Tivoli Plan · Athens, AL 35613

$335,250

4 bd · 3.0 ba · 2,173 sqft · SingleFamily · 163 Days on market

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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 +6.1/30.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Henderson Estates is a community of new and spacious single-family homes in Athens, AL. Homeowners will enjoy low HOA fees and an onsite swimming pool. This community is ideally located near I-65 and Hwy-72, making commutes and travel convenient. Downtown Athens is home to a lively music scene, historic architecture, unique shops and year-round festivals. There's lots of fun family-friendly activities at Isom's Orchard. Prospective students seeking higher education can attend Athens State University.

Key facts

• Low hoa fees
• Onsite swimming pool
• Convenient location

Tags

• ONSITE SWIMMING POOL
• LOW HOA FEES
• COMMUNITY OF NEW HOMES
• CONVENIENT LOCATION
• HISTORIC ARCHITECTURE

🏗️ New construction. The $335,250 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $411,076.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-760 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (10.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (21.4% below list).
• Recommended offer: $263k (21.4% below list) — sets the bar for 1% rule.

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: Julian Newman Elementary School (math 42% / reading 57%, grade D, #121 of 627 statewide, top 21%, 371 students, 43% FRL); 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: 821 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($101k/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 $3k of loan paydown is wiped out by about $12k 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 163 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $263,418 (21.4% 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 163 days. Have you received any prior offers? Is the seller open to a 21% 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: 0.64% ✗
• Cap rate: 4.07%
• Cash-on-cash: -7.92%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $411,076
• List price: $335,250
• Delta: -18.45%
• 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
16712 Colton Ln	0.03mi	4/3.0	2,173 (0%)	4mo	$356,905	$164	95
16728 Colton Ln	0.04mi	4/3.0	2,226 (+2%)	5mo	$364,900	$164	90
22601 Donahue Rd	0.13mi	4/3.0	2,338 (+8%)	1mo	$389,926	$167	81
22829 Dashwood Ln	0.08mi	4/2.5	1,891 (-13%)	0mo	$274,150	$145	72
22222 Merlot Dr	0.45mi	4/2.5	2,229 (+3%)	2mo	$314,031	$141	71
22725 Dashwood Ln	0.18mi	4/2.5	1,891 (-13%)	2mo	$276,650	$146	66
22584 Big Oak Dr	0.60mi	4/3.0	2,117 (-3%)	3mo	$349,900	$165	66
22632 Big Oak Dr	0.56mi	3/2.5 (-1)	2,033 (-6%)	4mo	$335,000	$165	53
17277 Calcite Dr	0.58mi	4/3.5	2,402 (+10%)	4mo	$385,000	$160	50
17574 Maree Dr	0.67mi	4/2.5	2,453 (+13%)	3mo	$469,900	$192	43
22078 Saratoga Dr	0.60mi	4/2.0	2,469 (+14%)	5mo	$350,000	$142	41
22125 Missy Leigh Ln	0.65mi	3/2.0 (-1)	2,429 (+12%)	1mo	$295,000	$121	40

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: -30.2%
• Equity multiple: 0.00×
• Total profit: $-114,968
• Equity at exit: $61,293

10-year hold

• IRR: -31.8%
• Equity multiple: -0.41×
• Total profit: $-162,267
• Equity at exit: $35,542

Cash invested: $115,101 (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: 821
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,634 high
• Mortgage (P&I): −$2,156
• Tax est. 1.5%: −$514 /mo · $6,166/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-760

Break-even live

Break-even rent $3,596

Max offer price $301,124

Occupancy floor —

Sensitivity live

Price	-10% $-476	-5% $-618	+0% $-760	+5% $-902	+10% $-1,044
Rent	-10% $-968	-5% $-864	+0% $-760	+5% $-656	+10% $-552
Rate	-1.0pp $-553	-0.5pp $-655	base $-760	+0.5pp $-866	+1.0pp $-975

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: $102,769
• Closing costs: $12,332
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22567 Donahue Dr Athens, AL	4.0	3.0	2828	$3,200	$1.13	15d	1	0.09mi
22619 Donahue Dr Athens, AL	4.0	3.0	2828	$3,200	$1.13	15d	1	0.14mi
22779 Dashwood Ln Unit 20 Athens, AL	4.0	2.5	1753	$2,100	$1.20	25d	1	0.15mi
22635 Donahue Dr Athens, AL	4.0	3.0	2828	$2,800	$0.99	15d	1	0.15mi
22882 Ansley Dr Athens, AL	4.0	3.0	2503	$2,875	$1.15	15d	1	0.16mi
22755 Dashwood Ln Athens, AL	4.0	2.0	1667	$2,100	$1.26	25d	1	0.17mi
22733 Dashwood Ln Athens, AL	3.0	2.0	1474	$1,750	$1.19	25d	1	0.18mi
22895 Ansley Dr Athens, AL	4.0	3.0	2338	$2,800	$1.20	45d	1	0.19mi
22959 Oakdale Ridge Ln Athens, AL	3.0	2.0	1660	$1,795	$1.08	45d	1	0.79mi
21424 Old Poseidon Ln Unit 21424 Athens, AL	3.0	2.5	1576	$1,720	$1.09	15d	1	1.26mi
408 Summit Lakes Dr Athens, AL	3.0	2.5	2384	$1,950	$0.82	25d	1	1.32mi
16305 Athens-Limestone Blvd Athens, AL	1.0–3.0	1.0–2.0	1046	$1,700	$1.62	15d	18	1.46mi

