167 Sycamore Pl · Athens, AL 35611

$219,000

3 bd · 1.0 ba · 1,436 sqft · Townhouse public records · 226 Days on market

Built 1996 3,090 sqft lot $153/sqft · 11% below area Est $245k · 11% under

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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).

• ARV discount +12.2/15.0
• Cash flow +11.8/30.0
• Livability +3.8/5.0
• DSCR +3.5/10.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THIS ONE LEVEL TOWNHOME IS MOVE IN READY. A COVERED FRONT PORCH WELCOMES YOU TO WOOD FLOORS & A VAULTED CEILING IN THE LIVING ROOM. A LARGE DINING ROOM LEADS INTO THE GALLEY KITCHEN WITH ALL THE APPLIANCES INCLUDED. THE LARGE PRIMARY BEDROOM HAS 3 CLOSETS, A PRIVATE FULL BATH AND ACCESS TO THE MUDROOM LEADING TO THE GARAGE. THERE IS A 2 CAR GARAGE IN THE BACK AND A SMALL PRIVATE PATIO AREA...PERFECT FOR GRILLING. EASY LIVING WITH NO HOA ONLY ABOUT 5 MINUTES FROM DOWNTOWN ATHENS.

Key facts

• Covered front porch
• Wood floors
• Galley kitchen

Tags

• COVERED FRONT PORCH
• WOOD FLOORS
• VAULTED CEILING
• GALLEY KITCHEN
• PRIVATE FULL BATH
• ACCESS TO MUDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $219k.

Deal economics

• At list price, monthly cash flow is $-61 ($-731/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (4.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $156k (28.8% below list).
• Recommended offer: $156k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 6.0% 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.
• 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: James L Cowart Elementary School (math 32% / reading 52%, grade F, #213 of 627 statewide, top 37%, 332 students, 67% 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: Rents rising (+1.2%/yr); 549 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 53% of comp listings sitting > 30 days — soft ceiling on asking rent; 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% 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 $2k of loan paydown is wiped out by about $7k 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 226 days — a 12% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $185k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,845 (28.8% 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 226 days. Have you received any prior offers? Is the seller open to a 29% 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: 0.71% ✗
• Cap rate: 5.96%
• Cash-on-cash: -1.19%
• DSCR: 0.95
• GRM: 11.7

CMA / ARV

• ARV (median comp): $244,802
• List price: $219,000
• Delta: -10.54%
• 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
113 Sycamore Pl	0.02mi	3/2.0	1,420 (-1%)	8mo	$205,000	$144	86
162 Sycamore Pl	0.03mi	3/2.0	1,296 (-10%)	1mo	$215,000	$166	77
202 Santana Dr	0.16mi	2/2.0 (-1)	1,476 (+3%)	8mo	$220,000	$149	73
110 Santana Dr	0.10mi	2/2.0 (-1)	1,514 (+5%)	6mo	$240,000	$159	72
139 Canterbury Cir	0.29mi	2/2.0 (-1)	1,486 (+4%)	1mo	$225,000	$151	71
316 Santana Dr	0.25mi	2/2.0 (-1)	1,488 (+4%)	3mo	$225,000	$151	70
105 Canterbury Cir	0.24mi	2/2.0 (-1)	1,340 (-7%)	4mo	$191,100	$143	65
104 Wyndham Cir	0.12mi	2/2.0 (-1)	1,526 (+6%)	12mo	$243,000	$159	65
402 Santana Dr	0.29mi	2/2.0 (-1)	1,416 (-1%)	13mo	$225,000	$159	64
137 Canterbury Cir	0.29mi	2/2.0 (-1)	1,540 (+7%)	6mo	$237,000	$154	61
17704 Antlers Pass	0.69mi	3/2.0	1,440 (+0%)	5mo	$243,000	$169	60
17749 Antlers Pass	0.74mi	3/2.0	1,645 (+15%)	1mo	$249,900	$152	36

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: -20.0%
• Equity multiple: 0.31×
• Total profit: $-42,209
• Equity at exit: $32,654

10-year hold

• IRR: -16.7%
• Equity multiple: 0.14×
• Total profit: $-53,011
• Equity at exit: $18,935

Cash invested: $61,320 (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: 549
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,558 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$52 /mo · $629/yr
• Insurance: −$91
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $-61

Break-even live

Break-even rent $1,636

Max offer price $208,234

Occupancy floor 99%

Sensitivity live

Price	-10% $63	-5% $1	+0% $-61	+5% $-123	+10% $-185
Rent	-10% $-184	-5% $-123	+0% $-61	+5% $1	+10% $62
Rate	-1.0pp $49	-0.5pp $-5	base $-61	+0.5pp $-118	+1.0pp $-175

