17550 Clearview St · Athens, AL 35611

$319,000

4 bd · 2.0 ba · 2,953 sqft · SingleFamily public records · 104 Days on market

Built 2006 0.41 ac lot $108/sqft · 39% below area Est $475k · 33% under $8/mo HOA

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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 +9.2/30.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

***GREAT POTENTIAL IN WEST GATE*** Discover the space and flexibility you have been looking for in this full-brick home in the desirable West Gate subdivision of Athens. ? This well-designed 1½-story plan offers 4 true bedrooms on the main level plus a huge upstairs bonus that can easily serve as a 5th bedroom, media room, or home office. Enjoy a contemporary layout with a main-level primary suite, 2 additional full baths. The attached 2-car garage and full-brick construction provide practical durability and curb appeal. PLUS the back patio is set up for those chilly nights with a built-in fireplace!! Seller needs 24 Hour notice before showing. Pets on premises.

Key facts

• Back patio fireplace
• Huge upstairs bonus
• Full brick home

Tags

• FULL BRICK HOME
• WEST GATE SUBDIVISION
• MAIN LEVEL PRIMARY SUITE
• HUGE UPSTAIRS BONUS
• BACK PATIO FIREPLACE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-239 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (13.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (31.1% below list).
• Recommended offer: $220k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• Market conditions: Rents rising (+1.2%/yr); 546 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• At $2,198/mo this rent would consume 46% of the median local household income ($57k/yr) (locally 811% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k 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 104 days — a 9% lower offer ($290k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $80k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $258k; 24% 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 $219,769 (31.1% 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 104 days. Have you received any prior offers? Is the seller open to a 31% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.69% ✗
• Cap rate: 5.40%
• Cash-on-cash: -3.21%
• DSCR: 0.86
• GRM: 12.1

CMA / ARV

• ARV (median comp): $475,117
• List price: $319,000
• Delta: -32.86%
• 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
17151 Leatherwood Dr	0.17mi	4/2.5	3,095 (+5%)	8mo	$500,000	$162	75
17804 Denham Cir	0.32mi	4/3.5	2,909 (-2%)	8mo	$412,000	$142	70
17675 Watercress Dr	0.20mi	4/3.0	3,151 (+7%)	13mo	$585,000	$186	65
17046 Leatherwood Dr	0.28mi	3/2.0 (-1)	2,753 (-7%)	12mo	$395,000	$143	61
17558 Windermere Dr	0.47mi	5/3.0 (+1)	2,786 (-6%)	6mo	$520,000	$187	55
16946 Orleans Dr	0.35mi	4/3.5	3,170 (+7%)	13mo	$483,750	$153	54
18072 Longleaf Dr	0.43mi	4/3.0	2,571 (-13%)	1mo	$322,279	$125	54
17957 Longleaf Dr	0.51mi	4/3.0	2,571 (-13%)	3mo	$363,900	$142	48
17634 Carillon Dr	0.56mi	5/4.0 (+1)	2,895 (-2%)	14mo	$549,900	$190	46
17677 Carillon Dr	0.58mi	5/3.0 (+1)	2,675 (-9%)	4mo	$449,900	$168	45
17826 Longleaf Dr	0.49mi	4/3.0	2,571 (-13%)	10mo	$374,900	$146	44
17860 Longleaf Dr	0.51mi	4/3.0	2,571 (-13%)	9mo	$354,900	$138	43

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: -23.5%
• Equity multiple: 0.21×
• Total profit: $-70,846
• Equity at exit: $47,564

10-year hold

• IRR: -23.2%
• Equity multiple: -0.09×
• Total profit: $-96,935
• Equity at exit: $27,581

Cash invested: $89,320 (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: 12.1×

Monthly cashflow live

• Estimated rent: $2,198 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$161 /mo · $1,933/yr
• Insurance: −$133
• HOA: −$8
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $-239

