104 French Way · Athens, AL 35611

$95,000

3 bd · 1.0 ba · 1,431 sqft · SingleFamily public records · 1 Days on market

Built 1957

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Brick Home in a Prime Athens Location This inviting 3-bedroom, 1-bathroom brick home offers comfort, convenience, and tremendous potential. Featuring a spacious backyard, this property provides ample room for outdoor enjoyment, gardening, or future expansion. Located within walking distance of Downtown Athens, and just minutes from Athens-Limestone Hospital, Walmart, Publix, and more, this home sits in one of the most convenient spots in the city. Whether you’re a first-time buyer, an investor, or someone looking to be close to all Athens has to offer, this property delivers both opportunity and location.

Key facts

• Close to walmart
• Spacious backyard
• Close to publix

Tags

• SPACIOUS BACKYARD
• CLOSE TO WALMART
• CLOSE TO PUBLIX

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $511 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 12.7% 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; 13 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $657 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.2% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $70k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — 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 $95,000

Questions for the listing agent

1. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.53% ✓
• Cap rate: 12.74%
• Cash-on-cash: 23.03%
• DSCR: 2.02
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $214,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 Hereford Dr	0.10mi	3/1.0	1,433 (+0%)	16mo	$198,000	$138	82
903 Brahma St	0.15mi	3/2.0	1,548 (+8%)	6mo	$279,900	$181	70
409 Morningview St	0.25mi	3/2.0	1,372 (-4%)	12mo	$155,900	$114	68
325 Crestview St	0.33mi	3/1.0	1,299 (-9%)	3mo	$197,000	$152	67
1108 Winston Dr	0.10mi	3/2.0	1,603 (+12%)	6mo	$230,000	$143	66
312 Hoffman St	0.43mi	4/2.0 (+1)	1,433 (+0%)	8mo	$224,500	$157	64
612 Hereford Dr	0.31mi	3/2.0	1,279 (-11%)	2mo	$203,900	$159	62
1205 Cactus St	0.55mi	2/1.0 (-1)	1,400 (-2%)	9mo	$209,999	$150	58
907 Brahma St	0.12mi	3/2.5	1,596 (+12%)	14mo	$238,000	$149	58
605 Hereford Dr	0.28mi	3/1.0	1,224 (-14%)	11mo	$206,500	$169	54
409 Washington St	0.63mi	3/1.5	1,547 (+8%)	4mo	$150,000	$97	52
104 Shaw St	0.62mi	4/2.0 (+1)	1,506 (+5%)	13mo	$220,000	$146	42

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: 14.0%
• Equity multiple: 1.55×
• Total profit: $14,586
• Equity at exit: $14,165

10-year hold

• IRR: 21.4%
• Equity multiple: 2.67×
• Total profit: $44,526
• Equity at exit: $8,214

Cash invested: $26,600 (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: 5.4×

Monthly cashflow live

• Estimated rent: $1,456 high
• Mortgage (P&I): −$498
• Tax from tax record: −$102 /mo · $1,227/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $511

Break-even live

Break-even rent $810

Max offer price $95,000

Occupancy floor 60%

Sensitivity live

Price	-10% $564	-5% $537	+0% $511	+5% $484	+10% $457
Rent	-10% $395	-5% $453	+0% $511	+5% $568	+10% $626
Rate	-1.0pp $558	-0.5pp $535	base $511	+0.5pp $486	+1.0pp $461

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Henry Dr Athens, AL	2.0–3.0	2.0	1073	$1,249	$1.16	14d	4	0.69mi
710 S Clinton St Athens, AL	1.0–3.0	1.0–2.0	1056	$1,400	$1.33	14d	6	0.72mi
426 Rogers St Athens, AL	3.0	2.0	1738	$1,550	$0.89	14d	1	0.84mi
340 French Farms Blvd Athens, AL	1.0–2.0	1.0–2.0	908	$1,330	$1.46	14d	137	0.88mi
16305 Athens-Limestone Blvd Athens, AL	1.0–3.0	1.0–2.0	1046	$1,700	$1.62	14d	18	0.96mi
314 Browns Ferry St Athens, AL	3.0	1.0	950	$1,045	$1.10	44d	1	1.01mi
21424 Old Poseidon Ln Unit 21424 Athens, AL	3.0	2.5	1576	$1,720	$1.09	14d	1	1.02mi
514 Brownsferry St Athens, AL	3.0	1.0	953	$1,045	$1.10	44d	1	1.11mi
417 Congress Dr Athens, AL	4.0	2.0	1352	$1,690	$1.25	24d	1	1.31mi
19254 Autumn Falls Way Athens, AL	2.0	2.0	1200	$1,239	$1.03	21d	1	1.34mi
19254 Autumn Falls Way Athens, AL	2.0	2.0	1200	$1,469	$1.22	14d	1	1.34mi
17896 Sallows Dr Athens, AL	3.0	2.0	1450	$1,595	$1.10	24d	1	1.36mi
1001 Garrett Dr Athens, AL	1.0–2.0	1.0–1.5	872	$1,049	$1.20	14d	8	1.48mi

Listing history 3 events

1. 2025-11-30
   status Pending
2. 2025-11-30
   listed $95,000 Active
3. 2001-03-21
   soldstatus $70,000

ⓘ 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: $1,227 · $102/mo
• Projected year-2 tax: $1,227 · $102/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 19 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: $17,477
• − Mortgage interest: −$5,321
• − Property taxes: −$1,227
• − Insurance: −$475
• − Repairs & maintenance: −$1,398
• − Management: −$1,398
• − Depreciation: −$2,764
• Taxable income: $4,894
• Est. tax owed @ 24.0%: −$1,174
• After-tax cash flow: $4,952/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

+35.7% since first listed

3 events — show timeline

• 2025-11-30 Pending — VMLS
• 2025-11-30 Listed $95,000 VMLS
• 2001-03-21 Sold (Public Records) $70,000 Public Records

Property tax history

+7.7%/yr

Latest (2025): $1,227 · +13.5% YoY. Source: county tax records.