The Everett C Plan · Athens, AL 35613

$302,900

4 bd · 3.0 ba · 2,060 sqft · SingleFamily · 445 Days on market

Excellent condition $25/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).

• ARV discount +7.5/15.0
• Cash flow +5.8/30.0
• Condition / age +4.8/5.0
• Schools +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Everett offers 2,060 square feet of well-designed space with 4 bedrooms and 3 bathrooms, perfect for families who need room to grow. The open-concept kitchen and family room are filled with natural light, creating a welcoming space for entertaining or relaxing. The spacious master suite includes a large walk-in closet that connects directly to the laundry room for added convenience. This elevation of The Everett features durable Hardie siding, bringing updated curb appeal and long-lasting style to a versatile layout. With four bedrooms, there's space for everyone, and the rear patio provides a peaceful outdoor retreat. The Everett's flexible floor plan includes a variety of options and upgrades to personalize your home. Offerings may vary by location, so speak with your community's agent about available features and selections. * Attached photos may include upgrades and non-standard features.

Key facts

• Open-concept kitchen
• Updated curb appeal
• Large walk-in closet

Tags

• OPEN-CONCEPT KITCHEN
• SPACIOUS MASTER SUITE
• LARGE WALK-IN CLOSET
• REAR PATIO
• DURABLE HARDIE SIDING
• UPDATED CURB APPEAL

🏗️ New construction. The $302,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $358,648.

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $303k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-711 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $256k (15.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (25.1% below list).
• Recommended offer: $227k (25.1% 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: Brookhill Elementary School (math 44% / reading 64%, grade C, #87 of 627 statewide, top 15%, 366 students, 39% 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) — zoned schools at 50% FRL track the district average.
• Market conditions: 1202 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 119d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $11k 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 445 days — a 12% lower offer ($267k) is reasonable based on typical stale-listing flexibility.

Recommended offer $226,857 (25.1% 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 445 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.63% ✗
• Cap rate: 3.91%
• Cash-on-cash: -8.50%
• DSCR: 0.62
• GRM: 13.2

CMA / ARV

• ARV (median comp): $358,648
• List price: $302,900
• Delta: -16.38%
• 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
12617 Buck Rd	0.14mi	4/2.0	1,964 (-5%)	0mo	$292,173	$149	82
21912 Huntington Pike	0.11mi	3/2.5 (-1)	2,200 (+7%)	2mo	$369,900	$168	75
12537 Dale Rd	0.11mi	4/2.0	1,895 (-8%)	6mo	$290,265	$153	73
12526 Dale Rd	0.11mi	4/2.0	2,005 (-3%)	17mo	$340,500	$170	72
12579 Buck Rd	0.14mi	4/2.0	2,005 (-3%)	16mo	$338,150	$169	72
21985 Huntington Pike	0.02mi	4/3.0	2,362 (+15%)	4mo	$405,000	$171	72
12591 Buck Rd	0.14mi	4/3.0	2,258 (+10%)	8mo	$334,900	$148	71
12553 Buck Rd	0.15mi	4/2.5	2,155 (+5%)	16mo	$340,000	$158	70
12626 Dale Rd	0.03mi	4/2.0	1,866 (-9%)	17mo	$348,090	$187	64
12525 Dale Rd	0.12mi	4/2.0	1,866 (-9%)	18mo	$295,000	$158	60
21886 Huntington Pike	0.13mi	4/3.0	2,362 (+15%)	14mo	$424,900	$180	58
21854 Huntington Pike	0.14mi	4/3.0	2,362 (+15%)	17mo	$416,823	$176	55

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: -31.3%
• Equity multiple: -0.03×
• Total profit: $-103,374
• Equity at exit: $53,476

10-year hold

• IRR: -34.7%
• Equity multiple: -0.48×
• Total profit: $-148,155
• Equity at exit: $31,009

Cash invested: $100,421 (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: 11 active · 6 under contract
• Months of supply: 13.2 mo (8%/mo absorbed)
• Median asking: $324,900 ($170/sqft)
• Median days on market: 128 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: +2.7% 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: 1202
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,269 medium
• Mortgage (P&I): −$1,881
• Tax est. 1.5%: −$448 /mo · $5,380/yr
• Insurance: −$149
• HOA: −$25
• Vacancy / Maint / Mgmt: −$476
• Net cashflow: $-711

Break-even live

Break-even rent $3,169

Max offer price $255,712

Occupancy floor —

Sensitivity live

Price	-10% $-464	-5% $-587	+0% $-711	+5% $-835	+10% $-959
Rent	-10% $-891	-5% $-801	+0% $-711	+5% $-622	+10% $-532
Rate	-1.0pp $-531	-0.5pp $-620	base $-711	+0.5pp $-804	+1.0pp $-899

