101 Sunset Dr · Athens, AL 35611

$215,000

3 bd · 1.0 ba · 1,761 sqft · SingleFamily public records · 101 Days on market

Built 1965 Est $254k · 15% under

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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 +19.7/30.0
• ARV discount +14.3/15.0
• DSCR +6.2/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well Maintained Brick Home on a Corner Lot. Within miles of downtown Athens. Convenient to shopping, schools, and restaurants. This great home offer 3BR/1BA, spacious family room (great for entertaining) fireplace w/ gas logs, eat in kitchen, LR w/ hardwood, carpet in 2 Br's, detached storage building, attached carport, and additional parking space. Move in Ready. Roof replaced in the last 3 years. Inspection has been done and all repairs are being made.

Key facts

• New flooring
• New paint
• Corner lot

Tags

• CORNER LOT
• NEW WINDOWS
• NEW HVAC SYSTEM
• NEW PAINT
• NEW FLOORING
• PLUSH CARPETING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $251 ($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 $193k (10.3% below list).
• Recommended offer: $193k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 7.7% 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: Rents rising (+1.2%/yr); 546 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% 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 $6k 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 101 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $172k; 25% 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 $192,872 (10.3% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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: 0.90% ✗
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $253,584
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
101 Sunset Dr	0.00mi	3/1.0	1,814 (+3%)	1mo	$215,000	$119	94
1509 Nella Dr	0.10mi	3/2.0	1,800 (+2%)	5mo	$339,000	$188	83
1703 Clara St	0.16mi	3/2.0	1,865 (+6%)	4mo	$319,000	$171	75
313 Christopher Dr	0.67mi	3/2.0	1,729 (-2%)	6mo	$219,900	$127	57
1804 Hine St S	0.63mi	4/2.0 (+1)	1,866 (+6%)	1mo	$196,100	$105	51
15438 Grayson Cir	0.69mi	4/2.0 (+1)	1,667 (-5%)	1mo	$239,664	$144	49
17793 Tipper Ln	0.70mi	4/2.0 (+1)	1,667 (-5%)	2mo	$249,443	$150	48
15260 Coco Reid Ln	0.72mi	4/2.0 (+1)	1,667 (-5%)	2mo	$253,850	$152	47
15292 Coco Reid Ln	0.69mi	4/2.0 (+1)	1,667 (-5%)	4mo	$244,920	$147	47
15450 Grayson Cir	0.70mi	4/2.5 (+1)	1,891 (+7%)	1mo	$263,764	$139	43
501 Christopher Dr	0.56mi	3/2.0	1,506 (-14%)	6mo	$193,000	$128	41
17805 Tipper Ln	0.69mi	4/2.5 (+1)	1,891 (+7%)	4mo	$272,900	$144	41

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: -10.3%
• Equity multiple: 0.63×
• Total profit: $-22,340
• Equity at exit: $32,057

10-year hold

• IRR: -3.4%
• Equity multiple: 0.79×
• Total profit: $-12,662
• Equity at exit: $18,589

Cash invested: $60,200 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,929 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$56 /mo · $669/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $251

Break-even live

Break-even rent $1,611

Max offer price $215,000

Occupancy floor 82%

Sensitivity live

Price	-10% $373	-5% $312	+0% $251	+5% $190	+10% $129
Rent	-10% $98	-5% $175	+0% $251	+5% $327	+10% $403
Rate	-1.0pp $359	-0.5pp $306	base $251	+0.5pp $195	+1.0pp $138

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16085 Cohen Dr Athens, AL	4.0	2.5	1995	$2,150	$1.08	24d	1	0.41mi
16097 Cohen Dr Athens, AL	4.0	2.5	1995	$1,895	$0.95	44d	1	0.42mi
16129 Cohen Dr Athens, AL	2.0–4.0	2.0–2.5	1650	$1,658	$1.00	14d	9	0.43mi
1601 Florence St Athens, AL	3.0	1.0	1260	$1,850	$1.47	44d	1	0.73mi
17524 Martin Dr Athens, AL	3.0	3.0	2600	$2,395	$0.92	14d	1	0.74mi
17650 Brownsferry Rd Athens, AL	3.0	1.0	1234	$1,750	$1.42	14d	1	1.01mi
1003 E Washington St Athens, AL	4.0	3.0	1768	$1,600	$0.90	22d	1	1.09mi
17813 Denham Cir Athens, AL	4.0	3.0	1753	$1,950	$1.11	44d	1	1.21mi
17884 Longleaf Dr Athens, AL	4.0	3.0	2175	$2,100	$0.97	24d	1	1.23mi
17969 Longleaf Dr Athens, AL	4.0	3.0	2173	$2,100	$0.97	14d	1	1.28mi
17993 Longleaf Dr Athens, AL	4.0	3.0	2226	$2,400	$1.08	14d	1	1.30mi
16837 Orleans Dr Unit 27 Athens, AL	4.0	2.5	2323	$2,395	$1.03	14d	1	1.31mi
18072 Longleaf Dr Athens, AL	4.0	3.0	2571	$2,600	$1.01	14d	1	1.34mi
16891 Orleans Dr Unit 30 Athens, AL	4.0	2.5	2323	$2,445	$1.05	14d	1	1.35mi
16917 Orleans Dr Unit 32 Athens, AL	3.0	2.0	1474	$1,900	$1.29	14d	1	1.38mi

Listing history 18 events

1. 2026-04-16
   status Pending
2. 2026-03-05
   price $215,000
3. 2026-02-01
   price $220,000
4. 2026-01-05
   listed $230,000 Active
5. 2025-08-18
   historical
6. 2025-07-30
   price $205,000
7. 2025-06-11
   price $222,000
8. 2025-05-29
   price $229,000
9. 2025-05-15
   listed $230,000 Active
10. 2022-01-06
    soldstatus $171,659
11. 2022-01-05
    soldstatus $171,659 Sold 458-char remark

    Show marketing remark (458 chars)

    Well Maintained Brick Home on a Corner Lot. Within miles of downtown Athens. Convenient to shopping, schools, and restaurants. This great home offer 3BR/1BA, spacious family room (great for entertaining) fireplace w/ gas logs, eat in kitchen, LR w/ hardwood, carpet in 2 Br's, detached storage building, attached carport, and additional parking space. Move in Ready. Roof replaced in the last 3 years. Inspection has been done and all repairs are being made.

