147 Westchester Cir · Athens-Clarke County unified government (balance), GA 30606

$250,000

4 bd · 3.0 ba · 1,524 sqft · SingleFamily public records · 53 Days on market

Built 2002 6,969 sqft lot $164/sqft · 25% below area Est $336k · 25% under $125/mo HOA · 6% of rent

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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 +10.0/30.0
• 1% rule +3.1/10.0
• Rent growth +2.9/5.0
• DSCR +2.8/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Income-producing opportunity just minutes from the University of Georgia, positioned in one of Athens' most consistent rental corridors. This 4-bedroom, 3-bath townhome in Riverpark is designed for student housing or long-term rental, with a functional roommate layout that supports strong occupancy. Each bedroom includes a walk-in closet, while three full bathrooms provide convenience for tenants. The open main living area connects the kitchen, dining, and living spaces, creating a practical setup for shared living. Low-maintenance construction, slab foundation, and central HVAC make this a straightforward property to own and manage. Located near UGA with quick access to shopping, dining, and major roadways, this property benefits from steady rental demand driven by the university and surrounding growth. A 4-bedroom configuration in this location is increasingly difficult to find, making this a strong addition for investors seeking reliable income potential in Athens.

Key facts

• $125 HOA
• 4 parking spots
• Built 2002

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-151 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $223k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (19.2% below list).
• Recommended offer: $202k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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.
• 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.
• Market conditions: Rents rising (+1.6%/yr); 317 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,172 units permitted in Clarke County in 2024 (876 in 5+ unit buildings).
• This rent runs 38% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 53 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y 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 $137k; list at $250k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% 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 $202,021 (19.2% 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 53 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.81% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.59%
• DSCR: 0.88
• GRM: 10.3

CMA / ARV

• ARV (median comp): $335,505
• List price: $250,000
• Delta: -25.49%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
655 Rivermont Rd	0.63mi	4/2.0	1,580 (+4%)	2mo	$380,000	$241	59
250 Valleybrook Dr	0.50mi	3/2.0 (-1)	1,671 (+10%)	0mo	$150,000	$90	51
150 Breckenridge Ln	0.75mi	3/2.0 (-1)	1,508 (-1%)	7mo	$372,000	$247	49
121 Chadds Ct	0.67mi	3/2.5 (-1)	1,602 (+5%)	6mo	$345,000	$215	48
809 Forest Heights Dr	0.39mi	3/2.0 (-1)	1,326 (-13%)	5mo	$332,500	$251	47
108 Elder Rd	0.58mi	3/2.5 (-1)	1,618 (+6%)	16mo	$374,000	$231	42
240 Pine Forest Dr	0.73mi	3/2.0 (-1)	1,428 (-6%)	14mo	$350,350	$245	34

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: -22.2%
• Equity multiple: 0.24×
• Total profit: $-52,955
• Equity at exit: $37,276

10-year hold

• IRR: -20.2%
• Equity multiple: 0.00×
• Total profit: $-69,704
• Equity at exit: $21,615

Cash invested: $70,000 (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 30606

• Rents YoY: 1.6%
• Active inventory: 317
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$207 /mo · $2,486/yr
• Insurance: −$104
• HOA: −$125
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-151

Break-even live

Break-even rent $2,212

Max offer price $223,261

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
205 Westchester Dr Athens, GA	1.0–3.0	1.0–2.0	1100	$1,505	$1.37	43d	1	0.13mi
260 Sherwood Dr Athens, GA	3.0	1.5	1186	$1,700	$1.43	43d	1	0.51mi
255 Ferncliff Dr Athens, GA	3.0	2.0	1215	$1,995	$1.64	21d	1	0.66mi
173 Russell Way Athens, GA	4.0	2.5	2218	$2,224	$1.00	43d	1	0.91mi
355 The Preserve Dr Athens, GA	1.0–3.0	1.0–2.0	1166	$2,010	$1.72	21d	3	0.98mi
210 Brittany Pointe Ln Athens, GA	4.0	2.0	2000	$3,200	$1.60	21d	1	1.03mi
255 The Preserve Dr Athens, GA	1.0–4.0	1.0–4.0	1036	$1,360	$1.31	13d	7	1.12mi
150 Chateau Ter Athens, GA	1.0–3.0	1.0–2.0	970	$1,527	$1.57	13d	12	1.25mi
2505 W Broad St Athens, GA	2.0–3.0	2.0	1370	$2,300	$1.68	13d	5	1.37mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 25 events

1. 2026-05-31
   remarks 699-char remark
2. 2026-05-31
   listing id $250,000 Active 53 DOM
3. 2026-05-31
   days on market $250,000 Active 53 DOM
4. 2026-05-30
   days on market $250,000 Active 52 DOM
5. 2026-04-08
   listed $250,000 New 994-char remark

   Show marketing remark (1000 chars)

   Income-producing opportunity just minutes from the University of Georgia, positioned in one of Athens’ most consistent rental corridors. This 4-bedroom, 3-bath townhome in Riverpark is designed for student housing or long-term rental, with a functional roommate layout that supports strong occupancy. Each bedroom includes a walk-in closet, while three full bathrooms provide convenience for tenants. The open main living area connects the kitchen, dining, and living spaces, creating a practical setup for shared living. Low-maintenance construction, slab foundation, and central HVAC make this a straightforward property to own and manage. Located near UGA with quick access to shopping, dining, and major roadways, this property benefits from steady rental demand driven by the university and surrounding growth. A 4-bedroom configuration in this location is increasingly difficult to find, making this a strong addition for investors seeking reliable income potential in Athens.