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
707 Hine St N Athens, AL	3.0	1.5	1400	$1,450	$1.04	46d	1	0.51mi
1003 E Washington St Athens, AL	4.0	3.0	1768	$1,600	$0.90	23d	1	0.51mi
1601 Florence St Athens, AL	3.0	1.0	1260	$1,850	$1.47	46d	1	0.63mi
17662 Antlers Pass Athens, AL	3.0	2.0	1600	$1,650	$1.03	46d	1	0.65mi
17962 Arrowhead Dr Athens, AL	2.0	2.0	1043	$1,024	$0.98	46d	1	0.82mi
514 Brownsferry St Athens, AL	3.0	1.0	953	$1,045	$1.10	46d	1	0.86mi
314 Browns Ferry St Athens, AL	3.0	1.0	950	$1,045	$1.10	46d	1	0.93mi
402 Crutcher Cir Athens, AL	3.0	2.5	1108	$2,000	$1.81	46d	1	0.95mi
17813 Denham Cir Athens, AL	4.0	3.0	1753	$1,950	$1.11	46d	1	0.97mi
16917 Orleans Dr Unit 32 Athens, AL	3.0	2.0	1474	$1,900	$1.29	16d	1	1.02mi
16129 Cohen Dr Athens, AL	2.0–4.0	2.0–2.5	1650	$1,658	$1.00	16d	9	1.08mi
100 Henry Dr Athens, AL	2.0–3.0	2.0	1073	$1,249	$1.16	16d	4	1.38mi
710 S Clinton St Athens, AL	1.0–3.0	1.0–2.0	1056	$1,400	$1.33	16d	6	1.47mi
19254 Autumn Falls Way Athens, AL	2.0	2.0	1200	$1,469	$1.22	16d	1	1.48mi
19254 Autumn Falls Way Athens, AL	2.0	2.0	1200	$1,239	$1.03	23d	1	1.48mi

Listing history 29 events

1. 2026-06-21
   days on market $219,000 Active 226 DOM
2. 2026-06-18
   days on market $219,000 Active 223 DOM
3. 2026-06-17
   days on market $219,000 Active 222 DOM
4. 2026-06-16
   days on market $219,000 Active 221 DOM
5. 2026-06-15
   pricedays on market $219,000 Active 220 DOM
6. 2026-06-14
   days on market $222,500 Active 218 DOM
7. 2026-06-10
   days on market $222,500 Active 215 DOM
8. 2026-06-09
   days on market $222,500 Active 214 DOM
9. 2026-06-08
   days on market $222,500 Active 213 DOM
10. 2026-06-07
    days on market $222,500 Active 212 DOM
11. 2026-06-05
    days on market $222,500 Active 209 DOM
12. 2026-06-03
    days on market $222,500 Active 208 DOM
13. 2026-06-02
    days on market $222,500 Active 207 DOM
14. 2026-06-01
    days on market $222,500 Active 206 DOM
15. 2026-05-31
    days on market $222,500 Active 205 DOM
16. 2026-05-30
    days on market $222,500 Active 204 DOM
17. 2026-05-11
    historical Contingent 487-char remark

    Show marketing remark (487 chars)

    THIS ONE LEVEL TOWNHOME IS MOVE IN READY. A COVERED FRONT PORCH WELCOMES YOU TO WOOD FLOORS & A VAULTED CEILING IN THE LIVING ROOM. A LARGE DINING ROOM LEADS INTO THE GALLEY KITCHEN WITH ALL THE APPLIANCES INCLUDED. THE LARGE PRIMARY BEDROOM HAS 3 CLOSETS, A PRIVATE FULL BATH AND ACCESS TO THE MUDROOM LEADING TO THE GARAGE. THERE IS A 2 CAR GARAGE IN THE BACK AND A SMALL PRIVATE PATIO AREA...PERFECT FOR GRILLING. EASY LIVING WITH NO HOA ONLY ABOUT 5 MINUTES FROM DOWNTOWN ATHENS.

18. 2026-05-09
    status Active 487-char remark

    Show marketing remark (487 chars)

    THIS ONE LEVEL TOWNHOME IS MOVE IN READY. A COVERED FRONT PORCH WELCOMES YOU TO WOOD FLOORS & A VAULTED CEILING IN THE LIVING ROOM. A LARGE DINING ROOM LEADS INTO THE GALLEY KITCHEN WITH ALL THE APPLIANCES INCLUDED. THE LARGE PRIMARY BEDROOM HAS 3 CLOSETS, A PRIVATE FULL BATH AND ACCESS TO THE MUDROOM LEADING TO THE GARAGE. THERE IS A 2 CAR GARAGE IN THE BACK AND A SMALL PRIVATE PATIO AREA...PERFECT FOR GRILLING. EASY LIVING WITH NO HOA ONLY ABOUT 5 MINUTES FROM DOWNTOWN ATHENS.

