22815 Dashwood Ln · Athens, AL 35613

$254,400

4 bd · 2.0 ba · 1,667 sqft · SingleFamily · 83 Days on market

Built 2026 Good condition 6,969 sqft lot $153/sqft · at area comps Est $265k · at est. $33/mo HOA · 2% 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 +11.6/30.0
• ARV discount +9.3/15.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.5/10.0
• DSCR +3.4/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction-BOOK APPT TODAY! Meet the Ramsey—1,667 sq. ft. of sleek, single-level living designed for your maximum comfort. The heart of the home is a spacious family room that connects to a sleek kitchen and cozy dining area—perfect for everyday living or weekend entertaining. The owner’s suite is tucked away for privacy, featuring a roomy owner's suite and a large walk-in closet. Three additional bedrooms provide flexibility for guests and/or office space. A 2-car garage and centrally located laundry room complete this beautifully balanced home.

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $254k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-77 ($-923/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (14.7% below list).
• Recommended offer: $217k (14.7% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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: Julian Newman Elementary School (math 42% / reading 57%, grade D, #121 of 627 statewide, top 21%, 371 students, 43% 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: 821 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 $8k 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 83 days — a 6% lower offer ($239k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,990 (14.7% 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 83 days. Have you received any prior offers? Is the seller open to a 15% 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: 0.85% ✗
• Cap rate: 5.93%
• Cash-on-cash: -1.30%
• DSCR: 0.94
• GRM: 9.8

CMA / ARV

• ARV (median comp): $264,760
• List price: $254,400
• Delta: -3.91%
• 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
22755 Dashwood Ln	0.07mi	4/2.0	1,667 (0%)	1mo	$255,400	$153	96
22719 Dashwood Ln	0.11mi	4/2.0	1,667 (0%)	3mo	$253,650	$152	93
16656 Maggie Ct	0.15mi	4/2.0	1,667 (0%)	3mo	$264,400	$159	90
22779 Dashwood Ln	0.04mi	4/2.5	1,753 (+5%)	1mo	$245,000	$140	87
22829 Dashwood Ln	0.02mi	4/2.5	1,891 (+13%)	0mo	$274,150	$145	74
22733 Dashwood Ln	0.09mi	3/2.0 (-1)	1,474 (-12%)	2mo	$243,400	$165	70
22725 Dashwood Ln	0.09mi	4/2.5	1,891 (+13%)	2mo	$276,650	$146	69
22268 Merlot Dr	0.29mi	3/2.0 (-1)	1,513 (-9%)	1mo	$260,000	$172	65
22623 Dashwood Ln	0.14mi	3/2.0 (-1)	1,474 (-12%)	6mo	$240,000	$163	64
16670 Maggie Ct	0.15mi	4/2.5	1,891 (+13%)	8mo	$314,900	$167	62
16358 Oakdale Rd	0.67mi	4/2.0	1,692 (+2%)	7mo	$330,000	$195	60
22526 Oakdale Ridge Ln	0.61mi	3/2.0 (-1)	1,486 (-11%)	7mo	$268,000	$180	43

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-46,067
• Equity at exit: $37,932

10-year hold

• IRR: -10.7%
• Equity multiple: 0.35×
• Total profit: $-46,204
• Equity at exit: $21,996

Cash invested: $71,232 (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: 821
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,170 high
• Mortgage (P&I): −$1,334
• Tax est. 1.5%: −$318 /mo · $3,816/yr
• Insurance: −$106
• HOA: −$33
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-77

Break-even live

Break-even rent $2,267

Max offer price $243,275

Occupancy floor 99%

Sensitivity live

Price	-10% $99	-5% $11	+0% $-77	+5% $-165	+10% $-253
Rent	-10% $-248	-5% $-163	+0% $-77	+5% $9	+10% $95
Rate	-1.0pp $51	-0.5pp $-12	base $-77	+0.5pp $-143	+1.0pp $-210

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: $63,600
• Closing costs: $7,632
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22779 Dashwood Ln Unit 20 Athens, AL	4.0	2.5	1753	$2,100	$1.20	25d	1	0.02mi
22755 Dashwood Ln Athens, AL	4.0	2.0	1667	$2,100	$1.26	25d	1	0.05mi
22733 Dashwood Ln Athens, AL	3.0	2.0	1474	$1,750	$1.19	25d	1	0.07mi
22173 Ewell St Athens, AL	4.0	1.0	1125	$1,400	$1.24	25d	1	0.82mi
22959 Oakdale Ridge Ln Athens, AL	3.0	2.0	1660	$1,795	$1.08	45d	1	0.91mi
21424 Old Poseidon Ln Unit 21424 Athens, AL	3.0	2.5	1576	$1,720	$1.09	16d	1	1.13mi
16305 Athens-Limestone Blvd Athens, AL	1.0–3.0	1.0–2.0	1046	$1,700	$1.62	16d	18	1.32mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 17 events

1. 2026-06-21
   days on market $254,400 Active 83 DOM
2. 2026-06-18
   days on market $254,400 Active 80 DOM
3. 2026-06-17
   days on market $254,400 Active 79 DOM
4. 2026-06-16
   days on market $254,400 Active 78 DOM
5. 2026-06-15
   days on market $254,400 Active 77 DOM
6. 2026-06-14
   days on market $254,400 Active 75 DOM
7. 2026-06-10
   days on market $254,400 Active 72 DOM
8. 2026-06-09
   days on market $254,400 Active 71 DOM
9. 2026-06-08
   days on market $254,400 Active 70 DOM
10. 2026-06-07
    days on market $254,400 Active 69 DOM
11. 2026-06-05
    days on market $254,400 Active 66 DOM
12. 2026-06-03
    days on market $254,400 Active 65 DOM
13. 2026-06-02
    days on market $254,400 Active 64 DOM
14. 2026-06-01
    days on market $254,400 Active 63 DOM
15. 2026-05-31
    days on market $254,400 Active 62 DOM
16. 2026-05-30
    days on market $254,400 Active 61 DOM
17. 2026-03-30
    listed $254,400 Active 578-char remark

    Show marketing remark (578 chars)

    Under Construction-BOOK APPT TODAY! Meet the Ramsey—1,667 sq. ft. of sleek, single-level living designed for your maximum comfort. The heart of the home is a spacious family room that connects to a sleek kitchen and cozy dining area—perfect for everyday living or weekend entertaining. The owner’s suite is tucked away for privacy, featuring a roomy owner's suite and a large walk-in closet. Three additional bedrooms provide flexibility for guests and/or office space. A 2-car garage and centrally located laundry room complete this beautifully balanced home.

ⓘ 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 · 17 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: $26,039
• − Mortgage interest: −$14,250
• − Property taxes: −$3,816
• − Insurance: −$1,272
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − HOA: −$396
• − Depreciation: −$7,401
• Taxable loss: −$5,262
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $340/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 · 10 photos

Good 80/100 None rehab

This single-family home is in excellent condition with modern finishes and a well-maintained exterior. It offers a good investment opportunity with potential for value enhancement through minor updates.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value
• Both Adding smart home features — Modern technology can increase both resale and rental appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both Landscaping improvements — A well-maintained yard can increase both resale and rental value ↑
• Both Adding smart home features — Modern technology can increase both resale and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 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

1 event — show timeline

• 2026-03-30 Listed $254,400 VMLS