20043 Hillsborough St · Athens, AL 35613

$294,900

4 bd · 3.0 ba · 2,136 sqft · SingleFamily · 81 Days on market

Excellent condition 0.51 ac lot Garage $138/sqft · at area comps Est $296k · at est. $17/mo HOA · 1% of rent

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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).

• Cash flow +7.8/30.0
• ARV discount +7.7/15.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction- * * * COMING SOON * * - The EVERETT V - Situated on a Large 0.51 Acre Lot this exceptional one-level home features a beautiful Wide Foyer that transitions seamlessly into the open-concept Living/Kitchen/Dining Areas. The stylish kitchen features a Large Island with Seating, quartz counters, stainless-steel appliances, and a corner pantry. The spacious family room provides and ample amount of space, perfect for gatherings. The isolated primary suite serves as a private retreat with a luxurious bathroom, complete with Private Toilet, Separate Shower and Soaker Tub, Double Vanity, and a generous Walk-In Closet.

Key facts

• Large 0.51 acre lot
• Corner pantry
• Wide foyer

Tags

• LARGE 0.51 ACRE LOT
• WIDE FOYER
• LARGE ISLAND WITH SEATING
• CORNER PANTRY
• SPACIOUS FAMILY ROOM
• ISOLATED PRIMARY SUITE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $295k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-334 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (16.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $218k (26.1% below list).
• Recommended offer: $218k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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); Elkmont High School (math 9% / reading 34%, grade F, #156 of 305 statewide, top 52%, 643 students, 61% FRL) — zoned schools average 68% FRL vs 40% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1031 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 81 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

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 $217,844 (26.1% 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 81 days. Have you received any prior offers? Is the seller open to a 26% 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: 0.74% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 11.3

CMA / ARV

• ARV (median comp): $296,439
• List price: $294,900
• Delta: -0.52%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20097 Yarbrough Rd	0.13mi	3/2.5 (-1)	2,008 (-6%)	0mo	$320,000	$159	77
20101 Hillsborough St	0.07mi	4/2.0	1,964 (-8%)	4mo	$269,900	$137	77
22601 Quarry Rd	0.08mi	3/2.0 (-1)	1,837 (-14%)	6mo	$309,000	$168	59
20571 Elkton Rd	0.95mi	3/2.5 (-1)	2,240 (+5%)	4mo	$265,000	$118	46
21746 Pinebrook Dr	1.12mi	4/3.0	2,311 (+8%)	7mo	$375,000	$162	46
21764 Pinebrook Dr	1.12mi	4/3.5	2,363 (+11%)	10mo	$386,500	$164	37
21911 Pinebrook Dr	1.04mi	3/2.0 (-1)	1,755 (-18%)	12mo	$270,000	$154	21

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: -24.5%
• Equity multiple: 0.16×
• Total profit: $-69,017
• Equity at exit: $43,971

10-year hold

• IRR: -20.0%
• Equity multiple: -0.06×
• Total profit: $-87,315
• Equity at exit: $25,498

Cash invested: $82,572 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 7 active · 2 under contract
• Months of supply: 8.4 mo (12%/mo absorbed)
• Median asking: $289,900 ($138/sqft)
• Median days on market: 155 d
• This list price: 57% of active listings are priced below it
• ARV vs active asking: +0.5% 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: 1031
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,178 medium
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$369 /mo · $4,424/yr
• Insurance: −$123
• HOA: −$17
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-334

Break-even live

Break-even rent $2,601

Max offer price $246,568

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-232	+0% $-334	+5% $-436	+10% $-538
Rent	-10% $-506	-5% $-420	+0% $-334	+5% $-248	+10% $-162
Rate	-1.0pp $-186	-0.5pp $-259	base $-334	+0.5pp $-410	+1.0pp $-488

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: $73,725
• Closing costs: $8,847
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Property features AI

Finance

• Other: Living area approximately 2,136 square feet
• HOA & community: HOA with annual fee of $200Subdivision: Chapel Hill

Exterior

• Parking: Two-car garage
• Utilities: Public waterSeptic sewer
• Home design: Single-family residenceOne level
• Construction: Vinyl sidingSlab foundationBuilt in 2026 (new construction)
• Exterior features: Common grounds (HOA)

Interior

• Kitchen: RangeDishwasherMicrowaveGarbage disposalElectric water heater
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heatingCentral cooling
• Interior features: 10 total roomsNew construction

