24848 Delilah Cir · Athens, AL 35613

$299,000

4 bd · 2.0 ba · 2,336 sqft · SingleFamily · 86 Days on market

Built 2022 0.28 ac lot $128/sqft · 10% below area Est $332k · 10% under $27/mo HOA · 1% of rent

---

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 +12.0/15.0
• Cash flow +11.4/30.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Less than 4 year old ranch-style home features an open-concept with a large living area with fireplace. Opens up to large kitchen with island and connecting dining Secluded Master Bedroom. Large backyard with covered patio

Key facts

• Open-concept
• Large living area
• Connecting dining

Tags

• OPEN-CONCEPT
• LARGE LIVING AREA
• FIREPLACE
• LARGE KITCHEN
• ISLAND
• CONNECTING DINING

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 $-104 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (26.6% below list).
• Recommended offer: $219k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.5% 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: Brookhill Elementary School (math 44% / reading 64%, grade C, #87 of 627 statewide, top 15%, 366 students, 39% FRL); 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) — zoned schools at 50% FRL track the district average.
• Market conditions: 821 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 86 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $219,411 (26.6% 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 86 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 11.4

CMA / ARV

• ARV (median comp): $332,474
• List price: $299,000
• Delta: -10.07%
• 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
25090 Delilah Cir	0.17mi	4/2.0	2,335 (-0%)	1mo	$325,000	$139	91
25032 Delilah Cir	0.15mi	4/2.5	2,495 (+7%)	3mo	$364,000	$146	77
12598 Coppertop Ln	0.62mi	4/2.0	2,314 (-1%)	1mo	$360,000	$156	68
12541 Coppertop Ln	0.68mi	4/2.0	2,314 (-1%)	1mo	$348,279	$151	66
13389 Sweet Pea St	0.31mi	3/2.5 (-1)	2,618 (+12%)	0mo	$403,000	$154	58
12880 Hudbug Dr	0.45mi	4/2.0	1,986 (-15%)	1mo	$327,000	$165	53
12542 Coppertop Ln	0.67mi	4/2.0	2,120 (-9%)	1mo	$327,227	$154	52
12533 Hudbug Dr	0.73mi	4/2.0	2,120 (-9%)	2mo	$328,510	$155	49
12557 Hudbug Dr	0.71mi	3/2.0 (-1)	2,119 (-9%)	3mo	$341,950	$161	44
12570 Hudbug Dr	0.68mi	4/2.0	1,986 (-15%)	4mo	$322,727	$163	40
12640 Tallulah Dr	0.70mi	3/2.5 (-1)	2,040 (-13%)	0mo	$300,000	$147	39
12578 Juniors Dr	0.71mi	3/2.0 (-1)	1,998 (-14%)	0mo	$325,000	$163	38

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-55,200
• Equity at exit: $44,582

10-year hold

• IRR: -11.4%
• Equity multiple: 0.32×
• Total profit: $-57,055
• 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: 821
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,194 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$118 /mo · $1,417/yr
• Insurance: −$125
• HOA: −$27
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-104

Break-even live

Break-even rent $2,326

Max offer price $280,579

Occupancy floor 100%

Sensitivity live

Price	-10% $65	-5% $-20	+0% $-104	+5% $-189	+10% $-274
Rent	-10% $-278	-5% $-191	+0% $-104	+5% $-18	+10% $69
Rate	-1.0pp $46	-0.5pp $-28	base $-104	+0.5pp $-182	+1.0pp $-261

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 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24809 Delilah Cir Athens, AL	3.0	2.0	1683	$1,800	$1.07	45d	1	0.09mi
25090 Delilah Cir Athens, AL	4.0	2.0	2335	$1,995	$0.85	25d	1	0.17mi
12804 Hudbug Dr Madison, AL	4.0	2.0	2314	$2,250	$0.97	16d	1	0.52mi
12821 Hudbug Dr Madison, AL	4.0	2.0	2314	$2,300	$0.99	23d	1	0.53mi
12934 Tallulah Dr Madison, AL	4.0	3.0	2058	$2,050	$1.00	45d	1	0.55mi
12786 Juniors Dr Madison, AL	3.0	2.0	1745	$1,995	$1.14	16d	1	0.58mi
13546 Continental Rd Athens, AL	3.0–4.0	2.0–2.5	1771	$2,049	$1.16	16d	2	0.69mi
12392 Whitcomb Cir Athens, AL	4.0	2.0	2106	$2,150	$1.02	23d	1	0.84mi
12660 Whitcomb Cir Athens, AL	4.0	2.0	2106	$1,950	$0.93	45d	1	0.92mi

