17885 Daniel Island Dr · Athens, AL 35611

$238,888

5 bd · 3.0 ba · 2,180 sqft · SingleFamily · 241 Days on market

Excellent condition 0.27 ac lot $110/sqft · 9% below area Est $262k · 9% under $42/mo HOA · 2% of rent ↓ 7% since listing

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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 +14.4/30.0
• ARV discount +11.4/15.0
• Condition / age +4.8/5.0
• DSCR +4.4/10.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your dream home in the Laurenwood Welcome to the Gardner Plan a very elegant two-story home designed for both comfort and versatility. The chef’s kitchen is a highlight, featuring stylish cabinetry, granite countertops, and stainless steel appliances, including an electric smooth-top range, over-the-range microwave, and dishwasher. The main floor includes a flexible space and a guest suite with a spacious walk-in closet. The oversized primary suite upstairs offers a serene retreat with a private bath and expansive walk-in closet. Additional features include a 2-car garage, and energy-efficient Low-E insulated dual-pane windows.

Key facts

• Flexible space
• Walk-in closet
• Granite countertops

Tags

• CHEF'S KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• FLEXIBLE SPACE
• GUEST SUITE
• WALK-IN CLOSET

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $239k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $46 ($558/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 $220k (7.8% below list).
• Recommended offer: $210k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.5% vs local median 3.5% 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.
• Athens City (town): math 27% / reading 51% proficiency, ranked #29 of 129 in AL (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Athens Elementary School (math 57% / reading 57%, grade C+, #76 of 627 statewide, top 13%, 408 students, 64% FRL); Athens Middle School (math 15% / reading 45%, grade F, #121 of 257 statewide, top 50%, 958 students, 59% FRL); Athens High School (math 29% / reading 38%, grade F, #56 of 305 statewide, top 18%, 1,173 students, 51% FRL).
• Market conditions: Rents rising (+1.2%/yr); 753 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 63d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• At $2,202/mo this rent would consume 46% of the median local household income ($57k/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 $2k of loan paydown is wiped out by about $7k 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 241 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $31k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $210,221 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.92% ✗
• Cap rate: 6.53%
• Cash-on-cash: 0.83%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (median comp): $261,633
• List price: $238,888
• Delta: -8.69%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17864 Daniel Island Dr	0.04mi	4/2.5 (-1)	2,014 (-8%)	3mo	$264,888	$132	76
17893 Daniel Island Dr	0.01mi	4/2.5 (-1)	2,014 (-8%)	10mo	$260,000	$129	71
17920 Daniel Island Dr	0.05mi	4/3.0 (-1)	2,012 (-8%)	15mo	$274,990	$137	68
17978 Daniel Island Dr	0.10mi	4/3.0 (-1)	2,012 (-8%)	16mo	$264,990	$132	64
18059 Arrowhead Dr	0.10mi	4/3.0 (-1)	2,012 (-8%)	17mo	$264,990	$132	64
17476 Carillon Dr	0.53mi	4/2.0 (-1)	2,276 (+4%)	2mo	$405,000	$178	57
16732 Watercress Dr	0.58mi	4/3.0 (-1)	2,279 (+4%)	8mo	$450,000	$197	54
17976 Arrowhead Dr	0.16mi	4/2.0 (-1)	1,859 (-15%)	8mo	$239,888	$129	52
17948 Daniel Island Dr	0.07mi	4/2.0 (-1)	1,859 (-15%)	16mo	$244,990	$132	50
18113 Arrowhead Dr	0.08mi	4/2.0 (-1)	1,859 (-15%)	16mo	$239,900	$129	49
17859 Rustling Oaks Trl	0.55mi	4/3.0 (-1)	2,369 (+9%)	8mo	$444,900	$188	48
17902 Watercress Dr	0.63mi	4/3.0 (-1)	1,968 (-10%)	2mo	$375,000	$191	48

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-39,545
• Equity at exit: $35,619

10-year hold

• IRR: -12.6%
• Equity multiple: 0.32×
• Total profit: $-45,643
• Equity at exit: $20,655