6. 2026-04-08
   listed $250,000 Active 1000-char remark

   Show marketing remark (1000 chars)

   Income-producing opportunity just minutes from the University of Georgia, positioned in one of Athens’ most consistent rental corridors. This 4-bedroom, 3-bath townhome in Riverpark is designed for student housing or long-term rental, with a functional roommate layout that supports strong occupancy. Each bedroom includes a walk-in closet, while three full bathrooms provide convenience for tenants. The open main living area connects the kitchen, dining, and living spaces, creating a practical setup for shared living. Low-maintenance construction, slab foundation, and central HVAC make this a straightforward property to own and manage. Located near UGA with quick access to shopping, dining, and major roadways, this property benefits from steady rental demand driven by the university and surrounding growth. A 4-bedroom configuration in this location is increasingly difficult to find, making this a strong addition for investors seeking reliable income potential in Athens.

7. 2026-04-01
   historical $250,000 994-char remark

   Show marketing remark (1000 chars)

   Income-producing opportunity just minutes from the University of Georgia, positioned in one of Athens’ most consistent rental corridors. This 4-bedroom, 3-bath townhome in Riverpark is designed for student housing or long-term rental, with a functional roommate layout that supports strong occupancy. Each bedroom includes a walk-in closet, while three full bathrooms provide convenience for tenants. The open main living area connects the kitchen, dining, and living spaces, creating a practical setup for shared living. Low-maintenance construction, slab foundation, and central HVAC make this a straightforward property to own and manage. Located near UGA with quick access to shopping, dining, and major roadways, this property benefits from steady rental demand driven by the university and surrounding growth. A 4-bedroom configuration in this location is increasingly difficult to find, making this a strong addition for investors seeking reliable income potential in Athens.

8. 2026-04-01
   historical $250,000 1000-char remark

   Show marketing remark (1000 chars)

   Income-producing opportunity just minutes from the University of Georgia, positioned in one of Athens’ most consistent rental corridors. This 4-bedroom, 3-bath townhome in Riverpark is designed for student housing or long-term rental, with a functional roommate layout that supports strong occupancy. Each bedroom includes a walk-in closet, while three full bathrooms provide convenience for tenants. The open main living area connects the kitchen, dining, and living spaces, creating a practical setup for shared living. Low-maintenance construction, slab foundation, and central HVAC make this a straightforward property to own and manage. Located near UGA with quick access to shopping, dining, and major roadways, this property benefits from steady rental demand driven by the university and surrounding growth. A 4-bedroom configuration in this location is increasingly difficult to find, making this a strong addition for investors seeking reliable income potential in Athens.

9. 2023-11-29
   soldstatus $136,899
10. 2023-11-03
    soldstatus $136,899 Sold
11. 2023-09-19
    status Under Contract
12. 2023-09-06
    listed $179,876 New
13. 2009-12-13
    historical
14. 2009-06-10
    listed $95,000
15. 2008-01-08
    historical
16. 2007-12-20
    historical
17. 2007-06-15
    historical
18. 2007-06-14
    historical
19. 2007-05-03
    listed $99,000
20. 2006-10-20
    listed $99,000
21. 2006-04-07
    listed $105,000
22. 2005-01-11
    listed $104,900
23. 2003-06-30
    soldstatus $109,900
24. 2003-06-30
    soldstatus $109,900
25. 2003-04-08
    listed $99,900

ⓘ 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: $2,486 · $207/mo
• Projected year-2 tax: $2,486 · $207/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 5/10 Major 23% 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: $24,243
• − Mortgage interest: −$14,004
• − Property taxes: −$2,486
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − HOA: −$1,500
• − Depreciation: −$7,273
• Taxable loss: −$6,149
• Est. tax savings @ 24.0%: +$1,476
• After-tax cash flow: $-341/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): 47,865
• Household income: $63,328
• Rent vs Own: 56.2% rent · 43.8% own
• Severe rent burden: 3510.0

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 0.58)
• 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%

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

+150.3% since first listed

21 events — show timeline

• 2026-04-08 Listed $250,000 GAMLS
• 2026-04-08 Listed $250,000 FMLS
• 2026-04-01 Coming Soon $250,000 GAMLS
• 2026-04-01 Coming Soon $250,000 FMLS
• 2023-11-29 Sold (Public Records) $136,899 Public Records
• 2023-11-03 Sold (MLS) $136,899 GAMLS
• 2023-09-19 Pending — GAMLS
• 2023-09-06 Listed $179,876 GAMLS
• 2009-12-13 Listing Removed — Hive MLS
• 2009-06-10 Listed $95,000 Hive MLS
• 2008-01-08 Listing Removed — Hive MLS
• 2007-12-20 Listing Removed — Hive MLS
• 2007-06-15 Listing Removed — Hive MLS
• 2007-06-14 Listing Removed — Hive MLS
• 2007-05-03 Listed $99,000 Hive MLS
• 2006-10-20 Listed $99,000 Hive MLS
• 2006-04-07 Listed $105,000 Hive MLS
• 2005-01-11 Listed $104,900 Hive MLS
• 2003-06-30 Sold (Public Records) $109,900 Public Records
• 2003-06-30 Sold (MLS) $109,900 Hive MLS
• 2003-04-08 Listed $99,900 Hive MLS

Property tax history

+16.5%/yr

Latest (2025): $2,486 · +45.3% YoY. Source: county tax records.