HOA detail

• Monthly dues: $27 · $324/yr

Listing history 23 events

1. 2026-06-21
   days on market $299,000 Active 86 DOM
2. 2026-06-18
   days on market $299,000 Active 83 DOM
3. 2026-06-17
   days on market $299,000 Active 82 DOM
4. 2026-06-16
   days on market $299,000 Active 81 DOM
5. 2026-06-15
   days on market $299,000 Active 80 DOM
6. 2026-06-14
   days on market $299,000 Active 78 DOM
7. 2026-06-10
   days on market $299,000 Active 75 DOM
8. 2026-06-09
   days on market $299,000 Active 74 DOM
9. 2026-06-08
   days on market $299,000 Active 73 DOM
10. 2026-06-07
    days on market $299,000 Active 72 DOM
11. 2026-06-05
    days on market $299,000 Active 69 DOM
12. 2026-06-03
    days on market $299,000 Active 68 DOM
13. 2026-06-02
    days on market $299,000 Active 67 DOM
14. 2026-06-01
    days on market $299,000 Active 66 DOM
15. 2026-05-31
    days on market $299,000 Active 65 DOM
16. 2026-05-30
    days on market $299,000 Active 64 DOM
17. 2026-04-17
    price $309,000 222-char remark

    Show marketing remark (222 chars)

    Less than 4 year old ranch-style home features an open-concept with a large living area with fireplace. Opens up to large kitchen with island and connecting dining Secluded Master Bedroom. Large backyard with covered patio

18. 2026-03-27
    listed $319,000 Active 222-char remark

    Show marketing remark (222 chars)

    Less than 4 year old ranch-style home features an open-concept with a large living area with fireplace. Opens up to large kitchen with island and connecting dining Secluded Master Bedroom. Large backyard with covered patio

19. 2022-03-14
    soldstatus $315,355 Sold 389-char remark

    Show marketing remark (389 chars)

    Under Construction-The Denton is a ranch-style plan features an open-concept with a large living area and secluded Master Bedroom. The foyer gives this plan an open and spacious feel from the moment you enter your home. Entertain family and guests while preparing gourmet meals in an open-concept kitchen. This community has Large Lots! Projected completion on this home is March of 2022.

20. 2021-11-30
    status Pending 389-char remark

    Show marketing remark (389 chars)

    Under Construction-The Denton is a ranch-style plan features an open-concept with a large living area and secluded Master Bedroom. The foyer gives this plan an open and spacious feel from the moment you enter your home. Entertain family and guests while preparing gourmet meals in an open-concept kitchen. This community has Large Lots! Projected completion on this home is March of 2022.

21. 2021-11-16
    price $313,855 389-char remark

    Show marketing remark (389 chars)

    Under Construction-The Denton is a ranch-style plan features an open-concept with a large living area and secluded Master Bedroom. The foyer gives this plan an open and spacious feel from the moment you enter your home. Entertain family and guests while preparing gourmet meals in an open-concept kitchen. This community has Large Lots! Projected completion on this home is March of 2022.

22. 2021-11-06
    price $308,855 389-char remark

    Show marketing remark (389 chars)

    Under Construction-The Denton is a ranch-style plan features an open-concept with a large living area and secluded Master Bedroom. The foyer gives this plan an open and spacious feel from the moment you enter your home. Entertain family and guests while preparing gourmet meals in an open-concept kitchen. This community has Large Lots! Projected completion on this home is March of 2022.

23. 2021-11-05
    listed $308,355 Active 389-char remark

    Show marketing remark (389 chars)

    Under Construction-The Denton is a ranch-style plan features an open-concept with a large living area and secluded Master Bedroom. The foyer gives this plan an open and spacious feel from the moment you enter your home. Entertain family and guests while preparing gourmet meals in an open-concept kitchen. This community has Large Lots! Projected completion on this home is March 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: $1,417 · $118/mo
• Projected year-2 tax: $1,417 · $118/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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,329
• − Mortgage interest: −$16,749
• − Property taxes: −$1,417
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,106
• − Management: −$2,106
• − HOA: −$324
• − Depreciation: −$8,698
• Taxable loss: −$6,566
• Est. tax savings @ 24.0%: +$1,576
• After-tax cash flow: $324/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

+0.2% since first listed

7 events — show timeline

• 2026-04-17 Price Changed $309,000 VMLS
• 2026-03-27 Listed $319,000 VMLS
• 2022-03-14 Sold (MLS) $315,355 VMLS
• 2021-11-30 Pending — VMLS
• 2021-11-16 Price Changed $313,855 VMLS
• 2021-11-06 Price Changed $308,855 VMLS
• 2021-11-05 Listed $308,355 VMLS