The Caldwell Nightingale Dr · Athens, AL 35611

$263,900

3 bd · 2.5 ba · 2,231 sqft · SingleFamily · 746 Days on market

Built 2025 9,583 sqft lot $118/sqft · 25% below area Est $354k · 25% under $33/mo HOA · 2% of rent ↓ 12% since listing

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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 +15.0/15.0
• Cash flow +7.0/30.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• DSCR +1.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Proposed Construction-Proposed construction. The Caldwell is a great choice for those needing a first-floor owner's suite. The hub of this home is the centrally located family room that's open to the kitchen and a covered rear porch. Single-level living can be easily achieved here because everything is just steps away, but a flexible second floor provides a bath and two additional bedrooms with a large loft and options for a fourth bedroom, third bathroom, and media room.

Key facts

• 9,583 sq ft lot
• 2 garage spots
• Built 2025

Tags

• <PROPOSED CONSTRUCTION>
• <FOUR SIDES BRICK COMMUNITY>
• <FIRST-FLOOR OWNER'S SUITE>

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $264k.

Deal economics

• At list price, monthly cash flow is $-386 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (21.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (29.4% below list).
• Recommended offer: $186k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.6% in Athens — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Market conditions: Rents rising (+1.2%/yr); 546 active listings in the ZIP; 4 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 39% 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 $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 746 days — a 12% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $46k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $186,199 (29.4% 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 746 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 4.54%
• Cash-on-cash: -6.27%
• DSCR: 0.72
• GRM: 11.8

CMA / ARV

• ARV (median comp): $353,811
• List price: $263,900
• Delta: -25.41%
• 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
20214 Nightingale Dr	0.09mi	3/2.5	2,231 (0%)	4mo	$297,705	$133	93
20181 Nightingale Dr	0.13mi	3/2.5	2,231 (0%)	2mo	$288,604	$129	92
20234 Nightingale Dr	0.07mi	4/2.5 (+1)	2,053 (-8%)	1mo	$269,995	$132	78
19939 Cherry Brook Rd	0.32mi	3/2.0	2,174 (-3%)	6mo	$322,480	$148	74
20164 Brook Valley Dr	0.10mi	4/2.5 (+1)	2,053 (-8%)	4mo	$292,730	$143	74
20169 Nightingale Dr	0.14mi	3/2.5	1,933 (-13%)	0mo	$272,000	$141	71
20332 Nightingale Dr	0.07mi	3/2.5	1,933 (-13%)	5mo	$265,995	$138	70
1300 Ridgedale St	0.36mi	4/2.0 (+1)	2,169 (-3%)	5mo	$255,400	$118	67
20226 Nightingale Dr	0.08mi	4/2.5 (+1)	1,933 (-13%)	4mo	$269,590	$139	66
20233 Nightingale Dr	0.10mi	4/2.5 (+1)	1,933 (-13%)	4mo	$264,440	$137	65
20205 Nightingale Dr	0.12mi	4/2.5 (+1)	2,565 (+15%)	2mo	$305,000	$119	63
20157 Nightingale Dr	0.15mi	4/2.5 (+1)	2,565 (+15%)	1mo	$312,940	$122	62

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: -29.1%
• Equity multiple: 0.05×
• Total profit: $-70,544
• Equity at exit: $39,348

10-year hold

• IRR: -38.4%
• Equity multiple: -0.43×
• Total profit: $-105,775
• Equity at exit: $22,817

Cash invested: $73,892 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,862 medium
• Mortgage (P&I): −$1,384
• Tax est. 1.5%: −$330 /mo · $3,958/yr
• Insurance: −$110
• HOA: −$33
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $-386

Break-even live

Break-even rent $2,350

Max offer price $208,077

Occupancy floor —

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: $65,975
• Closing costs: $7,917
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20226 Nightingale Dr Athens, AL	4.0	2.5	1933	$1,850	$0.96	23d	1	0.05mi
13905 Hickory Brook Rd Athens, AL	4.0	3.0	2616	$2,150	$0.82	44d	1	0.09mi
19669 Moyers Rd Athens, AL	3.0	2.0	1480	$1,400	$0.95	14d	1	0.99mi
415 Congress Dr Athens, AL	3.0	2.0	2015	$1,631	$0.81	23d	1	1.48mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 23 events

1. 2026-06-18
   days on market $263,900 Active 746 DOM
2. 2026-06-17
   days on market $263,900 Active 745 DOM
3. 2026-06-16
   days on market $263,900 Active 744 DOM
4. 2026-06-15
   days on market $263,900 Active 743 DOM
5. 2026-06-14
   days on market $263,900 Active 741 DOM
6. 2026-06-10
   days on market $263,900 Active 738 DOM
7. 2026-06-09
   days on market $263,900 Active 737 DOM
8. 2026-06-08
   days on market $263,900 Active 736 DOM
9. 2026-06-07
   days on market $263,900 Active 735 DOM
10. 2026-06-05
    days on market $263,900 Active 732 DOM
11. 2026-06-03
    days on market $263,900 Active 731 DOM
12. 2026-06-02
    days on market $263,900 Active 730 DOM
13. 2026-06-01
    days on market $263,900 Active 729 DOM
14. 2026-05-31
    days on market $263,900 Active 728 DOM
15. 2026-05-30
    days on market $263,900 Active 727 DOM
16. 2026-05-01
    price $273,900 476-char remark

