21335 Oakland Mdws · Athens, AL 35613

$199,900

3 bd · 2.0 ba · 1,456 sqft · SingleFamily public records · 1 Days on market

Built 1990 0.50 ac lot Est $224k · 11% 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 +21.3/30.0
• ARV discount +12.4/15.0
• DSCR +6.8/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable, Bright, Lots of New and it's Move In Ready! From the covered front porch welcoming you inside you will enjoy what you see and will be ready call this 3 bedroom, 2 bath Rancher Home - All new flooring, Stainless Appliances, Light Fixtures, HVAC and Exterior Vinyl. This is the perfect home for entertaining....with an open flowing floor plan and if you enjoy the outdoors....the large covered patio offers an additional area for morning coffee or just relaxing. The yard is large, treed - great for outdoor fun, grilling, gardening or a friendly game of football!

Key facts

• 0.5 acre lot
• Built 1990

Property features AI

Finance

• Other: Property listed as residential single family; Living area reported as approximately 1,300 square feet
• HOA & community: No homeowners association; Located in the Oakland Meadows subdivision

Exterior

• Parking: Concrete driveway; Gravel driveway
• Utilities: Septic tank sewer
• Home design: Single-family residence; Built in 1990; One story
• Construction: Slab foundation
• Exterior features: Half-acre lot (approximately 0.5 acres); Lot dimensions about 168 x 125; Public water

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: One-level living; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $294 ($4k/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 $189k (5.3% below list).
• Recommended offer: $189k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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: Ardmore High School (math 15% / reading 38%, grade F, #107 of 305 statewide, top 36%, 993 students, 50% FRL).
• Market conditions: 806 active listings in the ZIP; 1 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 $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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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 $140k; 43% 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 $189,369 (5.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.95% ✗
• Cap rate: 8.06%
• Cash-on-cash: 6.29%
• DSCR: 1.28
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $224,224
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21286 Oakland Mdws	0.06mi	3/2.0	1,420 (-2%)	2mo	$229,900	$162	92
21336 Clement Gin Rd	0.10mi	3/2.0	1,378 (-5%)	1mo	$195,000	$142	86
21335 Oakland Mdws	0.00mi	3/2.0	1,300 (-11%)	1mo	$200,500	$154	82
21124 Clement Gin Rd	0.13mi	3/1.0	1,375 (-6%)	17mo	$190,000	$138	66
21067 Johnson Rd	0.73mi	3/2.0	1,425 (-2%)	4mo	$275,000	$193	59
26220 Children Ln	0.73mi	3/2.0	1,509 (+4%)	2mo	$212,000	$140	58
21724 Hickory Hl	0.38mi	3/1.0	1,340 (-8%)	21mo	$219,900	$164	47

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: -6.6%
• Equity multiple: 0.75×
• Total profit: $-13,776
• Equity at exit: $29,806

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $11,750
• Equity at exit: $17,284

Cash invested: $55,972 (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: 806
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,894 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $294

Break-even live

Break-even rent $1,522

Max offer price $199,900

Occupancy floor 80%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20574 Johnson Rd Unit New Brick Home Athens, AL	3.0	2.0	1519	$2,000	$1.32	14d	1	1.05mi

Listing history 10 events

1. 2026-05-03
   status Pending
2. 2026-05-03
   listed $199,900 Active
3. 2026-02-19
   listed $199,900 Active
4. 2025-12-12
   soldstatus $140,000
5. 2019-03-25
   soldstatus $111,611
6. 2019-03-21
   soldstatus $110,000 Sold 574-char remark

   Show marketing remark (574 chars)

   Affordable, Bright, Lots of New and it's Move In Ready! From the covered front porch welcoming you inside you will enjoy what you see and will be ready call this 3 bedroom, 2 bath Rancher Home - All new flooring, Stainless Appliances, Light Fixtures, HVAC and Exterior Vinyl. This is the perfect home for entertaining....with an open flowing floor plan and if you enjoy the outdoors....the large covered patio offers an additional area for morning coffee or just relaxing. The yard is large, treed - great for outdoor fun, grilling, gardening or a friendly game of football!

7. 2018-12-16
   listed $119,900 574-char remark

   Show marketing remark (574 chars)

   Affordable, Bright, Lots of New and it's Move In Ready! From the covered front porch welcoming you inside you will enjoy what you see and will be ready call this 3 bedroom, 2 bath Rancher Home - All new flooring, Stainless Appliances, Light Fixtures, HVAC and Exterior Vinyl. This is the perfect home for entertaining....with an open flowing floor plan and if you enjoy the outdoors....the large covered patio offers an additional area for morning coffee or just relaxing. The yard is large, treed - great for outdoor fun, grilling, gardening or a friendly game of football!

8. 2018-09-06
   soldstatus $48,000
9. 2015-10-30
   soldstatus $40,000
10. 2015-07-09
    listed $44,900

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $850 · $71/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,724
• − Mortgage interest: −$11,198
• − Property taxes: −$850
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,818
• − Management: −$1,818
• − Depreciation: −$5,815
• Taxable income: $226
• Est. tax owed @ 24.0%: −$54
• After-tax cash flow: $3,469/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

+345.2% since first listed

10 events — show timeline

• 2026-05-03 Pending — VMLS
• 2026-05-03 Listed $199,900 VMLS
• 2026-02-19 Listed $199,900 VMLS
• 2025-12-12 Sold (Public Records) $140,000 Public Records
• 2019-03-25 Sold (Public Records) $111,611 Public Records
• 2019-03-21 Sold (MLS) $110,000 VMLS
• 2018-12-16 Listed $119,900 VMLS
• 2018-09-06 Sold (Public Records) $48,000 Public Records
• 2015-10-30 Sold (MLS) $40,000 VMLS
• 2015-07-09 Listed $44,900 VMLS

Property tax history

+14.8%/yr

Latest (2025): $850 · -1.7% YoY. Source: county tax records.