807 Brownsferry St · Athens, AL 35611

$185,000

3 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 42 Days on market

Built 1950 10,018 sqft lot $135/sqft · 7% above area Est $180k · at est.

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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).

• Cash flow +14.7/30.0
• ARV discount +6.3/15.0
• DSCR +4.5/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• 1% rule +2.8/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

none

Key facts

• 0.23 acre lot
• Built 1950
• Listed 42 days

Property features AI

Finance

• Other: Lot is approximately 0.23 acres
• HOA & community: No homeowners association; Subdivision: Metes And Bounds

Exterior

• Parking: Concrete driveway; Gravel driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Single-family residence; One story; Built in 1950; Residential property
• Construction: Vinyl siding; No fireplaces
• Exterior features: Covered front porch

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: 9 total rooms; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $46 ($550/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (22.4% below list).
• Recommended offer: $144k (22.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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 21d 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 30% 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 $1k of loan paydown is wiped out by about $6k 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 42 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $68k; list at $185k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $143,515 (22.4% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.78% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.7

CMA / ARV

• ARV (median comp): $180,247
• List price: $185,000
• Delta: 2.64%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402 S 6th St	0.34mi	3/1.0	1,378 (+1%)	5mo	$165,000	$120	79
804 S Houston St	0.24mi	3/2.0	1,335 (-2%)	6mo	$207,500	$155	76
1203 Houston St S	0.34mi	3/1.0	1,325 (-3%)	5mo	$175,000	$132	75
1500 Buchanan St	0.54mi	4/2.0 (+1)	1,375 (+0%)	1mo	$209,900	$153	64
505 1st St	0.23mi	3/2.0	1,527 (+12%)	3mo	$184,900	$121	64
24490 Colorado Ln	0.68mi	3/2.0	1,375 (+0%)	5mo	$250,990	$183	60
16645 Aspen Ln	0.68mi	3/2.0	1,479 (+8%)	1mo	$261,285	$177	50
16640 Aspen Ln	0.68mi	3/2.0	1,479 (+8%)	4mo	$257,265	$174	47
1506 S Houston St	0.47mi	2/2.0 (-1)	1,553 (+14%)	0mo	$229,900	$148	46
501 Christopher Dr	0.64mi	3/2.0	1,506 (+10%)	6mo	$193,000	$128	45
107 Virginia Dr	0.71mi	2/1.0 (-1)	1,230 (-10%)	1mo	$175,000	$142	44
16639 Aspen Ln	0.70mi	3/2.0	1,517 (+11%)	2mo	$269,989	$178	44

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: -16.4%
• Equity multiple: 0.43×
• Total profit: $-29,664
• Equity at exit: $27,584

10-year hold

• IRR: -11.2%
• Equity multiple: 0.37×
• Total profit: $-32,404
• Equity at exit: $15,995

Cash invested: $51,800 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,435 high
• Mortgage (P&I): −$970
• Tax from tax record: −$41 /mo · $488/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$301
• Net cashflow: $46

Break-even live

Break-even rent $1,377

Max offer price $185,000

Occupancy floor 92%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 Brownsferry St Athens, AL	3.0	1.0	953	$1,045	$1.10	43d	1	0.27mi
1003 E Washington St Athens, AL	4.0	3.0	1768	$1,600	$0.90	21d	1	0.34mi
314 Browns Ferry St Athens, AL	3.0	1.0	950	$1,045	$1.10	43d	1	0.43mi
100 Henry Dr Athens, AL	2.0–3.0	2.0	1073	$1,249	$1.16	14d	4	0.59mi
710 S Clinton St Athens, AL	1.0–3.0	1.0–2.0	1056	$1,400	$1.33	14d	6	0.65mi
1601 Florence St Athens, AL	3.0	1.0	1260	$1,850	$1.47	43d	1	0.67mi
19254 Autumn Falls Way Athens, AL	2.0	2.0	1200	$1,239	$1.03	21d	1	0.72mi
19254 Autumn Falls Way Athens, AL	2.0	2.0	1200	$1,469	$1.22	14d	1	0.72mi
707 Hine St N Athens, AL	3.0	1.5	1400	$1,450	$1.04	43d	1	1.05mi
16129 Cohen Dr Athens, AL	2.0–4.0	2.0–2.5	1650	$1,658	$1.00	14d	9	1.15mi
426 Rogers St Athens, AL	3.0	2.0	1738	$1,550	$0.89	14d	1	1.26mi
340 French Farms Blvd Athens, AL	1.0–2.0	1.0–2.0	908	$1,330	$1.46	14d	137	1.31mi
17896 Sallows Dr Athens, AL	3.0	2.0	1450	$1,595	$1.10	23d	1	1.46mi
17662 Antlers Pass Athens, AL	3.0	2.0	1600	$1,650	$1.03	43d	1	1.49mi

