17256 Ferry Rd · Athens, AL 35611

$179,000

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 180 Days on market

Built 1976 0.34 ac lot $123/sqft · 28% below area Est $247k · 28% under

---

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 +22.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.0/10.0
• 1% rule +4.4/10.0
• Livability +3.8/5.0
• Rent growth +2.8/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This charming 3 bedroom, 1 bath home is perfect for first-time buyers or those looking to downsize. A fenced in backyard and all new appliances are just a few of the many worry-free amenities that come with this beautiful home. This property features a spacious family room plus an additional den or flex space with a cozy fireplace—perfect for entertaining or a home office.

Key facts

• Cozy fireplace
• Den or flex space
• 0.34 acre lot

Tags

• DEN OR FLEX SPACE
• COZY FIREPLACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $179k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/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 $168k (6.1% below list).
• Recommended offer: $158k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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.
• Market conditions: Rents rising (+1.2%/yr); 546 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 180 days — a 12% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $21k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $179k implies a 209% gain — meaningful room to come down on a strong offer.

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 $157,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 180 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.94% ✗
• Cap rate: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 8.9

CMA / ARV

• ARV (median comp): $246,993
• List price: $179,000
• Delta: -27.53%
• 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
17320 Brownsferry Rd	0.25mi	2/1.5 (-1)	1,378 (-5%)	6mo	$176,900	$128	68
17819 Tipper Ln	0.58mi	3/2.0	1,474 (+2%)	1mo	$229,636	$156	66
15270 Coco Reid Ln	0.61mi	3/2.0	1,474 (+2%)	1mo	$225,000	$153	64
17282 Martin Dr	0.34mi	3/2.0	1,369 (-6%)	9mo	$242,000	$177	64
17620 Owens St	0.60mi	3/2.0	1,500 (+3%)	5mo	$244,000	$163	58
17759 Tipper Ln	0.52mi	3/2.0	1,260 (-13%)	7mo	$257,500	$204	44
15340 Coco Reid Ln	0.61mi	3/2.0	1,260 (-13%)	2mo	$225,000	$179	44
17793 Tipper Ln	0.56mi	4/2.0 (+1)	1,667 (+15%)	2mo	$249,443	$150	39
17714 Emma Jo Ln	0.52mi	4/2.0 (+1)	1,667 (+15%)	6mo	$249,781	$150	37
15260 Coco Reid Ln	0.61mi	4/2.0 (+1)	1,667 (+15%)	2mo	$253,850	$152	36
15438 Grayson Cir	0.64mi	4/2.0 (+1)	1,667 (+15%)	1mo	$239,664	$144	36
15292 Coco Reid Ln	0.61mi	4/2.0 (+1)	1,667 (+15%)	4mo	$244,920	$147	34

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: -7.7%
• Equity multiple: 0.72×
• Total profit: $-13,941
• Equity at exit: $26,689

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-861
• Equity at exit: $15,477

Cash invested: $50,120 (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 35611

• Rents YoY: 1.2%
• Active inventory: 546
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,680 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$30 /mo · $359/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $284

Break-even live

Break-even rent $1,320

Max offer price $179,000

Occupancy floor 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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17650 Brownsferry Rd Athens, AL	3.0	1.0	1234	$1,750	$1.42	14d	1	0.16mi
16129 Cohen Dr Athens, AL	2.0–4.0	2.0–2.5	1650	$1,658	$1.00	14d	9	1.19mi

Listing history 9 events

1. 2026-05-16
   status Pending 381-char remark

   Show marketing remark (381 chars)

   This charming 3 bedroom, 1 bath home is perfect for first-time buyers or those looking to downsize. A fenced in backyard and all new appliances are just a few of the many worry-free amenities that come with this beautiful home. This property features a spacious family room plus an additional den or flex space with a cozy fireplace—perfect for entertaining or a home office.

