13952 Robinson Ln · Athens, AL 35620

$150,000

2 bd · 1.0 ba · 1,536 sqft · SingleFamily public records · 40 Days on market

Built 2002 0.58 ac lot $98/sqft · 42% below area Est $265k · 43% 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 +14.8/30.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this cozy country cabin sitting on just over an acre. Just minutes from the water, this could be your country getaway or weekend fishing cabin. Solid hardwood floors, wrap around covered porch and plenty of storage in the 3 bay garage. Schedule your showing today.

Key facts

• Easy access
• Large lot
• Workshop

Tags

• LARGE LOT
• WORKSHOP
• SPACIOUS OUTDOOR AREA
• EASY ACCESS

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Marbut Farms

Exterior

• Parking: Garage with workshop
• Utilities: Public water; Private sewer
• Home design: Single-family residence; Residential property; Built in 2002
• Exterior features: Public water; Private sewer; Lot roughly 210 x 120

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $40 ($482/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 $118k (21.7% below list).
• Recommended offer: $118k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Elkmont Elementary School (math 27% / reading 42%, grade F, #296 of 627 statewide, top 49%, 376 students, 63% FRL); West Limestone High School (math 11% / reading 32%, grade F, #156 of 305 statewide, top 52%, 733 students, 60% FRL) — zoned schools average 61% FRL vs 40% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 79 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $4k 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 40 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 2 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 $129k; 16% 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 $117,500 (21.7% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 6.61%
• Cash-on-cash: 1.15%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (median comp): $264,843
• List price: $150,000
• Delta: -43.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22337 Nelson Rd	0.38mi	3/2.0 (+1)	1,741 (+13%)	13mo	$646,000	$371	40
13782 Grigsby Ferry Rd	0.68mi	3/2.0 (+1)	1,460 (-5%)	23mo	$255,000	$175	32
13734 Grigsby Ferry Rd	0.72mi	3/2.0 (+1)	1,460 (-5%)	22mo	$255,000	$175	31
14402 Section Line Rd	0.68mi	3/2.0 (+1)	1,650 (+7%)	20mo	$255,000	$155	30

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: -14.5%
• Equity multiple: 0.48×
• Total profit: $-21,820
• Equity at exit: $22,365

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-16,002
• Equity at exit: $12,969

Cash invested: $42,000 (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 35620

• Home prices YoY: -28.3%
• Active inventory: 79
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,175 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $40

Break-even live

Break-even rent $1,124

Max offer price $150,000

Occupancy floor 92%

Sensitivity live

Price	-10% $125	-5% $83	+0% $40	+5% $-2	+10% $-45
Rent	-10% $-53	-5% $-6	+0% $40	+5% $87	+10% $133
Rate	-1.0pp $116	-0.5pp $78	base $40	+0.5pp $1	+1.0pp $-38

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15292 Section Line Rd Elkmont, AL	3.0	1.0	1326	$1,175	$0.89	45d	1	1.46mi

Listing history 20 events

1. 2026-06-18
   days on market $150,000 Active 40 DOM
2. 2026-06-17
   days on market $150,000 Active 39 DOM
3. 2026-06-16
   days on market $150,000 Active 38 DOM
4. 2026-06-15
   days on market $150,000 Active 37 DOM
5. 2026-06-14
   days on market $150,000 Active 35 DOM
6. 2026-06-10
   days on market $150,000 Active 32 DOM
7. 2026-06-09
   days on market $150,000 Active 31 DOM
8. 2026-06-08
   days on market $150,000 Active 30 DOM
9. 2026-06-07
   days on market $150,000 Active 29 DOM
10. 2026-06-05
    days on market $150,000 Active 26 DOM
11. 2026-06-03
    days on market $150,000 Active 25 DOM
12. 2026-06-02
    days on market $150,000 Active 24 DOM
13. 2026-06-01
    days on market $150,000 Active 23 DOM
14. 2026-05-31
    days on market $150,000 Active 22 DOM
15. 2026-05-30
    days on market $150,000 Active 21 DOM
16. 2026-05-09
    listed $150,000 Active 562-char remark
17. 2024-10-28
    soldstatus $128,800
18. 2022-01-28
    soldstatus $120,000 Sold 275-char remark

    Show marketing remark (275 chars)

    Don't miss this cozy country cabin sitting on just over an acre. Just minutes from the water, this could be your country getaway or weekend fishing cabin. Solid hardwood floors, wrap around covered porch and plenty of storage in the 3 bay garage. Schedule your showing today.

19. 2022-01-02
    historical Contingent 275-char remark

    Show marketing remark (275 chars)

    Don't miss this cozy country cabin sitting on just over an acre. Just minutes from the water, this could be your country getaway or weekend fishing cabin. Solid hardwood floors, wrap around covered porch and plenty of storage in the 3 bay garage. Schedule your showing today.

20. 2021-11-22
    listed $130,000 Active 275-char remark

    Show marketing remark (275 chars)

    Don't miss this cozy country cabin sitting on just over an acre. Just minutes from the water, this could be your country getaway or weekend fishing cabin. Solid hardwood floors, wrap around covered porch and plenty of storage in the 3 bay garage. Schedule your showing today.

ⓘ 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: $467 · $39/mo
• Projected year-2 tax: $615 · $51/mo
• Expected delta: +$148/yr (+$12/mo · 31.6%)

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $14,100
• − Mortgage interest: −$8,402
• − Property taxes: −$467
• − Insurance: −$750
• − Repairs & maintenance: −$1,128
• − Management: −$1,128
• − Depreciation: −$4,364
• Taxable loss: −$2,139
• Est. tax savings @ 24.0%: +$513
• After-tax cash flow: $996/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): 10,990

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 2% Black 1% Native American 1%
• Common ancestry: Italian 1% Serbian 1% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 4%

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: ▼ -72.17%
• Current HPI: 182.82
• 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

+15.4% since first listed

5 events — show timeline

• 2026-05-09 Listed $150,000 VMLS
• 2024-10-28 Sold (Public Records) $128,800 Public Records
• 2022-01-28 Sold (MLS) $120,000 VMLS
• 2022-01-02 Contingent — VMLS
• 2021-11-22 Listed $130,000 VMLS

Property tax history

+2.4%/yr

Latest (2025): $467 · +4.8% YoY. Source: county tax records.