25150 Delilah Cir · Athens, AL 35613

$299,000

4 bd · 2.0 ba · 1,827 sqft · SingleFamily public records · 55 Days on market

Built 2022 $164/sqft · 10% below area Est $343k · 13% under $25/mo HOA · 1% of rent

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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 +13.3/15.0
• Cash flow +10.6/30.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction-The Cali Floorplan is Perfect for Empty-Nesters or a growing family. The spacious kitchen is complete with a walk in pantry, plenty of counter space, and casual dining area with atrium doors leading out to a covered porch. The Main Suite features a private toilet, double vanities and a huge walk-in closet. This community has large lots! projected completion is June of 2022.

Key facts

• Quartz countertops
• Dual closets
• Premium lot

Tags

• WELL EQUIPPED KITCHEN
• STAINLESS STEEL APPLIANCES
• UPDATED BACKSPLASH
• QUARTZ COUNTERTOPS
• DUAL CLOSETS
• PREMIUM LOT

Property features AI

Finance

• HOA & community: HOA with an annual fee of $300

Exterior

• Parking: Two-car garage
• Utilities: Public water; Public sewer; Electric service for cooling/heating
• Home design: Single-family residence; Residential property; One story
• Construction: Brick construction; Slab foundation; Built as existing (not new construction)
• Exterior features: Public water; Public sewer; Located in the Sycamore Square subdivision

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Central heating; Electric cooling
• Interior features: One level living; No fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-146 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (8.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (29.1% below list).
• Recommended offer: $212k (29.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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.
• 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 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: 806 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $9k 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 55 days — a 3% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $16k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $212,009 (29.1% 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 55 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.71% ✗
• Cap rate: 5.71%
• Cash-on-cash: -2.09%
• DSCR: 0.91
• GRM: 11.8

CMA / ARV

• ARV (median comp): $343,060
• List price: $299,000
• Delta: -12.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25104 Delilah Cir	0.05mi	4/2.0	1,884 (+3%)	2mo	$285,000	$151	91
12880 Hudbug Dr	0.32mi	4/2.0	1,986 (+9%)	1mo	$327,000	$165	70
24722 Delilah Cir	0.15mi	4/3.0	2,031 (+11%)	4mo	$285,000	$140	67
12702 Juniors Dr	0.49mi	3/2.0 (-1)	1,740 (-5%)	1mo	$298,000	$171	63
12509 Juniors Dr	0.69mi	4/2.0	1,885 (+3%)	1mo	$311,049	$165	62
12576 Tallulah Dr	0.65mi	3/2.0 (-1)	1,858 (+2%)	0mo	$314,708	$169	61
12528 Coppertop Ln	0.61mi	3/2.0 (-1)	1,892 (+4%)	1mo	$309,090	$163	60
12841 Mooresville Rd	0.44mi	3/2.0 (-1)	1,709 (-6%)	6mo	$317,500	$186	58
12570 Hudbug Dr	0.59mi	4/2.0	1,986 (+9%)	4mo	$322,727	$163	54
12578 Juniors Dr	0.61mi	3/2.0 (-1)	1,998 (+9%)	0mo	$325,000	$163	51
12640 Tallulah Dr	0.59mi	3/2.5 (-1)	2,040 (+12%)	0mo	$300,000	$147	46
24147 Patriot Dr	0.69mi	3/2.0 (-1)	1,629 (-11%)	10mo	$289,850	$178	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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-57,857
• Equity at exit: $44,582

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-62,823
• Equity at exit: $25,852

Cash invested: $83,720 (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 35613

• Home prices YoY: -33.9%
• Active inventory: 806
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $2,120 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$103 /mo · $1,237/yr
• Insurance: −$125
• HOA: −$25
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $-146

