15828 Landview Ln · Athens, AL 35613

$259,000

3 bd · 2.0 ba · 1,514 sqft · SingleFamily public records · 19 Days on market

Built 2015 5,662 sqft lot Est $248k · at est.

---

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 +13.0/30.0
• ARV discount +5.6/15.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Looking for a modern 3 bedroom and 2 bath home conveniently located minutes away from Madison but tucked away into a quiet neighborhood in Athens? This house is for you! Purchase of house comes with an OPTION of being fully furnished inside along with outdoor furniture conveyed at NO COST to purchaser. Come see it before it’s gone!

Key facts

• Centrally located
• Ample cabinet space
• Open kitchen

Tags

• FULL BRICK HOME
• OPEN KITCHEN
• AMPLE CABINET SPACE
• SEPARATE PASSENGER ENTRY DOOR
• CENTRALLY LOCATED
• QUICK ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $-13 ($-159/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (26.0% below list).
• Recommended offer: $192k (26.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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.
• Zoned schools: Creekside Elementary School (math 42% / reading 66%, grade C, #96 of 627 statewide, top 16%, 560 students, 41% FRL); East Limestone High School (math 21% / reading 43%, grade F, #59 of 305 statewide, top 21%, 1,282 students, 40% FRL) — zoned schools at 40% FRL track the district average.
• Market conditions: 808 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $8k 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 19 days — a 2% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $225k; 15% 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 $191,606 (26.0% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 0.74% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.22%
• DSCR: 0.99
• GRM: 11.3

CMA / ARV

• ARV (on-the-fly): $248,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15828 Landview Ln	0.00mi	3/2.0	1,538 (+2%)	1mo	$258,000	$168	97
15815 Landview Ln	0.03mi	3/2.0	1,644 (+9%)	8mo	$269,500	$164	77
15793 Ruthie Lynn Dr	0.12mi	3/2.0	1,703 (+12%)	8mo	$269,900	$158	67
15843 Ruthie Lynn Dr	0.12mi	3/2.0	1,703 (+12%)	9mo	$269,900	$158	66
15661 Ruthie Lynn Dr	0.24mi	3/2.0	1,703 (+12%)	3mo	$276,785	$163	66
15637 Ruthie Lynn Dr	0.26mi	3/2.0	1,703 (+12%)	3mo	$270,000	$159	65
15725 Ruthie Lynn Dr	0.20mi	3/2.0	1,703 (+12%)	7mo	$273,500	$161	64
15709 Ruthie Lynn Dr	0.21mi	3/2.0	1,703 (+12%)	7mo	$288,500	$169	64
15630 Tillane Park Dr	0.21mi	3/2.0	1,703 (+12%)	10mo	$270,000	$159	62
15600 Tillane Park Cir	0.24mi	3/2.0	1,703 (+12%)	10mo	$284,900	$167	60
15590 Tillane Park Dr	0.25mi	3/2.0	1,703 (+12%)	10mo	$279,900	$164	60
15561 Brickman Ln	0.27mi	3/2.0	1,703 (+12%)	13mo	$279,900	$164	56

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-42,948
• Equity at exit: $38,618

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-39,027
• Equity at exit: $22,394

Cash invested: $72,520 (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: 808
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,916 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-13

Break-even live

Break-even rent $1,933

Max offer price $256,653

Occupancy floor 96%

Sensitivity live

Price	-10% $133	-5% $60	+0% $-13	+5% $-87	+10% $-160
Rent	-10% $-165	-5% $-89	+0% $-13	+5% $62	+10% $138
Rate	-1.0pp $117	-0.5pp $53	base $-13	+0.5pp $-80	+1.0pp $-149