12. 2021-11-20
    status Pending 458-char remark

    Show marketing remark (458 chars)

    Well Maintained Brick Home on a Corner Lot. Within miles of downtown Athens. Convenient to shopping, schools, and restaurants. This great home offer 3BR/1BA, spacious family room (great for entertaining) fireplace w/ gas logs, eat in kitchen, LR w/ hardwood, carpet in 2 Br's, detached storage building, attached carport, and additional parking space. Move in Ready. Roof replaced in the last 3 years. Inspection has been done and all repairs are being made.

13. 2021-10-30
    price $180,000 458-char remark

    Show marketing remark (458 chars)

    Well Maintained Brick Home on a Corner Lot. Within miles of downtown Athens. Convenient to shopping, schools, and restaurants. This great home offer 3BR/1BA, spacious family room (great for entertaining) fireplace w/ gas logs, eat in kitchen, LR w/ hardwood, carpet in 2 Br's, detached storage building, attached carport, and additional parking space. Move in Ready. Roof replaced in the last 3 years. Inspection has been done and all repairs are being made.

14. 2021-09-29
    price $199,000 458-char remark

    Show marketing remark (458 chars)

    Well Maintained Brick Home on a Corner Lot. Within miles of downtown Athens. Convenient to shopping, schools, and restaurants. This great home offer 3BR/1BA, spacious family room (great for entertaining) fireplace w/ gas logs, eat in kitchen, LR w/ hardwood, carpet in 2 Br's, detached storage building, attached carport, and additional parking space. Move in Ready. Roof replaced in the last 3 years. Inspection has been done and all repairs are being made.

15. 2021-09-27
    status Active 458-char remark

    Show marketing remark (458 chars)

    Well Maintained Brick Home on a Corner Lot. Within miles of downtown Athens. Convenient to shopping, schools, and restaurants. This great home offer 3BR/1BA, spacious family room (great for entertaining) fireplace w/ gas logs, eat in kitchen, LR w/ hardwood, carpet in 2 Br's, detached storage building, attached carport, and additional parking space. Move in Ready. Roof replaced in the last 3 years. Inspection has been done and all repairs are being made.

16. 2021-09-16
    status Pending 458-char remark

    Show marketing remark (458 chars)

    Well Maintained Brick Home on a Corner Lot. Within miles of downtown Athens. Convenient to shopping, schools, and restaurants. This great home offer 3BR/1BA, spacious family room (great for entertaining) fireplace w/ gas logs, eat in kitchen, LR w/ hardwood, carpet in 2 Br's, detached storage building, attached carport, and additional parking space. Move in Ready. Roof replaced in the last 3 years. Inspection has been done and all repairs are being made.

17. 2021-08-17
    listed $205,200 Active 458-char remark

    Show marketing remark (458 chars)

    Well Maintained Brick Home on a Corner Lot. Within miles of downtown Athens. Convenient to shopping, schools, and restaurants. This great home offer 3BR/1BA, spacious family room (great for entertaining) fireplace w/ gas logs, eat in kitchen, LR w/ hardwood, carpet in 2 Br's, detached storage building, attached carport, and additional parking space. Move in Ready. Roof replaced in the last 3 years. Inspection has been done and all repairs are being made.

18. 2014-10-02
    soldstatus $79,000

ⓘ 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: $669 · $56/mo
• Projected year-2 tax: $882 · $73/mo
• Expected delta: +$212/yr (+$18/mo · 31.7%)

ⓘ 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 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: $23,145
• − Mortgage interest: −$12,043
• − Property taxes: −$669
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,852
• − Management: −$1,852
• − Depreciation: −$6,255
• Taxable loss: −$601
• Est. tax savings @ 24.0%: +$144
• After-tax cash flow: $3,154/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

+172.2% since first listed

18 events — show timeline

• 2026-04-16 Pending — VMLS
• 2026-03-05 Price Changed $215,000 VMLS
• 2026-02-01 Price Changed $220,000 VMLS
• 2026-01-05 Listed $230,000 VMLS
• 2025-08-18 Delisted — VMLS
• 2025-07-30 Price Changed $205,000 VMLS
• 2025-06-11 Price Changed $222,000 VMLS
• 2025-05-29 Price Changed $229,000 VMLS
• 2025-05-15 Listed $230,000 VMLS
• 2022-01-06 Sold (Public Records) $171,659 Public Records
• 2022-01-05 Sold (MLS) $171,659 VMLS
• 2021-11-20 Pending — VMLS
• 2021-10-30 Price Changed $180,000 VMLS
• 2021-09-29 Price Changed $199,000 VMLS
• 2021-09-27 Relisted — VMLS
• 2021-09-16 Pending — VMLS
• 2021-08-17 Listed $205,200 VMLS
• 2014-10-02 Sold (Public Records) $79,000 Public Records

Property tax history

-0.7%/yr

Latest (2025): $669 · +13.9% YoY. Source: county tax records.