Derose IV G Plan · Athens, AL 35613

$262,990

3 bd · 2.0 ba · 1,528 sqft · SingleFamily · 365 Days on market

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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 +6.0/30.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Derose IV G by DSLD Homes is a beautifully designed energy-efficient home offering 1,528 square feet of living space and a total of 2,175 square feet. This spacious floor plan features three bedrooms and two bathrooms, creating the perfect environment for families or individuals seeking both comfort and style. The open floor plan provides a seamless flow between the living, dining, and kitchen areas, creating an inviting space for family gatherings or entertaining guests. The brick and siding exterior offers a timeless and low-maintenance look, while the covered patio extends your living space outdoors, perfect for enjoying the outdoors year-round. The two-car garage provides added convenience and storage. In the master suite, you'll find a double vanity and a generous walk-in closet, creating a serene retreat at the end of your day. With energy-efficient features and modern finishes throughout, the Derose IV G is a home that blends style, functionality, and long-term value.

Key facts

• Trey ceilings
• Granite in kitchen
• Garden tubs

Tags

• GRANITE IN KITCHEN
• RECESSED LIGHTING
• GARDEN TUBS
• TREY CEILINGS
• CERAMIC TILE

🏗️ New construction. The $262,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $323,865.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $263k.

Deal economics

• At list price, monthly cash flow is $-618 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (10.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (22.0% below list).
• Recommended offer: $205k (22.0% 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.
• 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.
• Market conditions: 806 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $10k 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 365 days — a 12% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.

Recommended offer $205,103 (22.0% 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 365 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.63% ✗
• Cap rate: 4.00%
• Cash-on-cash: -8.18%
• DSCR: 0.64
• GRM: 13.2

CMA / ARV

• ARV (median comp): $323,865
• List price: $262,990
• Delta: -18.80%
• 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
16683 Ted Childs Dr	0.29mi	3/2.0	1,528 (0%)	3mo	$268,055	$175	84
16714 Ted Childs Dr	0.26mi	3/2.0	1,495 (-2%)	1mo	$269,231	$180	84
16703 Ted Childs Dr	0.27mi	3/2.0	1,569 (+3%)	1mo	$273,020	$174	82
16686 Ted Childs Dr	0.29mi	3/2.0	1,569 (+3%)	2mo	$278,330	$177	80
16675 Ted Childs Dr	0.30mi	3/2.0	1,495 (-2%)	5mo	$264,038	$177	78
16577 Ted Childs Dr	0.39mi	3/2.0	1,517 (-1%)	7mo	$271,917	$179	75
16585 Ted Childs Dr	0.39mi	3/2.0	1,569 (+3%)	6mo	$277,939	$177	72
16695 Ted Childs Dr	0.28mi	3/2.0	1,375 (-10%)	3mo	$252,235	$183	68
16593 Ted Childs Dr	0.39mi	3/2.0	1,660 (+9%)	6mo	$280,305	$169	62
17687 Cabernet St	0.75mi	3/2.0	1,517 (-1%)	5mo	$271,990	$179	60
16724 Sandy Ln	0.61mi	3/2.0	1,400 (-8%)	2mo	$259,900	$186	56
17656 Cabernet St	0.71mi	4/2.0 (+1)	1,590 (+4%)	6mo	$276,990	$174	50

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: -30.7%
• Equity multiple: -0.01×
• Total profit: $-91,800
• Equity at exit: $48,289

10-year hold

• IRR: -33.1%
• Equity multiple: -0.44×
• Total profit: $-130,482
• Equity at exit: $28,002

Cash invested: $90,682 (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 35613

• Home prices YoY: -33.9%
• Active inventory: 806
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,051 high
• Mortgage (P&I): −$1,698
• Tax est. 1.5%: −$405 /mo · $4,858/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-618

Break-even live

Break-even rent $2,833

Max offer price $234,462

Occupancy floor —

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: $80,966
• Closing costs: $9,716
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26333 Kennesaw Bluff Dr Athens, AL	3.0	2.0	1745	$2,000	$1.15	23d	1	0.13mi
16702 Ted Childs Dr Athens, AL	3.0	2.0	1848	$1,950	$1.06	14d	1	0.30mi
16656 Bellewood Dr Athens, AL	3.0	2.0	1830	$1,900	$1.04	43d	1	0.43mi
26491 Riparian Dr Athens, AL	3.0	2.0	1497	$2,200	$1.47	14d	1	0.87mi
26950 Pepper Rd Unit B Athens, AL	2.0	1.0	1050	$1,400	$1.33	43d	1	1.34mi

