The Everett V Plan · Athens, AL 35613

$252,900

4 bd · 3.0 ba · 2,136 sqft · SingleFamily · 290 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +7.3/30.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Everett is a functional and inviting floor plan, encompassing 2136 square feet with four bedrooms and three bathrooms. Its open-concept family room and kitchen are filled with natural light, creating a cozy space for family gatherings and casual entertaining. The design is practical, ensuring comfortable living and efficient use of space. The Master Suite includes a sizable bedroom and a walk-in closet with direct access to the laundry room, adding convenience to the layout. The additional three bedrooms offer flexibility for family, work, or guests. A key feature is the rear patio, providing a serene outdoor space for relaxation. Overall, "The Everett" is an ideal choice for those seeking a straightforward, comfortable home. * Attached photos may include upgrades and non-standard features.

Key facts

• Walk-in closet
• Natural light
• Rear patio

Tags

• OPEN-CONCEPT FAMILY ROOM
• NATURAL LIGHT
• WALK-IN CLOSET
• REAR PATIO

🏗️ New construction. The $252,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,733.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $253k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-401 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (5.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (17.4% below list).
• Recommended offer: $209k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• 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: Piney Chapel Elementary School (math 27% / reading 57%, grade F, #213 of 627 statewide, top 37%, 203 students, 75% FRL) — zoned schools average 75% FRL vs 40% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1202 active listings in the ZIP; 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 290 days — a 12% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,862 (17.4% 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 290 days. Have you received any prior offers? Is the seller open to a 17% 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: 0.70% ✗
• Cap rate: 4.67%
• Cash-on-cash: -5.79%
• DSCR: 0.74
• GRM: 11.8

CMA / ARV

• ARV (median comp): $296,733
• List price: $252,900
• Delta: -15.78%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20137 Hillsborough St	0.08mi	4/2.0	1,964 (-8%)	1mo	$274,900	$140	78
20101 Hillsborough St	0.05mi	4/2.0	1,964 (-8%)	5mo	$269,900	$137	76
20097 Yarbrough Rd	0.12mi	3/2.5 (-1)	2,008 (-6%)	2mo	$320,000	$159	76
22601 Quarry Rd	0.08mi	3/2.0 (-1)	1,837 (-14%)	7mo	$309,000	$168	58
20571 Elkton Rd	0.94mi	3/2.5 (-1)	2,240 (+5%)	6mo	$265,000	$118	45
21746 Pinebrook Dr	1.11mi	4/3.0	2,311 (+8%)	8mo	$375,000	$162	44
20767 Yarbrough Rd	0.76mi	3/2.0 (-1)	1,890 (-12%)	1mo	$310,000	$164	36
21764 Pinebrook Dr	1.11mi	4/3.5	2,363 (+11%)	11mo	$386,500	$164	36
21911 Pinebrook Dr	1.03mi	3/2.0 (-1)	1,755 (-18%)	14mo	$270,000	$154	20

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: -26.2%
• Equity multiple: 0.11×
• Total profit: $-73,569
• Equity at exit: $44,244

10-year hold

• IRR: -23.1%
• Equity multiple: -0.16×
• Total profit: $-96,792
• Equity at exit: $25,656

Cash invested: $83,085 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 7 under contract
• Months of supply: 5.0 mo (20%/mo absorbed)
• Median asking: $257,900 ($126/sqft)
• Median days on market: 202 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +9.9% 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: 1202
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$1,556
• Tax est. 1.5%: −$371 /mo · $4,451/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-401

Break-even live

Break-even rent $2,596

Max offer price $238,759

Occupancy floor —

Sensitivity live

Price	-10% $-196	-5% $-298	+0% $-401	+5% $-503	+10% $-606
Rent	-10% $-566	-5% $-483	+0% $-401	+5% $-318	+10% $-236
Rate	-1.0pp $-251	-0.5pp $-325	base $-401	+0.5pp $-478	+1.0pp $-556