19. 2026-05-07
    historical Contingent 487-char remark

    Show marketing remark (487 chars)

    THIS ONE LEVEL TOWNHOME IS MOVE IN READY. A COVERED FRONT PORCH WELCOMES YOU TO WOOD FLOORS & A VAULTED CEILING IN THE LIVING ROOM. A LARGE DINING ROOM LEADS INTO THE GALLEY KITCHEN WITH ALL THE APPLIANCES INCLUDED. THE LARGE PRIMARY BEDROOM HAS 3 CLOSETS, A PRIVATE FULL BATH AND ACCESS TO THE MUDROOM LEADING TO THE GARAGE. THERE IS A 2 CAR GARAGE IN THE BACK AND A SMALL PRIVATE PATIO AREA...PERFECT FOR GRILLING. EASY LIVING WITH NO HOA ONLY ABOUT 5 MINUTES FROM DOWNTOWN ATHENS.

20. 2026-03-03
    price $222,500 487-char remark

    Show marketing remark (487 chars)

    THIS ONE LEVEL TOWNHOME IS MOVE IN READY. A COVERED FRONT PORCH WELCOMES YOU TO WOOD FLOORS & A VAULTED CEILING IN THE LIVING ROOM. A LARGE DINING ROOM LEADS INTO THE GALLEY KITCHEN WITH ALL THE APPLIANCES INCLUDED. THE LARGE PRIMARY BEDROOM HAS 3 CLOSETS, A PRIVATE FULL BATH AND ACCESS TO THE MUDROOM LEADING TO THE GARAGE. THERE IS A 2 CAR GARAGE IN THE BACK AND A SMALL PRIVATE PATIO AREA...PERFECT FOR GRILLING. EASY LIVING WITH NO HOA ONLY ABOUT 5 MINUTES FROM DOWNTOWN ATHENS.

21. 2025-11-07
    listed $225,000 Active 487-char remark

    Show marketing remark (487 chars)

    THIS ONE LEVEL TOWNHOME IS MOVE IN READY. A COVERED FRONT PORCH WELCOMES YOU TO WOOD FLOORS & A VAULTED CEILING IN THE LIVING ROOM. A LARGE DINING ROOM LEADS INTO THE GALLEY KITCHEN WITH ALL THE APPLIANCES INCLUDED. THE LARGE PRIMARY BEDROOM HAS 3 CLOSETS, A PRIVATE FULL BATH AND ACCESS TO THE MUDROOM LEADING TO THE GARAGE. THERE IS A 2 CAR GARAGE IN THE BACK AND A SMALL PRIVATE PATIO AREA...PERFECT FOR GRILLING. EASY LIVING WITH NO HOA ONLY ABOUT 5 MINUTES FROM DOWNTOWN ATHENS.

22. 2021-08-27
    soldstatus $184,900 99-char remark

    Show marketing remark (99 chars)

    3 Br, 2 Bath Townhome....Listed for comp purposes only, house sold before it was put on the market.

23. 2021-08-06
    listed $184,900 99-char remark

    Show marketing remark (99 chars)

    3 Br, 2 Bath Townhome....Listed for comp purposes only, house sold before it was put on the market.

24. 2021-07-16
    soldstatus $184,900
25. 2021-02-03
    soldstatus $145,000
26. 2021-01-22
    soldstatus $145,000 Sold
27. 2021-01-19
    status Pending
28. 2020-12-14
    historical Contingent
29. 2020-12-03
    listed $131,651 Active

ⓘ 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: $629 · $52/mo
• Projected year-2 tax: $898 · $75/mo
• Expected delta: +$269/yr (+$22/mo · 42.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 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: $18,701
• − Mortgage interest: −$12,267
• − Property taxes: −$629
• − Insurance: −$1,095
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$6,371
• Taxable loss: −$4,653
• Est. tax savings @ 24.0%: +$1,117
• After-tax cash flow: $385/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

+69.0% since first listed

13 events — show timeline

• 2026-05-11 Contingent — VMLS
• 2026-05-09 Relisted — VMLS
• 2026-05-07 Contingent — VMLS
• 2026-03-03 Price Changed $222,500 VMLS
• 2025-11-07 Listed $225,000 VMLS
• 2021-08-27 Sold (MLS) $184,900 VMLS
• 2021-08-06 Listed $184,900 VMLS
• 2021-07-16 Sold (Public Records) $184,900 Public Records
• 2021-02-03 Sold (Public Records) $145,000 Public Records
• 2021-01-22 Sold (MLS) $145,000 VMLS
• 2021-01-19 Pending — VMLS
• 2020-12-14 Contingent — VMLS
• 2020-12-03 Listed $131,651 VMLS

Property tax history

+7.4%/yr

Latest (2025): $629 · +34.7% YoY. Source: county tax records.