Ln	0.73mi	4/3.5	2,577 (-4%)	10mo	$500,000	$194	50
317 Summerville Ln	0.74mi	4/3.5	2,723 (+1%)	18mo	$505,014	$185	48
348 Meeler Cir	0.62mi	4/2.5	2,490 (-7%)	13mo	$450,000	$181	44
493 Park West Blvd	0.63mi	4/2.5	2,382 (-11%)	6mo	$360,000	$151	43
437 Park West Blvd	0.55mi	4/2.5	2,382 (-11%)	18mo	$362,500	$152	37
470 Classic Rd	0.59mi	4/2.5	2,382 (-11%)	23mo	$360,000	$151	30

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: -26.3%
• Equity multiple: 0.12×
• Total profit: $-89,115
• Equity at exit: $54,013

10-year hold

• IRR: -28.7%
• Equity multiple: -0.25×
• Total profit: $-126,686
• Equity at exit: $31,321

Cash invested: $101,430 (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: 25 active · 8 under contract
• Months of supply: 75.0 mo (1%/mo absorbed)
• Median asking: $452,000 ($191/sqft)
• Median days on market: 209 d
• This list price: 4% of active listings are priced below it
• ARV vs active asking: -29.5% 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: 528
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,637 high
• Mortgage (P&I): −$1,900
• Tax est. 1.5%: −$453 /mo · $5,434/yr
• Insurance: −$151
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $-420

Break-even live

Break-even rent $3,169

Max offer price $301,503

Occupancy floor —

Sensitivity live

Price	-10% $-169	-5% $-295	+0% $-420	+5% $-545	+10% $-670
Rent	-10% $-628	-5% $-524	+0% $-420	+5% $-316	+10% $-211
Rate	-1.0pp $-237	-0.5pp $-328	base $-420	+0.5pp $-514	+1.0pp $-609

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: $90,563
• Closing costs: $10,868
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	184d	1	0.42mi
325 Park West Blvd Athens, GA	4.0	2.5	2976	$2,600	$0.87	10d	1	0.42mi
421 Park West Blvd Athens, GA	4.0	2.5	2277	$2,900	$1.27	154d	1	0.53mi
212 Westpark Dr Unit 212 Athens, GA	3.0	2.5	1800	$2,350	$1.31	51d	1	0.79mi
371 Morning Dr Athens, GA	3.0	2.5	1848	$1,900	$1.03	10d	1	1.36mi
128 River Bottom Cir Athens, GA	4.0	2.5	2694	$2,300	$0.85	185d	1	1.46mi

Listing history 50 events

1. 2026-11-08
   days on market $331,822 Active 811 DOM
2. 2026-11-07
   days on market $331,822 Active 810 DOM
3. 2026-11-06
   days on market $331,822 Active 809 DOM
4. 2026-11-05
   days on market $331,822 Active 808 DOM
5. 2026-11-04
   days on market $331,822 Active 807 DOM
6. 2026-11-02
   days on market $331,822 Active 805 DOM
7. 2026-11-01
   days on market $331,822 Active 804 DOM
8. 2026-10-31
   days on market $331,822 Active 803 DOM
9. 2026-10-30
   days on market $331,822 Active 802 DOM
10. 2026-10-29
    days on market $331,822 Active 801 DOM
11. 2026-10-28
    days on market $331,822 Active 800 DOM
12. 2026-10-27
    days on market $331,822 Active 799 DOM
13. 2026-10-26
    days on market $331,822 Active 798 DOM
14. 2026-10-25
    days on market $331,822 Active 797 DOM
15. 2026-10-24
    days on market $331,822 Active 796 DOM
16. 2026-10-23
    days on market $331,822 Active 795 DOM
17. 2026-10-22
    days on market $331,822 Active 794 DOM
18. 2026-10-21
    days on market $331,822 Active 793 DOM
19. 2026-10-20
    days on market $331,822 Active 792 DOM
20. 2026-10-19
    days on market $331,822 Active 791 DOM
21. 2026-10-18
    days on market $331,822 Active 790 DOM
22. 2026-10-17
    days on market $331,822 Active 789 DOM
23. 2026-10-16
    days on market $331,822 Active 788 DOM
24. 2026-10-15
    days on market $331,822 Active 787 DOM
25. 2026-10-14
    days on market $331,822 Active 786 DOM
26. 2026-10-13
    days on market $331,822 Active 785 DOM
27. 2026-10-12
    pricedays on market $331,822 Active 784 DOM
28. 2026-10-11
    days on market $343,750 Active 783 DOM
29. 2026-10-10
    days on market $343,750 Active 782 DOM
30. 2026-10-09
    days on market $343,750 Active 781 DOM
31. 2026-10-08
    days on market $343,750 Active 780 DOM
32. 2026-10-07
    days on market $343,750 Active 779 DOM
33. 2026-10-06
    days on market $343,750 Active 778 DOM
34. 2026-10-05
    days on market $343,750 Active 777 DOM
35. 2026-10-04
    days on market $343,750 Active 776 DOM
36. 2026-10-04
    days on market $343,750 Active 775 DOM
37. 2026-10-02
    days on market $343,750 Active 774 DOM
38. 2026-10-01
    days on market $343,750 Active 773 DOM
39. 2026-09-30
    days on market $343,750 Active 772 DOM
40. 2026-09-29
    days on market $343,750 Active 771 DOM
41. 2026-09-28
    days on market $343,750 Active 770 DOM
42. 2026-09-27
    days on market $343,750 Active 769 DOM
43. 2026-09-26
    days on market $343,750 Active 768 DOM
44. 2026-09-25
    days on market $343,750 Active 767 DOM
45. 2026-09-24
    days on market $343,750 Active 766 DOM
46. 2026-09-24
    days on market $343,750 Active 765 DOM
47. 2026-09-22
    days on market $343,750 Active 764 DOM
48. 2026-09-21
    days on market $343,750 Active 763 DOM
49. 2026-09-20
    days on market $343,750 Active 762 DOM
50. 2026-09-18
    days on market $343,750 Active 760 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: $31,650
• − Mortgage interest: −$20,292
• − Property taxes: −$5,434
• − Insurance: −$1,811
• − Repairs & maintenance: −$2,532
• − Management: −$2,532
• − Depreciation: −$10,538
• Taxable loss: −$11,489
• Est. tax savings @ 24.0%: +$2,757
• After-tax cash flow: $-2,280/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

---

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 0.58)
• Race & ethnicity: White 61% Black 20% Hispanic / Latino 11% Two or more races 7% Asian 5%
• Hispanic origin (detail): Mexican 7%
• Languages at home: 87% 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: ▼ -454.63%
• Current HPI: 258.4817
• Rent YoY: ▲ 1.58%
• 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

-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