2. 2026-03-27
   price $179,000 381-char remark

   Show marketing remark (381 chars)

   This charming 3 bedroom, 1 bath home is perfect for first-time buyers or those looking to downsize. A fenced in backyard and all new appliances are just a few of the many worry-free amenities that come with this beautiful home. This property features a spacious family room plus an additional den or flex space with a cozy fireplace—perfect for entertaining or a home office.

3. 2026-03-03
   price $184,000 381-char remark

   Show marketing remark (381 chars)

   This charming 3 bedroom, 1 bath home is perfect for first-time buyers or those looking to downsize. A fenced in backyard and all new appliances are just a few of the many worry-free amenities that come with this beautiful home. This property features a spacious family room plus an additional den or flex space with a cozy fireplace—perfect for entertaining or a home office.

4. 2025-12-24
   price $189,900 381-char remark

   Show marketing remark (381 chars)

   This charming 3 bedroom, 1 bath home is perfect for first-time buyers or those looking to downsize. A fenced in backyard and all new appliances are just a few of the many worry-free amenities that come with this beautiful home. This property features a spacious family room plus an additional den or flex space with a cozy fireplace—perfect for entertaining or a home office.

5. 2025-11-17
   listed $199,900 Active 381-char remark

   Show marketing remark (381 chars)

   This charming 3 bedroom, 1 bath home is perfect for first-time buyers or those looking to downsize. A fenced in backyard and all new appliances are just a few of the many worry-free amenities that come with this beautiful home. This property features a spacious family room plus an additional den or flex space with a cozy fireplace—perfect for entertaining or a home office.

6. 2016-11-01
   soldstatus $58,000
7. 2016-10-31
   soldstatus $58,000 215-char remark

   Show marketing remark (215 chars)

   CUTE AS A BUTTON 3 BEDROOM, 1 BATH HOME, LIVING ROOM, DEN WITH FIREPLACE, KITCHEN, BREAKFAST ROOM AND LARGE LAUNDRY. LARGE DECK AND FENCED BACK YARD. COVERED CARPORT! ROOF IN 2008, CENTRAL UNIT IN 2010. GREAT PRICE!

8. 2016-03-21
   listed $62,000 215-char remark

   Show marketing remark (215 chars)

   CUTE AS A BUTTON 3 BEDROOM, 1 BATH HOME, LIVING ROOM, DEN WITH FIREPLACE, KITCHEN, BREAKFAST ROOM AND LARGE LAUNDRY. LARGE DECK AND FENCED BACK YARD. COVERED CARPORT! ROOF IN 2008, CENTRAL UNIT IN 2010. GREAT PRICE!

9. 2002-01-29
   soldstatus $64,000

ⓘ 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: $359 · $30/mo
• Projected year-2 tax: $734 · $61/mo
• Expected delta: +$375/yr (+$31/mo · 104.7%)

ⓘ 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 21% 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: $20,162
• − Mortgage interest: −$10,027
• − Property taxes: −$359
• − Insurance: −$895
• − Repairs & maintenance: −$1,613
• − Management: −$1,613
• − Depreciation: −$5,207
• Taxable income: $448
• Est. tax owed @ 24.0%: −$108
• After-tax cash flow: $3,302/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

• County: Limestone County · 80,439 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: 811.0

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 (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%

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

Industry mix (Fortune 500 HQ in AL)

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

Price history

+179.7% since first listed

9 events — show timeline

• 2026-05-16 Pending — VMLS
• 2026-03-27 Price Changed $179,000 VMLS
• 2026-03-03 Price Changed $184,000 VMLS
• 2025-12-24 Price Changed $189,900 VMLS
• 2025-11-17 Listed $199,900 VMLS
• 2016-11-01 Sold (Public Records) $58,000 Public Records
• 2016-10-31 Sold (MLS) $58,000 VMLS
• 2016-03-21 Listed $62,000 VMLS
• 2002-01-29 Sold (Public Records) $64,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $359 · -3.7% YoY. Source: county tax records.