13728 Dart Cir · Athens, AL 35611

$215,000

4 bd · 2.0 ba · 1,950 sqft · SingleFamily public records · 44 Days on market

Built 1972 0.28 ac lot $110/sqft · at area comps Est $222k · 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 +13.5/30.0
• ARV discount +8.8/15.0
• DSCR +4.1/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Check out this gorgeous property located in Athens, with 4 beds, 2 bath on a large flat lot. The home has granite counters, LVT and tile flooring, a covered porch, a carport and a storage building around back!

Key facts

• 0.28 acre lot
• 2 parking spots
• Built 1972

Property features AI

Finance

• Other: Directions available: Take Exit 347 from I-65, left onto Huntsville Brownsferry Rd, right onto Brownsferry Rd, right onto Albert Rd, right onto Dart Cir
• HOA & community: No homeowners association; Subdivision: Batts Heights

Exterior

• Parking: 2-car carport; Concrete driveway
• Utilities: Public sewer
• Home design: Single-family residence; One story; Built in 1972; Vinyl siding
• Construction: Vinyl siding construction; Built in 1972
• Exterior features: Detached building; Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $7 ($80/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 $167k (22.3% below list).
• Recommended offer: $167k (22.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.6% in Athens — 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 75/100 on livability (#18 in AL, #4,019 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, commute F.
• Limestone County (rural): math 21% / reading 44% proficiency, ranked #52 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Tanner Elementary School (math 12% / reading 42%, grade F, #392 of 627 statewide, top 65%, 333 students, 73% FRL); Tanner High School (math 10% / reading 20%, grade F, #212 of 305 statewide, top 70%, 411 students, 85% FRL) — zoned schools average 79% FRL vs 40% district-wide (38 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.2%/yr); 546 active listings in the ZIP; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $146k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,987 (22.3% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — 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: 0.78% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.7

CMA / ARV

• ARV (median comp): $221,502
• List price: $215,000
• Delta: -2.94%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.38×
• Total profit: $-37,418
• Equity at exit: $32,057

10-year hold

• IRR: -13.5%
• Equity multiple: 0.27×
• Total profit: $-43,938
• Equity at exit: $18,589

Cash invested: $60,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 35611

• Rents YoY: 1.2%
• Active inventory: 546
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$95 /mo · $1,145/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $7

Break-even live

Break-even rent $1,661

Max offer price $215,000

Occupancy floor 95%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $215,000 Active 44 DOM
2. 2026-06-17
   days on market $215,000 Active 43 DOM
3. 2026-06-16
   days on market $215,000 Active 42 DOM
4. 2026-06-15
   days on market $215,000 Active 41 DOM
5. 2026-06-14
   days on market $215,000 Active 39 DOM
6. 2026-06-10
   days on market $215,000 Active 36 DOM
7. 2026-06-09
   days on market $215,000 Active 35 DOM
8. 2026-06-08
   days on market $215,000 Active 34 DOM
9. 2026-06-07
   days on market $215,000 Active 33 DOM
10. 2026-06-05
    days on market $215,000 Active 30 DOM
11. 2026-06-03
    days on market $215,000 Active 29 DOM
12. 2026-06-02
    days on market $215,000 Active 28 DOM
13. 2026-06-01
    days on market $215,000 Active 27 DOM
14. 2026-05-31
    days on market $215,000 Active 26 DOM
15. 2026-05-30
    days on market $215,000 Active 25 DOM
16. 2026-05-05
    listed $215,000 Active 209-char remark
17. 2026-04-24
    historical $1,525
18. 2026-03-29
    listed $1,525
19. 2021-03-03
    soldstatus $146,000
20. 2021-02-02
    listed $146,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $1,145 · $95/mo
• Projected year-2 tax: $1,145 · $95/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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥107°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,038
• − Mortgage interest: −$12,043
• − Property taxes: −$1,145
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − Depreciation: −$6,255
• Taxable loss: −$3,686
• Est. tax savings @ 24.0%: +$885
• After-tax cash flow: $965/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: Limestone County
• NCES district ID: 0102100
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $48,972
• Composite: 28.09/100
• National rank: #6829
• State rank: #52 of 129 in AL

Livability — Athens

• Score: 75/100
• State rank: #18
• US rank: #4019

Category grades

Amenities A- Commute F Cost of living A+ Crime C+ Employment C- Housing A+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Limestone County · 80,439 people
• City population: 55,492
• Metro: Huntsville, AL
• Population (ZIP): 29,969
• Household income: $57,377
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 811.0

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 111,441 people
• By 2030: 121,272 · +8.8%
• By 2040: 140,705 · +26.3%
• By 2050: 159,069 · +42.7%
• By 2075: 202,231 · +81.5%
• By 2100: 230,608 · +106.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 17% Hispanic / Latino 10% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 1%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.2%
• 2008→2024 swing: -2.0pp toward R · 2008: -41.9pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+42.6 2016: R+49.5 2012: R+43.6 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -115.98%
• Current HPI: 185.0264
• Rent YoY: ▲ 1.23%
• Metro: Huntsville, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+47.3% since first listed

5 events — show timeline

• 2026-05-05 Listed $215,000 VMLS
• 2026-04-24 Rental Removed $1,525 SHOWMOJO
• 2026-03-29 Listed for Rent $1,525 SHOWMOJO
• 2021-03-03 Sold (Public Records) $146,000 Public Records
• 2021-02-02 Listed $146,000 VMLS

Property tax history

+11.0%/yr

Latest (2025): $1,145 · +12.1% YoY. Source: county tax records.