    Show marketing remark (476 chars)

    Proposed Construction-Proposed construction. The Caldwell is a great choice for those needing a first-floor owner's suite. The hub of this home is the centrally located family room that's open to the kitchen and a covered rear porch. Single-level living can be easily achieved here because everything is just steps away, but a flexible second floor provides a bath and two additional bedrooms with a large loft and options for a fourth bedroom, third bathroom, and media room.

17. 2026-03-19
    price $272,900 476-char remark

    Show marketing remark (476 chars)

    Proposed Construction-Proposed construction. The Caldwell is a great choice for those needing a first-floor owner's suite. The hub of this home is the centrally located family room that's open to the kitchen and a covered rear porch. Single-level living can be easily achieved here because everything is just steps away, but a flexible second floor provides a bath and two additional bedrooms with a large loft and options for a fourth bedroom, third bathroom, and media room.

18. 2026-02-26
    status Active 476-char remark

    Show marketing remark (476 chars)

    Proposed Construction-Proposed construction. The Caldwell is a great choice for those needing a first-floor owner's suite. The hub of this home is the centrally located family room that's open to the kitchen and a covered rear porch. Single-level living can be easily achieved here because everything is just steps away, but a flexible second floor provides a bath and two additional bedrooms with a large loft and options for a fourth bedroom, third bathroom, and media room.

19. 2026-02-26
    price $271,900 476-char remark

    Show marketing remark (476 chars)

    Proposed Construction-Proposed construction. The Caldwell is a great choice for those needing a first-floor owner's suite. The hub of this home is the centrally located family room that's open to the kitchen and a covered rear porch. Single-level living can be easily achieved here because everything is just steps away, but a flexible second floor provides a bath and two additional bedrooms with a large loft and options for a fourth bedroom, third bathroom, and media room.

20. 2025-04-02
    price $270,900 476-char remark

    Show marketing remark (476 chars)

    Proposed Construction-Proposed construction. The Caldwell is a great choice for those needing a first-floor owner's suite. The hub of this home is the centrally located family room that's open to the kitchen and a covered rear porch. Single-level living can be easily achieved here because everything is just steps away, but a flexible second floor provides a bath and two additional bedrooms with a large loft and options for a fourth bedroom, third bathroom, and media room.

21. 2025-03-04
    price $269,900 476-char remark

    Show marketing remark (476 chars)

    Proposed Construction-Proposed construction. The Caldwell is a great choice for those needing a first-floor owner's suite. The hub of this home is the centrally located family room that's open to the kitchen and a covered rear porch. Single-level living can be easily achieved here because everything is just steps away, but a flexible second floor provides a bath and two additional bedrooms with a large loft and options for a fourth bedroom, third bathroom, and media room.

22. 2025-02-24
    price $284,900 476-char remark

    Show marketing remark (476 chars)

    Proposed Construction-Proposed construction. The Caldwell is a great choice for those needing a first-floor owner's suite. The hub of this home is the centrally located family room that's open to the kitchen and a covered rear porch. Single-level living can be easily achieved here because everything is just steps away, but a flexible second floor provides a bath and two additional bedrooms with a large loft and options for a fourth bedroom, third bathroom, and media room.

23. 2024-04-05
    listed $309,900 Active 476-char remark

    Show marketing remark (476 chars)

    Proposed Construction-Proposed construction. The Caldwell is a great choice for those needing a first-floor owner's suite. The hub of this home is the centrally located family room that's open to the kitchen and a covered rear porch. Single-level living can be easily achieved here because everything is just steps away, but a flexible second floor provides a bath and two additional bedrooms with a large loft and options for a fourth bedroom, third bathroom, and media room.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,344
• − Mortgage interest: −$14,783
• − Property taxes: −$3,958
• − Insurance: −$1,320
• − Repairs & maintenance: −$1,788
• − Management: −$1,788
• − HOA: −$396
• − Depreciation: −$7,677
• Taxable loss: −$9,365
• Est. tax savings @ 24.0%: +$2,248
• After-tax cash flow: $-2,382/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

-11.6% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $273,900 VMLS
• 2026-03-19 Price Changed $272,900 VMLS
• 2026-02-26 Relisted — VMLS
• 2026-02-26 Price Changed $271,900 VMLS
• 2025-04-02 Price Changed $270,900 VMLS
• 2025-03-04 Price Changed $269,900 VMLS
• 2025-02-24 Price Changed $284,900 VMLS
• 2024-04-05 Listed $309,900 VMLS