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: $89,662
• Closing costs: $10,759
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12515 Buck Rd Athens, AL	4.0	3.0	2043	$2,100	$1.03	139d	1	0.15mi
20830 Huntsville Brownsferry Rd Tanner, AL	3.0	2.0–2.5	1354	$1,612	$1.19	0d	9	1.31mi
22772 Winged Foot Ln Athens, AL	3.0	2.5	2438	$2,495	$1.02	119d	1	1.45mi

Listing history 50 events

1. 2026-09-24
   days on market $302,900 Active 445 DOM
2. 2026-09-23
   days on market $302,900 Active 444 DOM
3. 2026-09-22
   pricedays on market $302,900 Active 443 DOM
4. 2026-09-21
   days on market $299,900 Active 442 DOM
5. 2026-09-20
   days on market $299,900 Active 441 DOM
6. 2026-09-19
   days on market $299,900 Active 440 DOM
7. 2026-09-18
   days on market $299,900 Active 439 DOM
8. 2026-09-17
   days on market $299,900 Active 438 DOM
9. 2026-09-16
   days on market $299,900 Active 437 DOM
10. 2026-09-15
    days on market $299,900 Active 436 DOM
11. 2026-09-14
    days on market $299,900 Active 435 DOM
12. 2026-09-13
    days on market $299,900 Active 434 DOM
13. 2026-09-12
    days on market $299,900 Active 433 DOM
14. 2026-09-11
    days on market $299,900 Active 432 DOM
15. 2026-09-05
    days on market $299,900 Active 426 DOM
16. 2026-09-04
    days on market $299,900 Active 425 DOM
17. 2026-09-03
    days on market $299,900 Active 424 DOM
18. 2026-08-31
    days on market $299,900 Active 421 DOM
19. 2026-08-30
    days on market $299,900 Active 420 DOM
20. 2026-08-29
    days on market $299,900 Active 419 DOM
21. 2026-08-28
    days on market $299,900 Active 418 DOM
22. 2026-08-27
    days on market $299,900 Active 417 DOM
23. 2026-08-25
    days on market $299,900 Active 415 DOM
24. 2026-08-24
    days on market $299,900 Active 414 DOM
25. 2026-08-23
    days on market $299,900 Active 413 DOM
26. 2026-08-22
    days on market $299,900 Active 412 DOM
27. 2026-08-21
    days on market $299,900 Active 411 DOM
28. 2026-08-20
    days on market $299,900 Active 410 DOM
29. 2026-08-19
    days on market $299,900 Active 409 DOM
30. 2026-08-18
    days on market $299,900 Active 408 DOM
31. 2026-08-17
    days on market $299,900 Active 407 DOM
32. 2026-08-16
    days on market $299,900 Active 406 DOM
33. 2026-08-15
    days on market $299,900 Active 405 DOM
34. 2026-08-15
    days on market $299,900 Active 404 DOM
35. 2026-08-13
    days on market $299,900 Active 403 DOM
36. 2026-08-12
    days on market $299,900 Active 402 DOM
37. 2026-08-11
    days on market $299,900 Active 401 DOM
38. 2026-08-10
    days on market $299,900 Active 400 DOM
39. 2026-08-09
    days on market $299,900 Active 399 DOM
40. 2026-08-08
    days on market $299,900 Active 398 DOM
41. 2026-08-07
    days on market $299,900 Active 397 DOM
42. 2026-08-06
    days on market $299,900 Active 396 DOM
43. 2026-08-05
    days on market $299,900 Active 395 DOM
44. 2026-08-04
    days on market $299,900 Active 394 DOM
45. 2026-08-03
    days on market $299,900 Active 393 DOM
46. 2026-07-31
    days on market $299,900 Active 390 DOM
47. 2026-07-29
    days on market $299,900 Active 388 DOM
48. 2026-07-27
    days on market $299,900 Active 386 DOM
49. 2026-07-25
    days on market $299,900 Active 384 DOM
50. 2026-07-23
    days on market $299,900 Active 382 DOM

ⓘ 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: $27,223
• − Mortgage interest: −$20,090
• − Property taxes: −$5,380
• − Insurance: −$1,793
• − Repairs & maintenance: −$2,178
• − Management: −$2,178
• − HOA: −$300
• − Depreciation: −$10,433
• Taxable loss: −$15,129
• Est. tax savings @ 24.0%: +$3,631
• After-tax cash flow: $-4,905/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 · 1 photo

Excellent 95/100 None rehab

This single-family home is in excellent condition with no visible repairs or maintenance needed. It offers a good return on investment with updates that would significantly enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New lighting fixtures — Enhances interior aesthetics and functionality ↑

F Composite school gradezoned avg 39/100

Zoned Schools

Elementary Brookhill Elementary School C AL #87/627 Nat'l #9,801/41,679 Middle Athens Middle School F AL #121/257 Nat'l #8,861/14,009 High Athens High School F AL #56/305 Nat'l #10,191/17,239

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

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

• Census place: Athens, AL
• 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

Price history

1 event — show timeline

• 2025-07-06 Listed $299,900 Zillow