The Harrington Plan · Athens, AL 35613

$284,990

4 bd · 2.5 ba · 2,565 sqft · SingleFamily · 424 Days on market

Excellent condition

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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).

• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.8/5.0
• Livability +3.8/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

Key facts

• Breakfast nook
• Large center island
• Dining room

Tags

• SECOND-FLOOR OWNER'S SUITE
• OPEN-CONCEPT FAMILY ROOM
• BREAKFAST NOOK
• LARGE CENTER ISLAND
• DINING ROOM

🏗️ New construction. The $284,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,548.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $285k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-199 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (6.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (17.8% below list).
• Recommended offer: $234k (17.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: Creekside Elementary School (math 42% / reading 66%, grade C, #96 of 627 statewide, top 16%, 560 students, 41% FRL) — zoned schools at 41% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 32% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Limestone County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 1309 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 424 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,223 (17.8% 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 424 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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: 0.79% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.88%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $296,548
• List price: $284,990
• Delta: -3.90%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19926 Wicklow Cir	0.22mi	4/2.5	2,565 (0%)	2mo	$335,655	$131	88
25697 Finchley Dr	0.25mi	4/2.5	2,565 (0%)	6mo	$319,125	$124	84
25743 Finchley Dr	0.20mi	5/3.0 (+1)	2,565 (0%)	6mo	$297,995	$116	78
18967 Wicklow Cir	0.35mi	4/3.0	2,503 (-2%)	1mo	$319,900	$128	77
19897 Wicklow Cir	0.24mi	4/2.5	2,372 (-8%)	1mo	$292,200	$123	76
18955 Wicklow Cir	0.34mi	4/2.5	2,336 (-9%)	0mo	$319,900	$137	69
25750 Finchley Dr	0.19mi	5/3.0 (+1)	2,372 (-8%)	6mo	$289,995	$122	66
25689 Finchley Dr	0.26mi	5/3.0 (+1)	2,372 (-8%)	5mo	$313,975	$132	65
18962 Wicklow Cir	0.35mi	4/2.5	2,304 (-10%)	4mo	$289,900	$126	64
19018 Wicklow Cir	0.40mi	4/2.5	2,304 (-10%)	2mo	$297,500	$129	63
25664 Finchley Dr	0.27mi	3/2.5 (-1)	2,231 (-13%)	3mo	$293,495	$132	58
19963 Wicklow Cir	0.67mi	4/2.5	2,372 (-8%)	4mo	$316,642	$133	53

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: -21.1%
• Equity multiple: 0.27×
• Total profit: $-60,693
• Equity at exit: $44,216

10-year hold

• IRR: -14.5%
• Equity multiple: 0.17×
• Total profit: $-69,028
• Equity at exit: $25,640

Cash invested: $83,034 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 21 under contract
• Months of supply: 8.3 mo (12%/mo absorbed)
• Median asking: $319,990 ($136/sqft)
• Median days on market: 181 d
• This list price: 21% of active listings are priced below it
• ARV vs active asking: -14.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35613

• Home prices YoY: -33.9%
• Active inventory: 1309
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,342 medium
• Mortgage (P&I): −$1,555
• Tax est. 1.5%: −$371 /mo · $4,448/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-199

Break-even live

Break-even rent $2,594

Max offer price $267,751

Occupancy floor —

Sensitivity live

Price	-10% $6	-5% $-97	+0% $-199	+5% $-301	+10% $-404
Rent	-10% $-384	-5% $-292	+0% $-199	+5% $-106	+10% $-14
Rate	-1.0pp $-50	-0.5pp $-124	base $-199	+0.5pp $-276	+1.0pp $-354

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: $74,137
• Closing costs: $8,896
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18876 Wicklow Cir Athens, AL	5.0	2.5	2092	$2,075	$0.99	0d	1	0.27mi
27043 Copeland Rd Athens, AL	4.0	2.0	2415	$1,795	$0.74	154d	1	1.23mi