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15589 Ruthie Lynn Dr Athens, AL	4.0	3.0	1942	$1,995	$1.03	24d	1	0.30mi
15581 Ruthie Lynn Dr Athens, AL	4.0	2.0	2106	$1,870	$0.89	15d	1	0.31mi
15395 Mill Valley Dr Athens, AL	3.0	2.0	1480	$1,550	$1.05	15d	1	0.47mi
15270 Tyler Mill Dr Athens, AL	3.0	2.0	1452	$1,481	$1.02	45d	1	0.56mi
16656 Bellewood Dr Athens, AL	3.0	2.0	1830	$1,900	$1.04	45d	1	0.95mi
26491 Riparian Dr Athens, AL	3.0	2.0	1497	$2,200	$1.47	15d	1	1.13mi
16702 Ted Childs Dr Athens, AL	3.0	2.0	1848	$1,950	$1.06	15d	1	1.15mi
27599 Dieken Dr Athens, AL	4.0	2.0	1946	$1,961	$1.01	15d	1	1.24mi
26333 Kennesaw Bluff Dr Athens, AL	3.0	2.0	1745	$2,000	$1.15	24d	1	1.36mi
15007 Greenleaf Dr Athens, AL	4.0	3.0	1943	$1,950	$1.00	15d	1	1.37mi
14872 Demarie Ln Athens, AL	3.0	2.0	1911	$1,800	$0.94	15d	1	1.44mi

Listing history 7 events

1. 2026-04-16
   status Pending
2. 2026-03-27
   listed $259,000 Active
3. 2021-05-12
   soldstatus $225,000 Sold 340-char remark

   Show marketing remark (340 chars)

   Looking for a modern 3 bedroom and 2 bath home conveniently located minutes away from Madison but tucked away into a quiet neighborhood in Athens? This house is for you! Purchase of house comes with an OPTION of being fully furnished inside along with outdoor furniture conveyed at NO COST to purchaser. Come see it before it’s gone!

4. 2021-05-12
   soldstatus $225,000

   Show marketing remark (340 chars)

   Looking for a modern 3 bedroom and 2 bath home conveniently located minutes away from Madison but tucked away into a quiet neighborhood in Athens? This house is for you! Purchase of house comes with an OPTION of being fully furnished inside along with outdoor furniture conveyed at NO COST to purchaser. Come see it before it’s gone!

5. 2021-04-11
   historical Contingent 340-char remark

   Show marketing remark (340 chars)

   Looking for a modern 3 bedroom and 2 bath home conveniently located minutes away from Madison but tucked away into a quiet neighborhood in Athens? This house is for you! Purchase of house comes with an OPTION of being fully furnished inside along with outdoor furniture conveyed at NO COST to purchaser. Come see it before it’s gone!

6. 2021-04-09
   listed $219,900 Active 340-char remark

   Show marketing remark (340 chars)

   Looking for a modern 3 bedroom and 2 bath home conveniently located minutes away from Madison but tucked away into a quiet neighborhood in Athens? This house is for you! Purchase of house comes with an OPTION of being fully furnished inside along with outdoor furniture conveyed at NO COST to purchaser. Come see it before it’s gone!

7. 2015-05-01
   soldstatus $148,000

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $1,062 · $88/mo
• Expected delta: +$332/yr (+$28/mo · 45.5%)

ⓘ 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 ≥106°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $22,993
• − Mortgage interest: −$14,508
• − Property taxes: −$730
• − Insurance: −$1,295
• − Repairs & maintenance: −$1,839
• − Management: −$1,839
• − Depreciation: −$7,535
• Taxable loss: −$4,754
• Est. tax savings @ 24.0%: +$1,141
• After-tax cash flow: $981/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): 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

+75.0% since first listed

7 events — show timeline

• 2026-04-16 Pending — VMLS
• 2026-03-27 Listed $259,000 VMLS
• 2021-05-12 Sold (Public Records) $225,000 Public Records
• 2021-05-12 Sold (MLS) $225,000 VMLS
• 2021-04-11 Contingent — VMLS
• 2021-04-09 Listed $219,900 VMLS
• 2015-05-01 Sold (Public Records) $148,000 Public Records

Property tax history

+16.8%/yr

Latest (2025): $730 · -0.7% YoY. Source: county tax records.