610 Horton St · Athens, AL 35611

$89,000

3 bd · 1.0 ba · 1,595 sqft · SingleFamily public records · 8 Days on market

Built 1954 0.26 ac lot $56/sqft · 60% below area

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Calling all investors, flippers, and visionaries! This brick and vinyl fixer-upper is packed with potential and ready for a complete transformation. Featuring spacious rooms, original hardwood flooring, a massive den with vaulted wood-beam ceilings and brick fireplace, plus a large lot shaded by mature trees. Bring your contractor and your imagination—this one needs work and is being sold strictly AS-IS, but the upside could be worth the effort. Great opportunity for renovation, rental, or resale potential.

Key facts

• Brick fireplace
• Large lot
• Massive den

Tags

• ORIGINAL HARDWOOD FLOORING
• MASSIVE DEN
• VAULTED WOOD-BEAM CEILINGS
• BRICK FIREPLACE
• LARGE LOT
• MATURE TREES

Property features AI

Finance

• Other: Lot dimensions approximately 75 x 150; Living area about 1,595 square feet
• HOA & community: No homeowners association; Subdivision: Maplewood

Exterior

• Parking: Driveway and parking pad
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One level; Built in 1954; Residential property
• Construction: Vinyl siding; Slab foundation
• Exterior features: Concrete driveway; Parking pad; Treed lot

Interior

• Bedrooms: Total of 9 rooms (bedroom count not specified)
• Bathrooms: 1 full bathroom
• Heating & cooling: Cooling: Other; Heating: See remarks
• Interior features: Crawl space basement; One fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $89k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $89k).
• Cap rate 15.5% 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 34% 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 $615 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $89,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.84% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.04%
• DSCR: 2.47
• GRM: 4.5

CMA / ARV

• ARV (median comp): $224,173
• List price: $89,000
• Delta: -60.30%
• 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
610 Horton St	0.00mi	3/1.0	1,595 (0%)	0mo	$89,000	$56	100
700 Meadowview St	0.33mi	3/2.0	1,700 (+7%)	1mo	$195,000	$115	69
906 N Jefferson St	0.43mi	3/1.5	1,500 (-6%)	3mo	$84,000	$56	65
1203 North Malone St	0.41mi	3/2.0	1,479 (-7%)	2mo	$208,000	$141	64
301 Crutcher Cir	0.73mi	3/2.0	1,552 (-3%)	2mo	$238,000	$153	56
1227 W Hobbs St	0.56mi	3/2.0	1,500 (-6%)	6mo	$149,000	$99	55
811 Peachtree St	0.52mi	3/1.0	1,425 (-11%)	6mo	$189,000	$133	53
1302 Tommy Ln	0.40mi	3/2.0	1,800 (+13%)	4mo	$227,000	$126	52
19105 Racheals Loop	0.62mi	3/2.0	1,425 (-11%)	1mo	$255,000	$179	49
803 N Beaty St	0.64mi	4/2.0 (+1)	1,706 (+7%)	1mo	$202,000	$118	48
521 Brownsferry St	0.75mi	3/2.0	1,715 (+8%)	2mo	$280,000	$163	47
806 N Beaty St	0.68mi	3/3.0	1,800 (+13%)	6mo	$100,000	$56	34

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: 26.2%
• Equity multiple: 2.06×
• Total profit: $26,425
• Equity at exit: $13,270

10-year hold

• IRR: 32.8%
• Equity multiple: 3.73×
• Total profit: $67,996
• Equity at exit: $7,695

Cash invested: $24,920 (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: 4.5×

Monthly cashflow live

• Estimated rent: $1,640 high
• Mortgage (P&I): −$467
• Tax from tax record: −$106 /mo · $1,271/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $686

Break-even live

Break-even rent $772

Max offer price $89,000

Occupancy floor 53%

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Hine St N Athens, AL	3.0	1.5	1400	$1,450	$1.04	44d	1	0.33mi
402 Crutcher Cir Athens, AL	3.0	2.5	1108	$2,000	$1.81	44d	1	0.71mi
1003 E Washington St Athens, AL	4.0	3.0	1768	$1,600	$0.90	21d	1	0.77mi
17896 Sallows Dr Athens, AL	3.0	2.0	1450	$1,595	$1.10	23d	1	0.82mi
426 Rogers St Athens, AL	3.0	2.0	1738	$1,550	$0.89	14d	1	0.98mi
17662 Antlers Pass Athens, AL	3.0	2.0	1600	$1,650	$1.03	44d	1	1.09mi
1601 Florence St Athens, AL	3.0	1.0	1260	$1,850	$1.47	44d	1	1.15mi
100 Henry Dr Athens, AL	2.0–3.0	2.0	1073	$1,249	$1.16	14d	4	1.18mi
710 S Clinton St Athens, AL	1.0–3.0	1.0–2.0	1056	$1,400	$1.33	14d	6	1.31mi
804 Hereford Dr Athens, AL	4.0	2.0	2000	$1,595	$0.80	44d	1	1.43mi
17993 Longleaf Dr Athens, AL	4.0	3.0	2226	$2,400	$1.08	14d	1	1.45mi
17969 Longleaf Dr Athens, AL	4.0	3.0	2173	$2,100	$0.97	14d	1	1.46mi
1001 Garrett Dr Athens, AL	1.0–2.0	1.0–1.5	872	$1,049	$1.20	14d	8	1.48mi
17884 Longleaf Dr Athens, AL	4.0	3.0	2175	$2,100	$0.97	23d	1	1.50mi

Listing history 2 events

1. 2026-05-12
   listed $89,000 Active 518-char remark
2. 2026-04-14
   soldstatus $69,000

ⓘ 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: $1,271 · $106/mo
• Projected year-2 tax: $1,271 · $106/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 ≥105°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: $19,683
• − Mortgage interest: −$4,985
• − Property taxes: −$1,271
• − Insurance: −$445
• − Repairs & maintenance: −$1,575
• − Management: −$1,575
• − Depreciation: −$2,589
• Taxable income: $7,243
• Est. tax owed @ 24.0%: −$1,738
• After-tax cash flow: $6,494/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

+29.0% since first listed

4 events — show timeline

• 2026-06-10 Sold (MLS) $89,000 VMLS
• 2026-05-20 Pending — VMLS
• 2026-05-12 Listed $89,000 VMLS
• 2026-04-14 Sold (Public Records) $69,000 Public Records

Property tax history

+5.6%/yr

Latest (2025): $1,271 · +14.2% YoY. Source: county tax records.