Listing history 50 events

1. 2026-10-01
   days on market $284,990 Active 424 DOM
2. 2026-09-30
   days on market $284,990 Active 423 DOM
3. 2026-09-29
   days on market $284,990 Active 422 DOM
4. 2026-09-28
   days on market $284,990 Active 421 DOM
5. 2026-09-27
   days on market $284,990 Active 420 DOM
6. 2026-09-25
   days on market $284,990 Active 418 DOM
7. 2026-09-24
   days on market $284,990 Active 417 DOM
8. 2026-09-23
   days on market $284,990 Active 416 DOM
9. 2026-09-22
   days on market $284,990 Active 415 DOM
10. 2026-09-21
    days on market $284,990 Active 414 DOM
11. 2026-09-20
    days on market $284,990 Active 413 DOM
12. 2026-09-19
    days on market $284,990 Active 412 DOM
13. 2026-09-18
    days on market $284,990 Active 411 DOM
14. 2026-09-17
    days on market $284,990 Active 410 DOM
15. 2026-09-16
    days on market $284,990 Active 409 DOM
16. 2026-09-15
    days on market $284,990 Active 408 DOM
17. 2026-09-14
    days on market $284,990 Active 407 DOM
18. 2026-09-13
    days on market $284,990 Active 406 DOM
19. 2026-09-12
    days on market $284,990 Active 405 DOM
20. 2026-09-11
    days on market $284,990 Active 404 DOM
21. 2026-09-05
    days on market $284,990 Active 398 DOM
22. 2026-09-04
    days on market $284,990 Active 397 DOM
23. 2026-09-03
    days on market $284,990 Active 396 DOM
24. 2026-08-31
    days on market $284,990 Active 393 DOM
25. 2026-08-30
    days on market $284,990 Active 392 DOM
26. 2026-08-29
    days on market $284,990 Active 391 DOM
27. 2026-08-28
    days on market $284,990 Active 390 DOM
28. 2026-08-27
    days on market $284,990 Active 389 DOM
29. 2026-08-26
    days on market $284,990 Active 388 DOM
30. 2026-08-25
    days on market $284,990 Active 387 DOM
31. 2026-08-24
    days on market $284,990 Active 386 DOM
32. 2026-08-23
    days on market $284,990 Active 385 DOM
33. 2026-08-22
    days on market $284,990 Active 384 DOM
34. 2026-08-21
    days on market $284,990 Active 383 DOM
35. 2026-08-20
    days on market $284,990 Active 382 DOM
36. 2026-08-19
    days on market $284,990 Active 381 DOM
37. 2026-08-18
    days on market $284,990 Active 380 DOM
38. 2026-08-17
    days on market $284,990 Active 379 DOM
39. 2026-08-16
    days on market $284,990 Active 378 DOM
40. 2026-08-15
    days on market $284,990 Active 377 DOM
41. 2026-08-15
    days on market $284,990 Active 376 DOM
42. 2026-08-13
    days on market $284,990 Active 375 DOM
43. 2026-08-12
    days on market $284,990 Active 374 DOM
44. 2026-08-11
    days on market $284,990 Active 373 DOM
45. 2026-08-10
    days on market $284,990 Active 372 DOM
46. 2026-08-09
    days on market $284,990 Active 371 DOM
47. 2026-08-08
    days on market $284,990 Active 370 DOM
48. 2026-08-07
    days on market $284,990 Active 369 DOM
49. 2026-08-06
    days on market $284,990 Active 368 DOM
50. 2026-08-05
    days on market $284,990 Active 367 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $28,107
• − Mortgage interest: −$16,611
• − Property taxes: −$4,448
• − Insurance: −$1,483
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$8,627
• Taxable loss: −$7,559
• Est. tax savings @ 24.0%: +$1,814
• After-tax cash flow: $-574/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

The home is in excellent condition with no visible repairs or maintenance needed. Painting and landscaping improvements can further enhance its value.

Value-add opportunities

• Both Painting the exterior siding and repainting the interior walls — Painting enhances curb appeal and interior aesthetics, which can increase both resale and rental value. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve curb appeal and attract potential buyers or renters. ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Creekside Elementary School C AL #96/627 Nat'l #10,700/41,679

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

B Composite livability gradescore 75/100

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 · 111,441 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: 1% of renters

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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%

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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%
• Languages at home: 96% English-only · Spanish 3% Vietnamese 1%

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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

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Industry mix (Fortune 500 HQ in AL)

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

Price history

+2.1% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $290,900 Zillow
• 2026-03-17 Price Changed $288,900 Zillow
• 2026-02-03 Price Changed $286,900 Zillow
• 2026-01-15 Price Changed $285,900 Zillow
• 2025-08-03 Listed $284,900 Zillow