The Daphne V Plan · Athens, AL 35613

$269,900

4 bd · 2.0 ba · 1,964 sqft · SingleFamily · 243 Days on market

Good condition

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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 +8.1/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• DSCR +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Show off your style with the Daphne's open-concept floor plan! Featuring tons of natural light, the family room is perfect for entertaining, and the home's kitchen features an adorable breakfast nook. The Master Suite offers plenty of space, and its walk-in closet has room to spare. Make it your own with The Daphne's flexible floor plan, featuring an optional fourth bedroom and alternative Master Bath layout. Just know that offerings vary by location, so please discuss our standard features and upgrade options with your community's agent. * Attached photos may include upgrades and non-standard features.

Key facts

• Breakfast nook
• Walk-in closet
• Flexible floor plan

Tags

• OPEN-CONCEPT FLOOR PLAN
• NATURAL LIGHT
• BREAKFAST NOOK
• WALK-IN CLOSET
• FLEXIBLE FLOOR PLAN
• OPTIONAL FOURTH BEDROOM

🏗️ New construction. The $269,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $286,000.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (20.5% below list).
• Recommended offer: $215k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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) — zoned schools average 75% FRL vs 40% district-wide (35 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 243 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

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 $214,532 (20.5% 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 243 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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $286,000
• List price: $269,900
• Delta: -5.63%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20101 Hillsborough St	0.05mi	4/2.0	1,964 (0%)	4mo	$269,900	$137	95
20097 Yarbrough Rd	0.12mi	3/2.5 (-1)	2,008 (+2%)	0mo	$320,000	$159	83
22601 Quarry Rd	0.08mi	3/2.0 (-1)	1,837 (-6%)	6mo	$309,000	$168	76
20112 Hillsborough St	0.06mi	3/2.0 (-1)	1,620 (-18%)	3mo	$250,000	$154	65
19576 Looney Rd	0.69mi	3/2.0 (-1)	1,576 (-20%)	2mo	$286,000	$181	36
21911 Pinebrook Dr	1.03mi	3/2.0 (-1)	1,755 (-11%)	12mo	$270,000	$154	32
20571 Elkton Rd	0.94mi	3/2.5 (-1)	2,240 (+14%)	4mo	$265,000	$118	31
21746 Pinebrook Dr	1.11mi	4/3.0	2,311 (+18%)	7mo	$375,000	$162	30

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: -23.4%
• Equity multiple: 0.20×
• Total profit: $-64,252
• Equity at exit: $42,644

10-year hold

• IRR: -18.1%
• Equity multiple: 0.01×
• Total profit: $-78,919
• Equity at exit: $24,728

Cash invested: $80,080 (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: 10 active · 3 under contract
• Months of supply: 8.6 mo (12%/mo absorbed)
• Median asking: $284,900 ($145/sqft)
• Median days on market: 82 d
• This list price: 40% of active listings are priced below it
• ARV vs active asking: +0.8% 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: 10.5×

Monthly cashflow live

• Estimated rent: $2,145 medium
• Mortgage (P&I): −$1,500
• Tax est. 1.5%: −$358 /mo · $4,290/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-282

Break-even live

Break-even rent $2,502

Max offer price $245,241

Occupancy floor —

Sensitivity live

Price	-10% $-84	-5% $-183	+0% $-282	+5% $-381	+10% $-479
Rent	-10% $-451	-5% $-366	+0% $-282	+5% $-197	+10% $-112
Rate	-1.0pp $-138	-0.5pp $-209	base $-282	+0.5pp $-356	+1.0pp $-431