Cash invested: $66,889 (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 →

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

Active competition Active MLS

• For sale now: 20 active · 16 under contract
• Months of supply: 8.0 mo (12%/mo absorbed)
• Median asking: $257,374 ($147/sqft)
• Median days on market: 88 d
• This list price: 10% of active listings are priced below it
• ARV vs active asking: -18.1% vs current asking $/sqft

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

ZIP-level market 35611

• Rents YoY: 1.2%
• Active inventory: 753
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,202 high
• Mortgage (P&I): −$1,253
• Tax est. 1.5%: −$299 /mo · $3,583/yr
• Insurance: −$100
• HOA: −$42
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $46

Break-even live

Break-even rent $2,143

Max offer price $238,888

Occupancy floor 93%

Sensitivity live

Price	-10% $212	-5% $129	+0% $46	+5% $-36	+10% $-119
Rent	-10% $-127	-5% $-40	+0% $46	+5% $133	+10% $220
Rate	-1.0pp $167	-0.5pp $107	base $46	+0.5pp $-15	+1.0pp $-78

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: $59,722
• Closing costs: $7,167
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17993 Longleaf Dr Athens, AL	4.0	3.0	2226	$2,400	$1.08	63d	1	0.90mi
18072 Longleaf Dr Athens, AL	4.0	3.0	2571	$2,600	$1.01	63d	1	0.90mi
17969 Longleaf Dr Athens, AL	4.0	3.0	2173	$2,100	$0.97	63d	1	0.92mi
17884 Longleaf Dr Athens, AL	4.0	3.0	2175	$2,100	$0.97	72d	1	0.98mi
16891 Orleans Dr Unit 30 Athens, AL	4.0	2.5	2323	$2,445	$1.05	63d	1	1.09mi
16837 Orleans Dr Unit 27 Athens, AL	4.0	2.5	2323	$2,395	$1.03	63d	1	1.12mi
17813 Denham Cir Athens, AL	4.0	3.0	1753	$1,950	$1.11	93d	1	1.13mi
1003 E Washington St Athens, AL	4.0	3.0	1768	$1,600	$0.90	70d	1	1.16mi