Listing history 50 events

1. 2026-08-08
   days on market $294,900 Active 81 DOM
2. 2026-08-07
   days on market $294,900 Active 80 DOM
3. 2026-08-06
   days on market $294,900 Active 79 DOM
4. 2026-08-05
   days on market $294,900 Active 78 DOM
5. 2026-08-04
   days on market $294,900 Active 77 DOM
6. 2026-08-03
   days on market $294,900 Active 76 DOM
7. 2026-07-31
   days on market $294,900 Active 73 DOM
8. 2026-07-29
   days on market $294,900 Active 71 DOM
9. 2026-07-27
   days on market $294,900 Active 69 DOM
10. 2026-07-25
    days on market $294,900 Active 67 DOM
11. 2026-07-23
    days on market $294,900 Active 65 DOM
12. 2026-07-22
    days on market $294,900 Active 64 DOM
13. 2026-07-21
    days on market $294,900 Active 63 DOM
14. 2026-07-18
    days on market $294,900 Active 60 DOM
15. 2026-07-16
    days on market $294,900 Active 58 DOM
16. 2026-07-16
    days on market $294,900 Active 57 DOM
17. 2026-07-14
    days on market $294,900 Active 56 DOM
18. 2026-07-14
    days on market $294,900 Active 55 DOM
19. 2026-07-12
    days on market $294,900 Active 54 DOM
20. 2026-07-11
    days on market $294,900 Active 53 DOM
21. 2026-07-10
    days on market $294,900 Active 52 DOM
22. 2026-07-09
    days on market $294,900 Active 51 DOM
23. 2026-07-08
    days on market $294,900 Active 50 DOM
24. 2026-07-07
    days on market $294,900 Active 49 DOM
25. 2026-07-06
    days on market $294,900 Active 48 DOM
26. 2026-07-05
    days on market $294,900 Active 47 DOM
27. 2026-07-04
    days on market $294,900 Active 46 DOM
28. 2026-07-03
    days on market $294,900 Active 45 DOM
29. 2026-07-02
    days on market $294,900 Active 44 DOM
30. 2026-07-01
    days on market $294,900 Active 43 DOM
31. 2026-06-30
    days on market $294,900 Active 42 DOM
32. 2026-06-29
    days on market $294,900 Active 41 DOM
33. 2026-06-28
    days on market $294,900 Active 40 DOM
34. 2026-06-28
    days on market $294,900 Active 39 DOM
35. 2026-06-27
    days on market $294,900 Active 38 DOM
36. 2026-06-25
    days on market $294,900 Active 36 DOM
37. 2026-06-23
    days on market $294,900 Active 34 DOM
38. 2026-06-22
    days on market $294,900 Active 33 DOM
39. 2026-06-18
    days on market $294,900 Active 30 DOM
40. 2026-06-17
    days on market $294,900 Active 29 DOM
41. 2026-06-16
    days on market $294,900 Active 28 DOM
42. 2026-06-15
    days on market $294,900 Active 27 DOM
43. 2026-06-14
    days on market $294,900 Active 25 DOM
44. 2026-06-10
    days on market $294,900 Active 22 DOM
45. 2026-06-09
    days on market $294,900 Active 21 DOM
46. 2026-06-08
    days on market $294,900 Active 20 DOM
47. 2026-06-07
    days on market $294,900 Active 19 DOM
48. 2026-06-05
    days on market $294,900 Active 16 DOM
49. 2026-06-03
    days on market $294,900 Active 15 DOM
50. 2026-06-02
    days on market $294,900 Active 14 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 3/10 Moderate
• 🌡 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: $26,141
• − Mortgage interest: −$16,519
• − Property taxes: −$4,424
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,091
• − Management: −$2,091
• − HOA: −$204
• − Depreciation: −$8,579
• Taxable loss: −$9,241
• Est. tax savings @ 24.0%: +$2,218
• After-tax cash flow: $-1,790/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 · 3 photos

Excellent 100/100 None rehab

This home is under construction and will be move-in ready by November/December 2026. It features a beautiful wide foyer and open-concept living areas, making it an excellent investment opportunity.

Value-add opportunities

• Both Kitchen appliances — Appliances enhance both resale and rental value. ↑
• Both Bathroom fixtures — Bathroom fixtures improve both resale and rental value. ↑
• Both Flooring — Flooring enhances both resale and rental value. ↑
• Both Paint — Fresh paint improves both resale and rental value. ↑
• Both HVAC and mechanical systems — Upgraded HVAC and mechanical systems improve both resale and rental value. ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Piney Chapel Elementary School F AL #213/627 Nat'l #17,861/41,679 High Elkmont High School F AL #156/305 Nat'l #13,899/17,239

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

Property features AI

Finance

• Other: Living area approximately 2,136 square feet
• HOA & community: HOA with annual fee of $200Subdivision: Chapel Hill

Exterior

• Parking: Two-car garage
• Utilities: Public waterSeptic sewer
• Home design: Single-family residenceOne level
• Construction: Vinyl sidingSlab foundationBuilt in 2026 (new construction)
• Exterior features: Common grounds (HOA)

Interior

• Kitchen: RangeDishwasherMicrowaveGarbage disposalElectric water heater
• Bathrooms: Three full bathrooms
• Heating & cooling: Central heatingCentral cooling
• Interior features: 10 total roomsNew construction

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-21 Listed $294,900 Zillow
• 2026-05-19 Listed $294,900 VMLS