Break-even live

Break-even rent $2,305

Max offer price $273,241

Occupancy floor —

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25090 Delilah Cir Athens, AL	4.0	2.0	2335	$1,995	$0.85	23d	1	0.03mi
24809 Delilah Cir Athens, AL	3.0	2.0	1683	$1,800	$1.07	44d	1	0.15mi
12934 Tallulah Dr Madison, AL	4.0	3.0	2058	$2,050	$1.00	44d	1	0.40mi
12804 Hudbug Dr Madison, AL	4.0	2.0	2314	$2,250	$0.97	14d	1	0.41mi
12821 Hudbug Dr Madison, AL	4.0	2.0	2314	$2,300	$0.99	21d	1	0.41mi
12786 Juniors Dr Madison, AL	3.0	2.0	1745	$1,995	$1.14	14d	1	0.47mi
24663 Rolling Vista Dr Athens, AL	3.0	2.0	1448	$1,653	$1.14	14d	1	0.50mi
13546 Continental Rd Athens, AL	3.0–4.0	2.0–2.5	1771	$2,049	$1.16	14d	2	0.56mi
12392 Whitcomb Cir Athens, AL	4.0	2.0	2106	$2,150	$1.02	21d	1	0.90mi
12660 Whitcomb Cir Athens, AL	4.0	2.0	2106	$1,950	$0.93	44d	1	1.01mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 20 events

1. 2026-06-18
   days on market $299,000 Active 55 DOM
2. 2026-06-17
   days on market $299,000 Active 54 DOM
3. 2026-06-16
   days on market $299,000 Active 53 DOM
4. 2026-06-15
   days on market $299,000 Active 52 DOM
5. 2026-06-14
   days on market $299,000 Active 50 DOM
6. 2026-06-10
   days on market $299,000 Active 47 DOM
7. 2026-06-09
   days on market $299,000 Active 46 DOM
8. 2026-06-08
   days on market $299,000 Active 45 DOM
9. 2026-06-07
   days on market $299,000 Active 44 DOM
10. 2026-06-05
    days on market $299,000 Active 41 DOM
11. 2026-06-03
    days on market $299,000 Active 40 DOM
12. 2026-06-02
    days on market $299,000 Active 39 DOM
13. 2026-06-01
    days on market $299,000 Active 38 DOM
14. 2026-05-31
    days on market $299,000 Active 37 DOM
15. 2026-05-30
    days on market $299,000 Active 36 DOM
16. 2026-05-01
    price $299,000 551-char remark
17. 2026-04-24
    listed $314,900 Active 551-char remark
18. 2022-06-09
    soldstatus $295,953 Sold 396-char remark

    Show marketing remark (396 chars)

    Under Construction-The Cali Floorplan is Perfect for Empty-Nesters or a growing family. The spacious kitchen is complete with a walk in pantry, plenty of counter space, and casual dining area with atrium doors leading out to a covered porch. The Main Suite features a private toilet, double vanities and a huge walk-in closet. This community has large lots! projected completion is June of 2022.

19. 2022-02-04
    status Pending 396-char remark

    Show marketing remark (396 chars)

    Under Construction-The Cali Floorplan is Perfect for Empty-Nesters or a growing family. The spacious kitchen is complete with a walk in pantry, plenty of counter space, and casual dining area with atrium doors leading out to a covered porch. The Main Suite features a private toilet, double vanities and a huge walk-in closet. This community has large lots! projected completion is June of 2022.

20. 2022-01-28
    listed $294,203 Active 396-char remark

    Show marketing remark (396 chars)

    Under Construction-The Cali Floorplan is Perfect for Empty-Nesters or a growing family. The spacious kitchen is complete with a walk in pantry, plenty of counter space, and casual dining area with atrium doors leading out to a covered porch. The Main Suite features a private toilet, double vanities and a huge walk-in closet. This community has large lots! projected completion is June of 2022.

ⓘ 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: $1,237 · $103/mo
• Projected year-2 tax: $1,237 · $103/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,441
• − Mortgage interest: −$16,749
• − Property taxes: −$1,237
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,035
• − Management: −$2,035
• − HOA: −$300
• − Depreciation: −$8,698
• Taxable loss: −$7,109
• Est. tax savings @ 24.0%: +$1,706
• After-tax cash flow: $-44/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: 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

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 · 80,439 people
• City population: 55,492
• Metro: Huntsville, AL
• Population (ZIP): 25,523
• Household income: $100,845
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 118.0

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 (83%)
• Race & ethnicity: White 83% Black 7% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% 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: ▼ -88.56%
• Current HPI: 173.0763
• Rent YoY: —
• 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

+1.6% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $299,000 VMLS
• 2026-04-24 Listed $314,900 VMLS
• 2022-06-09 Sold (MLS) $295,953 VMLS
• 2022-02-04 Pending — VMLS
• 2022-01-28 Listed $294,203 VMLS

Property tax history

+2.2%/yr

Latest (2025): $1,237 · +4.5% YoY. Source: county tax records.