Listing history 22 events

1. 2026-06-21
   days on market $335,250 Active 163 DOM
2. 2026-06-18
   days on market $335,250 Active 160 DOM
3. 2026-06-17
   days on market $335,250 Active 159 DOM
4. 2026-06-16
   days on market $335,250 Active 158 DOM
5. 2026-06-15
   days on market $335,250 Active 157 DOM
6. 2026-06-14
   days on market $335,250 Active 155 DOM
7. 2026-06-10
   days on market $335,250 Active 152 DOM
8. 2026-06-09
   days on market $335,250 Active 151 DOM
9. 2026-06-08
   days on market $335,250 Active 150 DOM
10. 2026-06-07
    days on market $335,250 Active 149 DOM
11. 2026-06-05
    days on market $335,250 Active 146 DOM
12. 2026-06-03
    days on market $335,250 Active 145 DOM
13. 2026-06-02
    days on market $335,250 Active 144 DOM
14. 2026-06-01
    days on market $335,250 Active 143 DOM
15. 2026-05-31
    days on market $335,250 Active 142 DOM
16. 2026-05-30
    days on market $335,250 Active 141 DOM
17. 2026-05-02
    price $332,750 505-char remark

    Show marketing remark (505 chars)

    Henderson Estates is a community of new and spacious single-family homes in Athens, AL. Homeowners will enjoy low HOA fees and an onsite swimming pool. This community is ideally located near I-65 and Hwy-72, making commutes and travel convenient. Downtown Athens is home to a lively music scene, historic architecture, unique shops and year-round festivals. There's lots of fun family-friendly activities at Isom's Orchard. Prospective students seeking higher education can attend Athens State University.

18. 2026-04-23
    price $327,750 505-char remark

    Show marketing remark (505 chars)

    Henderson Estates is a community of new and spacious single-family homes in Athens, AL. Homeowners will enjoy low HOA fees and an onsite swimming pool. This community is ideally located near I-65 and Hwy-72, making commutes and travel convenient. Downtown Athens is home to a lively music scene, historic architecture, unique shops and year-round festivals. There's lots of fun family-friendly activities at Isom's Orchard. Prospective students seeking higher education can attend Athens State University.

19. 2026-03-22
    price $326,750 505-char remark

    Show marketing remark (505 chars)

    Henderson Estates is a community of new and spacious single-family homes in Athens, AL. Homeowners will enjoy low HOA fees and an onsite swimming pool. This community is ideally located near I-65 and Hwy-72, making commutes and travel convenient. Downtown Athens is home to a lively music scene, historic architecture, unique shops and year-round festivals. There's lots of fun family-friendly activities at Isom's Orchard. Prospective students seeking higher education can attend Athens State University.

20. 2026-02-20
    price $326,500 505-char remark

    Show marketing remark (505 chars)

    Henderson Estates is a community of new and spacious single-family homes in Athens, AL. Homeowners will enjoy low HOA fees and an onsite swimming pool. This community is ideally located near I-65 and Hwy-72, making commutes and travel convenient. Downtown Athens is home to a lively music scene, historic architecture, unique shops and year-round festivals. There's lots of fun family-friendly activities at Isom's Orchard. Prospective students seeking higher education can attend Athens State University.

21. 2026-02-13
    price $326,000 505-char remark

    Show marketing remark (505 chars)

    Henderson Estates is a community of new and spacious single-family homes in Athens, AL. Homeowners will enjoy low HOA fees and an onsite swimming pool. This community is ideally located near I-65 and Hwy-72, making commutes and travel convenient. Downtown Athens is home to a lively music scene, historic architecture, unique shops and year-round festivals. There's lots of fun family-friendly activities at Isom's Orchard. Prospective students seeking higher education can attend Athens State University.

22. 2026-01-10
    listed $325,000 Active 505-char remark

    Show marketing remark (505 chars)

    Henderson Estates is a community of new and spacious single-family homes in Athens, AL. Homeowners will enjoy low HOA fees and an onsite swimming pool. This community is ideally located near I-65 and Hwy-72, making commutes and travel convenient. Downtown Athens is home to a lively music scene, historic architecture, unique shops and year-round festivals. There's lots of fun family-friendly activities at Isom's Orchard. Prospective students seeking higher education can attend Athens State University.

ⓘ 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 6 d/yr ≥105°F today · 16 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: $31,610
• − Mortgage interest: −$23,027
• − Property taxes: −$6,166
• − Insurance: −$2,055
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − Depreciation: −$11,959
• Taxable loss: −$16,654
• Est. tax savings @ 24.0%: +$3,997
• After-tax cash flow: $-5,121/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): 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

+2.4% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $332,750 Zillow
• 2026-04-23 Price Changed $327,750 Zillow
• 2026-03-22 Price Changed $326,750 Zillow
• 2026-02-20 Price Changed $326,500 Zillow
• 2026-02-13 Price Changed $326,000 Zillow
• 2026-01-10 Listed $325,000 Zillow