Break-even live

Break-even rent $2,500

Max offer price $276,839

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16891 Orleans Dr Unit 30 Athens, AL	4.0	2.5	2323	$2,445	$1.05	14d	1	0.43mi
18072 Longleaf Dr Athens, AL	4.0	3.0	2571	$2,600	$1.01	14d	1	0.46mi
16837 Orleans Dr Unit 27 Athens, AL	4.0	2.5	2323	$2,395	$1.03	14d	1	0.48mi
17993 Longleaf Dr Athens, AL	4.0	3.0	2226	$2,400	$1.08	14d	1	0.51mi
17969 Longleaf Dr Athens, AL	4.0	3.0	2173	$2,100	$0.97	14d	1	0.53mi
17884 Longleaf Dr Athens, AL	4.0	3.0	2175	$2,100	$0.97	23d	1	0.56mi
16129 Cohen Dr Athens, AL	2.0–4.0	2.0–2.5	1650	$1,895	$1.15	14d	9	1.34mi
16097 Cohen Dr Athens, AL	4.0	2.5	1995	$1,895	$0.95	44d	1	1.36mi
16085 Cohen Dr Athens, AL	4.0	2.5	1995	$2,150	$1.08	23d	1	1.36mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 7 events

1. 2026-05-11
   price $319,000 679-char remark

   Show marketing remark (679 chars)

   ***GREAT POTENTIAL IN WEST GATE*** Discover the space and flexibility you have been looking for in this full-brick home in the desirable West Gate subdivision of Athens. ? This well-designed 1½-story plan offers 4 true bedrooms on the main level plus a huge upstairs bonus that can easily serve as a 5th bedroom, media room, or home office. Enjoy a contemporary layout with a main-level primary suite, 2 additional full baths. The attached 2-car garage and full-brick construction provide practical durability and curb appeal. PLUS the back patio is set up for those chilly nights with a built-in fireplace!! Seller needs 24 Hour notice before showing. Pets on premises.

2. 2026-04-02
   price $369,900 679-char remark

   Show marketing remark (679 chars)

   ***GREAT POTENTIAL IN WEST GATE*** Discover the space and flexibility you have been looking for in this full-brick home in the desirable West Gate subdivision of Athens. ? This well-designed 1½-story plan offers 4 true bedrooms on the main level plus a huge upstairs bonus that can easily serve as a 5th bedroom, media room, or home office. Enjoy a contemporary layout with a main-level primary suite, 2 additional full baths. The attached 2-car garage and full-brick construction provide practical durability and curb appeal. PLUS the back patio is set up for those chilly nights with a built-in fireplace!! Seller needs 24 Hour notice before showing. Pets on premises.

3. 2026-02-06
   listed $399,000 Active 679-char remark

   Show marketing remark (679 chars)

   ***GREAT POTENTIAL IN WEST GATE*** Discover the space and flexibility you have been looking for in this full-brick home in the desirable West Gate subdivision of Athens. ? This well-designed 1½-story plan offers 4 true bedrooms on the main level plus a huge upstairs bonus that can easily serve as a 5th bedroom, media room, or home office. Enjoy a contemporary layout with a main-level primary suite, 2 additional full baths. The attached 2-car garage and full-brick construction provide practical durability and curb appeal. PLUS the back patio is set up for those chilly nights with a built-in fireplace!! Seller needs 24 Hour notice before showing. Pets on premises.

4. 2016-09-20
   soldstatus $257,500
5. 2016-09-16
   soldstatus $257,500
6. 2016-08-08
   listed $259,900
7. 2016-02-17
   soldstatus $190,000

ⓘ 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: $1,933 · $161/mo
• Projected year-2 tax: $1,933 · $161/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 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: $26,372
• − Mortgage interest: −$17,869
• − Property taxes: −$1,933
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,110
• − Management: −$2,110
• − HOA: −$96
• − Depreciation: −$9,280
• Taxable loss: −$8,620
• Est. tax savings @ 24.0%: +$2,069
• After-tax cash flow: $-795/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): 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

+67.9% since first listed

7 events — show timeline

• 2026-05-11 Price Changed $319,000 VMLS
• 2026-04-02 Price Changed $369,900 VMLS
• 2026-02-06 Listed $399,000 VMLS
• 2016-09-20 Sold (Public Records) $257,500 Public Records
• 2016-09-16 Sold (MLS) $257,500 VMLS
• 2016-08-08 Listed $259,900 VMLS
• 2016-02-17 Sold (Public Records) $190,000 Public Records

Property tax history

+6.2%/yr

Latest (2025): $1,933 · +0.8% YoY. Source: county tax records.