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: $71,500
• Closing costs: $8,580
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $269,900 Active 243 DOM
2. 2026-08-07
   days on market $269,900 Active 242 DOM
3. 2026-08-06
   days on market $269,900 Active 241 DOM
4. 2026-08-05
   days on market $269,900 Active 240 DOM
5. 2026-08-04
   days on market $269,900 Active 239 DOM
6. 2026-08-03
   days on market $269,900 Active 238 DOM
7. 2026-07-31
   days on market $269,900 Active 235 DOM
8. 2026-07-29
   days on market $269,900 Active 233 DOM
9. 2026-07-27
   days on market $269,900 Active 231 DOM
10. 2026-07-25
    days on market $269,900 Active 229 DOM
11. 2026-07-23
    days on market $269,900 Active 227 DOM
12. 2026-07-22
    days on market $269,900 Active 226 DOM
13. 2026-07-21
    days on market $269,900 Active 225 DOM
14. 2026-07-18
    days on market $269,900 Active 222 DOM
15. 2026-07-16
    days on market $269,900 Active 220 DOM
16. 2026-07-16
    days on market $269,900 Active 219 DOM
17. 2026-07-14
    days on market $269,900 Active 218 DOM
18. 2026-07-14
    days on market $269,900 Active 217 DOM
19. 2026-07-12
    days on market $269,900 Active 216 DOM
20. 2026-07-11
    days on market $269,900 Active 215 DOM
21. 2026-07-10
    days on market $269,900 Active 214 DOM
22. 2026-07-09
    days on market $269,900 Active 213 DOM
23. 2026-07-08
    days on market $269,900 Active 212 DOM
24. 2026-07-07
    days on market $269,900 Active 211 DOM
25. 2026-07-06
    days on market $269,900 Active 210 DOM
26. 2026-07-05
    days on market $269,900 Active 209 DOM
27. 2026-07-04
    days on market $269,900 Active 208 DOM
28. 2026-07-03
    days on market $269,900 Active 207 DOM
29. 2026-07-02
    days on market $269,900 Active 206 DOM
30. 2026-07-01
    days on market $269,900 Active 205 DOM
31. 2026-06-30
    days on market $269,900 Active 204 DOM
32. 2026-06-29
    days on market $269,900 Active 203 DOM
33. 2026-06-28
    days on market $269,900 Active 202 DOM
34. 2026-06-28
    days on market $269,900 Active 201 DOM
35. 2026-06-27
    days on market $269,900 Active 200 DOM
36. 2026-06-25
    days on market $269,900 Active 198 DOM
37. 2026-06-23
    days on market $269,900 Active 196 DOM
38. 2026-06-22
    days on market $269,900 Active 195 DOM
39. 2026-06-18
    days on market $269,900 Active 192 DOM
40. 2026-06-17
    days on market $269,900 Active 191 DOM
41. 2026-06-16
    days on market $269,900 Active 190 DOM
42. 2026-06-15
    days on market $269,900 Active 189 DOM
43. 2026-06-14
    days on market $269,900 Active 187 DOM
44. 2026-06-10
    days on market $269,900 Active 184 DOM
45. 2026-06-09
    days on market $269,900 Active 183 DOM
46. 2026-06-08
    days on market $269,900 Active 182 DOM
47. 2026-06-07
    days on market $269,900 Active 181 DOM
48. 2026-06-05
    days on market $269,900 Active 178 DOM
49. 2026-06-03
    days on market $269,900 Active 177 DOM
50. 2026-06-02
    days on market $269,900 Active 176 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 2/10 Low
• 🌡 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: $25,744
• − Mortgage interest: −$16,020
• − Property taxes: −$4,290
• − Insurance: −$1,430
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$8,320
• Taxable loss: −$8,436
• Est. tax savings @ 24.0%: +$2,025
• After-tax cash flow: $-1,356/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready and has a good curb appeal. The home has a good resale and rental value with potential for further improvements.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Adding smart home features — Smart home features can increase the home's value and appeal to tech-savvy buyers/tenants. ↑
• Both Upgrading the kitchen appliances — Modern appliances can make the kitchen more functional and appealing to potential buyers/tenants. ↑

F Composite school gradezoned avg 42/100

Zoned Schools

Elementary Piney Chapel Elementary School F AL #213/627 Nat'l #17,861/41,679

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

Price history

1 event — show timeline

• 2025-12-08 Listed $269,900 Zillow