Listing history 18 events

1. 2026-06-18
   days on market $262,990 Active 365 DOM
2. 2026-06-17
   days on market $262,990 Active 364 DOM
3. 2026-06-16
   days on market $262,990 Active 363 DOM
4. 2026-06-15
   days on market $262,990 Active 362 DOM
5. 2026-06-14
   days on market $262,990 Active 360 DOM
6. 2026-06-10
   days on market $262,990 Active 357 DOM
7. 2026-06-09
   days on market $262,990 Active 356 DOM
8. 2026-06-08
   days on market $262,990 Active 355 DOM
9. 2026-06-07
   days on market $262,990 Active 354 DOM
10. 2026-06-05
    days on market $262,990 Active 351 DOM
11. 2026-06-03
    days on market $262,990 Active 350 DOM
12. 2026-06-02
    days on market $262,990 Active 349 DOM
13. 2026-06-01
    days on market $262,990 Active 348 DOM
14. 2026-05-31
    days on market $262,990 Active 347 DOM
15. 2026-05-30
    days on market $262,990 Active 346 DOM
16. 2025-12-18
    status Active 993-char remark

    Show marketing remark (993 chars)

    The Derose IV G by DSLD Homes is a beautifully designed energy-efficient home offering 1,528 square feet of living space and a total of 2,175 square feet. This spacious floor plan features three bedrooms and two bathrooms, creating the perfect environment for families or individuals seeking both comfort and style. The open floor plan provides a seamless flow between the living, dining, and kitchen areas, creating an inviting space for family gatherings or entertaining guests. The brick and siding exterior offers a timeless and low-maintenance look, while the covered patio extends your living space outdoors, perfect for enjoying the outdoors year-round. The two-car garage provides added convenience and storage. In the master suite, you'll find a double vanity and a generous walk-in closet, creating a serene retreat at the end of your day. With energy-efficient features and modern finishes throughout, the Derose IV G is a home that blends style, functionality, and long-term value.

17. 2025-01-30
    historical 993-char remark

    Show marketing remark (993 chars)

    The Derose IV G by DSLD Homes is a beautifully designed energy-efficient home offering 1,528 square feet of living space and a total of 2,175 square feet. This spacious floor plan features three bedrooms and two bathrooms, creating the perfect environment for families or individuals seeking both comfort and style. The open floor plan provides a seamless flow between the living, dining, and kitchen areas, creating an inviting space for family gatherings or entertaining guests. The brick and siding exterior offers a timeless and low-maintenance look, while the covered patio extends your living space outdoors, perfect for enjoying the outdoors year-round. The two-car garage provides added convenience and storage. In the master suite, you'll find a double vanity and a generous walk-in closet, creating a serene retreat at the end of your day. With energy-efficient features and modern finishes throughout, the Derose IV G is a home that blends style, functionality, and long-term value.

18. 2024-07-30
    listed $262,990 Active 993-char remark

    Show marketing remark (993 chars)

    The Derose IV G by DSLD Homes is a beautifully designed energy-efficient home offering 1,528 square feet of living space and a total of 2,175 square feet. This spacious floor plan features three bedrooms and two bathrooms, creating the perfect environment for families or individuals seeking both comfort and style. The open floor plan provides a seamless flow between the living, dining, and kitchen areas, creating an inviting space for family gatherings or entertaining guests. The brick and siding exterior offers a timeless and low-maintenance look, while the covered patio extends your living space outdoors, perfect for enjoying the outdoors year-round. The two-car garage provides added convenience and storage. In the master suite, you'll find a double vanity and a generous walk-in closet, creating a serene retreat at the end of your day. With energy-efficient features and modern finishes throughout, the Derose IV G is a home that blends style, functionality, and long-term value.

ⓘ 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: $24,612
• − Mortgage interest: −$18,141
• − Property taxes: −$4,858
• − Insurance: −$1,619
• − Repairs & maintenance: −$1,969
• − Management: −$1,969
• − Depreciation: −$9,422
• Taxable loss: −$13,366
• Est. tax savings @ 24.0%: +$3,208
• After-tax cash flow: $-4,206/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: 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

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 · 80,439 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: 118.0

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 (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%

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

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

3 events — show timeline

• 2025-12-18 Relisted — Zillow
• 2025-01-30 Delisted — Zillow
• 2024-07-30 Listed $262,990 Zillow