Listing history 25 events

1. 2026-06-19
   price $185,000 Active 42 DOM
2. 2026-06-18
   days on market $190,000 Active 42 DOM
3. 2026-06-17
   days on market $190,000 Active 41 DOM
4. 2026-06-16
   days on market $190,000 Active 40 DOM
5. 2026-06-15
   days on market $190,000 Active 39 DOM
6. 2026-06-14
   days on market $190,000 Active 37 DOM
7. 2026-06-10
   days on market $190,000 Active 34 DOM
8. 2026-06-09
   days on market $190,000 Active 33 DOM
9. 2026-06-08
   days on market $190,000 Active 32 DOM
10. 2026-06-07
    days on market $190,000 Active 31 DOM
11. 2026-06-05
    days on market $190,000 Active 28 DOM
12. 2026-06-03
    days on market $190,000 Active 27 DOM
13. 2026-06-02
    days on market $190,000 Active 26 DOM
14. 2026-06-01
    days on market $190,000 Active 25 DOM
15. 2026-05-31
    days on market $190,000 Active 24 DOM
16. 2026-05-30
    days on market $190,000 Active 23 DOM
17. 2026-05-07
    listed $195,000 Active 563-char remark
18. 2025-03-27
    soldstatus $67,500
19. 2022-06-24
    soldstatus $138,000
20. 2022-06-08
    soldstatus $138,000 4-char remark

    Show marketing remark (4 chars)

    none

21. 2021-10-08
    listed $138,000 4-char remark

    Show marketing remark (4 chars)

    none

22. 2021-10-08
    soldstatus $77,000

    Show marketing remark (4 chars)

    none

23. 2021-09-30
    soldstatus $77,000 Sold

    Show marketing remark (203 chars)

    2 bedroom 1 bath brick and siding home sold as is where is. Seller to make no repairs and purchaser understands home and lot to be sold in its as is condition. Prior to occupancy Home will need repairs.

24. 2021-08-27
    historical Contingent

    Show marketing remark (203 chars)

    2 bedroom 1 bath brick and siding home sold as is where is. Seller to make no repairs and purchaser understands home and lot to be sold in its as is condition. Prior to occupancy Home will need repairs.

25. 2021-07-23
    listed $80,000 Active

    Show marketing remark (203 chars)

    2 bedroom 1 bath brick and siding home sold as is where is. Seller to make no repairs and purchaser understands home and lot to be sold in its as is condition. Prior to occupancy Home will need repairs.

ⓘ 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: $488 · $41/mo
• Projected year-2 tax: $759 · $63/mo
• Expected delta: +$271/yr (+$23/mo · 55.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $17,222
• − Mortgage interest: −$10,363
• − Property taxes: −$488
• − Insurance: −$925
• − Repairs & maintenance: −$1,378
• − Management: −$1,378
• − Depreciation: −$5,382
• Taxable loss: −$2,691
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $1,196/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

+137.5% since first listed

10 events — show timeline

• 2026-05-28 Price Changed $190,000 VMLS
• 2026-05-07 Listed $195,000 VMLS
• 2025-03-27 Sold (Public Records) $67,500 Public Records
• 2022-06-24 Sold (Public Records) $138,000 Public Records
• 2022-06-08 Sold (MLS) $138,000 Greater Alabama MLS
• 2021-10-08 Sold (Public Records) $77,000 Public Records
• 2021-10-08 Listed $138,000 Greater Alabama MLS
• 2021-09-30 Sold (MLS) $77,000 VMLS
• 2021-08-27 Contingent — VMLS
• 2021-07-23 Listed $80,000 VMLS

Property tax history

+7.0%/yr

Latest (2025): $488 · +12.8% YoY. Source: county tax records.