10810 Griffith Rd · Athens, AL 35671

$210,000

4 bd · 1.0 ba · 1,325 sqft · SingleFamily public records · 6 Days on market

Built 1988 0.61 ac lot

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Why this score? — see what drove the C 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 +17.3/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Move in ready home with 4 Bedrooms 2 bath. Recently updated with new Fixtures, new Floor, Brand New Appliances, and fresh paint.

Key facts

• Covered front porch
• Fresh paint
• Large backyard

Tags

• UPDATED COUNTERTOPS
• UPDATED FLOORING
• FRESH PAINT
• COVERED FRONT PORCH
• LARGE BACKYARD
• SPLIT-BEDROOM FLOOR PLAN

Property features AI

Finance

• Other: Approximately 0.61-acre lot; Living area about 1,325 square feet; Subdivision: Metes And Bounds
• HOA & community: No homeowners association

Exterior

• Parking: Concrete driveway
• Utilities: Septic tank sewer
• Home design: Single-family residence; One story; Built in 1988; Residential property
• Construction: Brick construction; Slab foundation
• Exterior features: Public water

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator
• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Six total rooms; No fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $155 ($2k/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 $203k (3.2% below list).
• Recommended offer: $203k (3.2% below list) — sets the bar for 1% rule.
• Cap rate 7.2% 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: 24 active listings in the ZIP; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 8y 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.

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 $203,285 (3.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.97% ✗
• Cap rate: 7.18%
• Cash-on-cash: 3.16%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $96,725
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19556 Nuclear Plant Rd	0.18mi	3/2.0 (-1)	1,225 (-8%)	6mo	$90,000	$73	65

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.6%
• Equity multiple: 3.11×
• Total profit: $124,254
• Equity at exit: $189,185

10-year hold

• IRR: 23.3%
• Equity multiple: 7.09×
• Total profit: $358,222
• Equity at exit: $407,984

Cash invested: $58,800 (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 35671

• Home prices YoY: 14.1%
• Active inventory: 24
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,033 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $155

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 87%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-14
   statusdays on market $210,000 Pending 6 DOM
2. 2026-06-10
   days on market $210,000 Active 4 DOM
3. 2026-06-09
   days on market $210,000 Active 3 DOM
4. 2026-06-08
   days on market $210,000 Active 2 DOM
5. 2026-06-07
   remarks 645-char remark
6. 2026-06-07
   listed $210,000 Active 1 DOM

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

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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,394
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − Depreciation: −$6,109
• Taxable loss: −$1,581
• Est. tax savings @ 24.0%: +$379
• After-tax cash flow: $2,236/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): 1,907

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Black 52% White 40% Two or more races 7% Hispanic / Latino 2%
• Common ancestry: Serbian 6% Iranian 1%
• Languages at home: 98% English-only · Spanish 2%

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: ▲ 22.86%
• Current HPI: 185.03
• 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

+133.6% since first listed

7 events — show timeline

• 2026-06-06 Listed $210,000 VMLS
• 2024-05-24 Sold (MLS) $197,900 VMLS
• 2024-04-10 Contingent — VMLS
• 2024-03-12 Listed $199,900 VMLS
• 2019-04-11 Sold (Public Records) $101,587 Public Records
• 2019-03-22 Sold (MLS) $99,900 VMLS
• 2018-11-01 Listed $89,900 VMLS

Property tax history

+7.2%/yr

Latest (2025): $371 · +29.0% YoY. Source: county tax records.