HOA detail $42/mo · $504/yr

• Likely covers: electric

Listing history 50 events

1. 2026-08-08
   days on market $238,888 Active 241 DOM
2. 2026-08-07
   days on market $238,888 Active 240 DOM
3. 2026-08-06
   days on market $238,888 Active 239 DOM
4. 2026-08-05
   days on market $238,888 Active 238 DOM
5. 2026-08-04
   days on market $238,888 Active 237 DOM
6. 2026-08-03
   days on market $238,888 Active 236 DOM
7. 2026-07-31
   days on market $238,888 Active 233 DOM
8. 2026-07-29
   days on market $238,888 Active 231 DOM
9. 2026-07-27
   days on market $238,888 Active 229 DOM
10. 2026-07-25
    days on market $238,888 Active 227 DOM
11. 2026-07-23
    days on market $238,888 Active 225 DOM
12. 2026-07-22
    days on market $238,888 Active 224 DOM
13. 2026-07-21
    days on market $238,888 Active 223 DOM
14. 2026-07-18
    days on market $238,888 Active 220 DOM
15. 2026-07-16
    days on market $238,888 Active 218 DOM
16. 2026-07-16
    days on market $238,888 Active 217 DOM
17. 2026-07-14
    days on market $238,888 Active 216 DOM
18. 2026-07-14
    days on market $238,888 Active 215 DOM
19. 2026-07-12
    days on market $238,888 Active 214 DOM
20. 2026-07-11
    days on market $238,888 Active 213 DOM
21. 2026-07-10
    days on market $238,888 Active 212 DOM
22. 2026-07-09
    days on market $238,888 Active 211 DOM
23. 2026-07-08
    days on market $238,888 Active 210 DOM
24. 2026-07-07
    days on market $238,888 Active 209 DOM
25. 2026-07-06
    days on market $238,888 Active 208 DOM
26. 2026-07-05
    days on market $238,888 Active 207 DOM
27. 2026-07-03
    days on market $238,888 Active 205 DOM
28. 2026-07-03
    price $238,888 Active 204 DOM
29. 2026-07-02
    days on market $239,888 Active 204 DOM
30. 2026-07-01
    days on market $239,888 Active 203 DOM
31. 2026-06-30
    days on market $239,888 Active 202 DOM
32. 2026-06-29
    days on market $239,888 Active 201 DOM
33. 2026-06-28
    days on market $239,888 Active 200 DOM
34. 2026-06-27
    days on market $239,888 Active 198 DOM
35. 2026-06-25
    days on market $239,888 Active 196 DOM
36. 2026-06-23
    days on market $239,888 Active 194 DOM
37. 2026-06-21
    days on market $239,888 Active 193 DOM
38. 2026-06-18
    days on market $239,888 Active 190 DOM
39. 2026-06-17
    days on market $239,888 Active 189 DOM
40. 2026-06-16
    days on market $239,888 Active 188 DOM
41. 2026-06-15
    days on market $239,888 Active 187 DOM
42. 2026-06-14
    days on market $239,888 Active 185 DOM
43. 2026-06-10
    days on market $239,888 Active 182 DOM
44. 2026-06-09
    days on market $239,888 Active 181 DOM
45. 2026-06-08
    days on market $239,888 Active 180 DOM
46. 2026-06-07
    days on market $239,888 Active 179 DOM
47. 2026-06-05
    days on market $239,888 Active 176 DOM
48. 2026-06-03
    pricedays on market $239,888 Active 175 DOM
49. 2026-06-02
    days on market $242,888 Active 174 DOM
50. 2026-06-01
    days on market $242,888 Active 173 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: $26,421
• − Mortgage interest: −$13,381
• − Property taxes: −$3,583
• − Insurance: −$1,194
• − Repairs & maintenance: −$2,114
• − Management: −$2,114
• − HOA: −$504
• − Depreciation: −$6,949
• Taxable loss: −$3,419
• Est. tax savings @ 24.0%: +$821
• After-tax cash flow: $1,378/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 · 1 photo

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs needed. It offers a well-maintained exterior, energy-efficient windows, and a spacious interior with modern amenities. Potential buyers and renters will appreciate the curb appeal and the home's move-in-ready condition.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both Replace windows if older than 10 years — Improves energy efficiency and reduces heating/cooling costs. ↑

F Composite school gradezoned avg 36/100

Zoned Schools

Elementary Athens Intermediate School F AL #204/627 Nat'l #17,525/41,679 Middle Athens Middle School F AL #121/257 Nat'l #8,861/14,009 High Athens High School F AL #56/305 Nat'l #10,191/17,239

Schools (NCES district)

• District: Athens City
• NCES district ID: 0100120
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $45,479
• Composite: 33.14/100
• National rank: #5555
• State rank: #29 of 129 in AL

B Composite livability gradescore 75/100

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

• Census place: Athens, AL
• County: Limestone County · 111,441 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: 10% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

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

Price history

-6.7% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $251,888 VMLS
• 2026-05-14 Price Changed $251,888 Zillow
• 2026-04-29 Price Changed $259,990 VMLS
• 2026-04-26 Price Changed $259,990 Zillow
• 2026-03-22 Price Changed $249,888 Zillow
• 2026-03-17 Price Changed $252,888 Zillow
• 2026-03-11 Price Changed $249,888 Zillow
• 2026-03-10 Price Changed $249,888 VMLS
• 2026-02-24 Relisted — VMLS
• 2026-02-24 Price Changed $257,888 VMLS
• 2026-02-12 Relisted — Zillow
• 2026-02-12 Price Changed $257,888 Zillow
• 2025-07-09 Delisted — VMLS
• 2025-06-04 Delisted — Zillow
• 2025-04-24 Listed $269,990 VMLS
• 2025-04-22 Listed $269,990 Zillow