20082 Poff Ln · Athens, AL 35614

$239,900

4 bd · 2.0 ba · 2,079 sqft · SingleFamily · 58 Days on market

0.41 ac lot $115/sqft · 23% below area Est $313k · 23% under

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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 +8.8/30.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 4-bedroom, 2-bath mobile home set on a permanent foundation! The cozy living area features a beautiful fireplace as its centerpiece, creating a warm and inviting atmosphere. The kitchen is well-equipped with a wall oven, an abundance of cabinet space, a walk-in pantry, and a unique L-shaped island, perfect for casual dining or entertaining. The isolated master suite offers a private retreat with double sinks, a separate vanity space, a relaxing whirlpool tub, and a walk-in shower. Outside, enjoy a peaceful backyard shaded by mature trees, ideal for outdoor gatherings or quiet evenings at home.

Key facts

• L-shaped island
• Wall oven
• Cabinet space

Tags

• PERMANENT FOUNDATION
• FIREPLACE
• WALL OVEN
• CABINET SPACE
• WALK-IN PANTRY
• L-SHAPED ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (22.9% below list).
• Recommended offer: $185k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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.
• Market conditions: 74 active listings in the ZIP; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

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 58 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Recommended offer $184,927 (22.9% 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 58 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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: 0.77% ✗
• Cap rate: 5.31%
• Cash-on-cash: -3.52%
• DSCR: 0.84
• GRM: 10.8

CMA / ARV

• ARV (median comp): $312,657
• List price: $239,900
• Delta: -23.27%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17808 Sewell Rd	0.23mi	4/3.0	2,328 (+12%)	13mo	$345,000	$148	54
20730 Colonial Dr	0.71mi	3/3.0 (-1)	2,231 (+7%)	12mo	$418,000	$187	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.23×
• Total profit: $-51,391
• Equity at exit: $35,770

10-year hold

• IRR: -16.2%
• Equity multiple: 0.09×
• Total profit: $-60,791
• Equity at exit: $20,742

Cash invested: $67,172 (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 35614

• Home prices YoY: -12.7%
• Active inventory: 74
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,849 medium
• Mortgage (P&I): −$1,258
• Tax est. 1.5%: −$300 /mo · $3,598/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-197

Break-even live

Break-even rent $2,099

Max offer price $211,398

Occupancy floor —

Sensitivity live

Price	-10% $-31	-5% $-114	+0% $-197	+5% $-280	+10% $-363
Rent	-10% $-343	-5% $-270	+0% $-197	+5% $-124	+10% $-51
Rate	-1.0pp $-76	-0.5pp $-136	base $-197	+0.5pp $-259	+1.0pp $-322

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $239,900 Active 58 DOM
2. 2026-06-17
   days on market $239,900 Active 57 DOM
3. 2026-06-16
   days on market $239,900 Active 56 DOM
4. 2026-06-15
   days on market $239,900 Active 55 DOM
5. 2026-06-14
   days on market $239,900 Active 53 DOM
6. 2026-06-10
   days on market $239,900 Active 50 DOM
7. 2026-06-09
   days on market $239,900 Active 49 DOM
8. 2026-06-08
   days on market $239,900 Active 48 DOM
9. 2026-06-07
   days on market $239,900 Active 47 DOM
10. 2026-06-05
    days on market $239,900 Active 44 DOM
11. 2026-06-03
    days on market $239,900 Active 43 DOM
12. 2026-06-02
    days on market $239,900 Active 42 DOM
13. 2026-06-01
    days on market $239,900 Active 41 DOM
14. 2026-05-31
    days on market $239,900 Active 40 DOM
15. 2026-05-30
    days on market $239,900 Active 39 DOM
16. 2026-04-21
    listed $239,900 Active 609-char remark

    Show marketing remark (609 chars)

    Spacious 4-bedroom, 2-bath mobile home set on a permanent foundation! The cozy living area features a beautiful fireplace as its centerpiece, creating a warm and inviting atmosphere. The kitchen is well-equipped with a wall oven, an abundance of cabinet space, a walk-in pantry, and a unique L-shaped island, perfect for casual dining or entertaining. The isolated master suite offers a private retreat with double sinks, a separate vanity space, a relaxing whirlpool tub, and a walk-in shower. Outside, enjoy a peaceful backyard shaded by mature trees, ideal for outdoor gatherings or quiet evenings at home.

17. 2025-07-13
    listed $239,900 Active

ⓘ 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: $22,191
• − Mortgage interest: −$13,438
• − Property taxes: −$3,598
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$6,979
• Taxable loss: −$6,574
• Est. tax savings @ 24.0%: +$1,578
• After-tax cash flow: $-786/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

• City population: 55,492
• Population (ZIP): 7,157

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 6% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 5% Vietnamese 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: ▼ -27.23%
• Current HPI: 186.7589
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-04-21 Listed $239,900 VMLS
• 2025-07-13 Listed $239,900 VMLS