26402 Nash Ln · Athens, AL 35613

$299,000

4 bd · 2.0 ba · 1,884 sqft · SingleFamily · 99 Days on market

Built 2023 7,840 sqft lot $159/sqft · at area comps Est $306k · at est. $21/mo HOA · 1% of rent

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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 +11.5/30.0
• ARV discount +8.5/15.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely home, move-in ready and PRICED TO SELL. This is the popular DR Horton 4 bedroom/2 bath Cali floor plan. Open concept with ample living areas. Spacious kitchen has large granite top island with plenty of counter space. En-suite primary bedroom with double sinks and separate soaking tub. Ceiling fans with remotes in all bedrooms, gutters and large back yard with privacy fence & gate.

Key facts

• Open concept
• Ceiling fans
• Privacy fence

Tags

• OPEN CONCEPT
• LARGE GRANITE TOP ISLAND
• CEILING FANS
• PRIVACY FENCE

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-99 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (28.8% below list).
• Recommended offer: $213k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 99 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.

Recommended offer $212,979 (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 99 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 5.90%
• Cash-on-cash: -1.42%
• DSCR: 0.94
• GRM: 11.7

CMA / ARV

• ARV (median comp): $305,510
• List price: $299,000
• Delta: -2.13%
• 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
26462 Riparian Dr	0.14mi	3/2.0 (-1)	1,683 (-11%)	0mo	$260,000	$154	71
26469 Old Town Dr	0.15mi	3/2.0 (-1)	2,075 (+10%)	2mo	$393,900	$190	69
26425 Old Town Dr	0.13mi	3/2.0 (-1)	2,075 (+10%)	5mo	$393,900	$190	68
26640 Kyle Ln	0.42mi	4/2.5	2,022 (+7%)	0mo	$315,000	$156	66
26823 Kyle Ln	0.57mi	4/2.0	1,964 (+4%)	2mo	$306,262	$156	65
26797 Kyle Ln	0.55mi	4/2.0	1,964 (+4%)	4mo	$307,074	$156	64
16504 Eden Dr	0.57mi	4/2.0	1,994 (+6%)	4mo	$339,000	$170	60
26594 Pepper Rd	0.24mi	3/2.0 (-1)	1,625 (-14%)	2mo	$320,000	$197	60
16702 Ted Childs Dr	0.70mi	3/2.0 (-1)	1,848 (-2%)	3mo	$301,062	$163	57
16678 Ted Childs Dr	0.67mi	3/2.0 (-1)	1,765 (-6%)	5mo	$291,569	$165	49
26809 Kyle Ln	0.56mi	4/3.0	2,136 (+13%)	3mo	$307,045	$144	45
16694 Ted Childs Dr	0.69mi	4/3.0	2,092 (+11%)	2mo	$318,565	$152	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-54,904
• Equity at exit: $44,582

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-56,514
• Equity at exit: $25,852

Cash invested: $83,720 (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: 11.7×

Monthly cashflow live

• Estimated rent: $2,130 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$68 /mo · $816/yr
• Insurance: −$125
• HOA: −$21
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $-99

Break-even live

Break-even rent $2,255

Max offer price $281,499

Occupancy floor 100%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26491 Riparian Dr Athens, AL	3.0	2.0	1497	$2,200	$1.47	14d	1	0.17mi
16702 Ted Childs Dr Athens, AL	3.0	2.0	1848	$1,950	$1.06	14d	1	0.71mi
16656 Bellewood Dr Athens, AL	3.0	2.0	1830	$1,900	$1.04	44d	1	0.77mi
26333 Kennesaw Bluff Dr Athens, AL	3.0	2.0	1745	$2,000	$1.15	23d	1	0.89mi
15270 Tyler Mill Dr Athens, AL	3.0	2.0	1452	$1,481	$1.02	44d	1	1.00mi
15355 Tyler Mill Dr Athens, AL	3.0	2.5	2558	$1,850	$0.72	44d	1	1.07mi
15395 Mill Valley Dr Athens, AL	3.0	2.0	1480	$1,550	$1.05	14d	1	1.09mi
16774 Mulberry Ln Athens, AL	4.0	3.0	2421	$2,150	$0.89	23d	1	1.15mi
15589 Ruthie Lynn Dr Athens, AL	4.0	3.0	1942	$1,995	$1.03	23d	1	1.25mi
15581 Ruthie Lynn Dr Athens, AL	4.0	2.0	2106	$1,870	$0.89	14d	1	1.26mi

HOA detail

• Monthly dues: $21 · $252/yr

Listing history 11 events

1. 2026-06-09
   days on market $299,000 Active 99 DOM
2. 2026-06-08
   days on market $299,000 Active 98 DOM
3. 2026-06-07
   days on market $299,000 Active 97 DOM
4. 2026-06-05
   days on market $299,000 Active 94 DOM
5. 2026-06-03
   days on market $299,000 Active 93 DOM
6. 2026-06-02
   days on market $299,000 Active 92 DOM
7. 2026-06-01
   days on market $299,000 Active 91 DOM
8. 2026-05-31
   days on market $299,000 Active 90 DOM
9. 2026-05-30
   days on market $299,000 Active 89 DOM
10. 2026-03-12
    price $299,000 395-char remark

    Show marketing remark (395 chars)

    Lovely home, move-in ready and PRICED TO SELL. This is the popular DR Horton 4 bedroom/2 bath Cali floor plan. Open concept with ample living areas. Spacious kitchen has large granite top island with plenty of counter space. En-suite primary bedroom with double sinks and separate soaking tub. Ceiling fans with remotes in all bedrooms, gutters and large back yard with privacy fence & gate.

11. 2026-03-02
    listed $300,000 Active 395-char remark

    Show marketing remark (395 chars)

    Lovely home, move-in ready and PRICED TO SELL. This is the popular DR Horton 4 bedroom/2 bath Cali floor plan. Open concept with ample living areas. Spacious kitchen has large granite top island with plenty of counter space. En-suite primary bedroom with double sinks and separate soaking tub. Ceiling fans with remotes in all bedrooms, gutters and large back yard with privacy fence & gate.

ⓘ 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: $816 · $68/mo
• Projected year-2 tax: $1,226 · $102/mo
• Expected delta: +$410/yr (+$34/mo · 50.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,557
• − Mortgage interest: −$16,749
• − Property taxes: −$816
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,045
• − Management: −$2,045
• − HOA: −$252
• − Depreciation: −$8,698
• Taxable loss: −$6,542
• Est. tax savings @ 24.0%: +$1,570
• After-tax cash flow: $381/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

-0.3% since first listed

2 events — show timeline

• 2026-03-12 Price Changed $299,000 VMLS
• 2026-03-02 Listed $300,000 VMLS