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: $74,183
• Closing costs: $8,902
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-09-24
   days on market $252,900 Active 290 DOM
2. 2026-09-23
   days on market $252,900 Active 289 DOM
3. 2026-09-22
   pricedays on market $252,900 Active 288 DOM
4. 2026-09-21
   days on market $249,900 Active 287 DOM
5. 2026-09-20
   days on market $249,900 Active 286 DOM
6. 2026-09-19
   days on market $249,900 Active 285 DOM
7. 2026-09-18
   days on market $249,900 Active 284 DOM
8. 2026-09-17
   days on market $249,900 Active 283 DOM
9. 2026-09-16
   days on market $249,900 Active 282 DOM
10. 2026-09-15
    days on market $249,900 Active 281 DOM
11. 2026-09-14
    days on market $249,900 Active 280 DOM
12. 2026-09-13
    days on market $249,900 Active 279 DOM
13. 2026-09-12
    days on market $249,900 Active 278 DOM
14. 2026-09-11
    days on market $249,900 Active 277 DOM
15. 2026-09-05
    days on market $249,900 Active 271 DOM
16. 2026-09-04
    days on market $249,900 Active 270 DOM
17. 2026-09-03
    pricedays on market $249,900 Active 269 DOM
18. 2026-08-31
    days on market $289,900 Active 266 DOM
19. 2026-08-30
    days on market $289,900 Active 265 DOM
20. 2026-08-29
    days on market $289,900 Active 264 DOM
21. 2026-08-28
    days on market $289,900 Active 263 DOM
22. 2026-08-27
    days on market $289,900 Active 262 DOM
23. 2026-08-26
    days on market $289,900 Active 261 DOM
24. 2026-08-25
    days on market $289,900 Active 260 DOM
25. 2026-08-24
    days on market $289,900 Active 259 DOM
26. 2026-08-23
    days on market $289,900 Active 258 DOM
27. 2026-08-22
    days on market $289,900 Active 257 DOM
28. 2026-08-21
    days on market $289,900 Active 256 DOM
29. 2026-08-20
    days on market $289,900 Active 255 DOM
30. 2026-08-19
    days on market $289,900 Active 254 DOM
31. 2026-08-18
    days on market $289,900 Active 253 DOM
32. 2026-08-17
    days on market $289,900 Active 252 DOM
33. 2026-08-16
    days on market $289,900 Active 251 DOM
34. 2026-08-15
    days on market $289,900 Active 250 DOM
35. 2026-08-15
    days on market $289,900 Active 249 DOM
36. 2026-08-13
    days on market $289,900 Active 248 DOM
37. 2026-08-12
    days on market $289,900 Active 247 DOM
38. 2026-08-11
    days on market $289,900 Active 246 DOM
39. 2026-08-10
    days on market $289,900 Active 245 DOM
40. 2026-08-09
    days on market $289,900 Active 244 DOM
41. 2026-08-08
    days on market $289,900 Active 243 DOM
42. 2026-08-07
    days on market $289,900 Active 242 DOM
43. 2026-08-06
    days on market $289,900 Active 241 DOM
44. 2026-08-05
    days on market $289,900 Active 240 DOM
45. 2026-08-04
    days on market $289,900 Active 239 DOM
46. 2026-08-03
    days on market $289,900 Active 238 DOM
47. 2026-07-31
    days on market $289,900 Active 235 DOM
48. 2026-07-29
    days on market $289,900 Active 233 DOM
49. 2026-07-27
    days on market $289,900 Active 231 DOM
50. 2026-07-25
    days on market $289,900 Active 229 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 ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $25,063
• − Mortgage interest: −$16,622
• − Property taxes: −$4,451
• − Insurance: −$1,484
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$8,632
• Taxable loss: −$10,135
• Est. tax savings @ 24.0%: +$2,432
• After-tax cash flow: $-2,375/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 · 2 photos

Good 80/100 None rehab

The Everett V Plan is a well-maintained single-family home with a good condition score, offering a functional and inviting floor plan. It is ready for immediate occupancy and would benefit from minor aesthetic updates to maximize its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Resale Kitchen appliances — Modernizes the kitchen and appeals to potential buyers ↑
• Resale Bathroom fixtures — Modernizes bathrooms and appeals to potential buyers ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Piney Chapel Elementary School F AL #213/627 Nat'l #17,861/41,679

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%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 3% · Canada
• 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

1 event — show timeline

• 2025-12-08 Listed $289,900 Zillow