20136 Hillsborough St · Athens, AL 35613

$253,900

3 bd · 2.0 ba · 1,484 sqft · SingleFamily · 82 Days on market

Good condition 10,454 sqft lot Garage $171/sqft · 11% below area Est $286k · 11% under $17/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).

• ARV discount +12.6/15.0
• Cash flow +6.9/30.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction- * * * * COMING SOON * * * * Discover the charm of one-level living with this open-concept home! From The Asheville's large, kitchen island overlooking the family room to its isolated Master Bedroom, we've designed this home with you in mind. The three bedrooms offer plenty of space for you and your guests. And outside, the covered back porch extends your leisure time to the outdoors, ensuring that you've got the space to kick back and relax after work.

Key facts

• Large kitchen island
• One level living
• Open concept home

Tags

• ONE LEVEL LIVING
• OPEN CONCEPT HOME
• LARGE KITCHEN ISLAND
• ISOLATED MASTER BEDROOM
• COVERED BACK PORCH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $254k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-382 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (30.7% below list).
• Recommended offer: $176k (30.7% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.5% in Athens — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Piney Chapel Elementary School (math 27% / reading 57%, grade F, #213 of 627 statewide, top 37%, 203 students, 75% FRL); Elkmont High School (math 9% / reading 34%, grade F, #156 of 305 statewide, top 52%, 643 students, 61% FRL) — zoned schools average 68% FRL vs 40% district-wide (28 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 1031 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 82 days — a 6% lower offer ($239k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,845 (30.7% 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 82 days. Have you received any prior offers? Is the seller open to a 31% 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: 0.69% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.46%
• DSCR: 0.71
• GRM: 12.0

CMA / ARV

• ARV (median comp): $286,000
• List price: $253,900
• Delta: -11.22%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20109 Hillsborough St	0.04mi	3/2.0	1,484 (0%)	6mo	$251,292	$169	93
20112 Hillsborough St	0.03mi	3/2.0	1,620 (+9%)	3mo	$250,000	$154	81
22601 Quarry Rd	0.07mi	3/2.0	1,837 (+24%)	6mo	$309,000	$168	67
19576 Looney Rd	0.77mi	3/2.0	1,576 (+6%)	2mo	$286,000	$181	53
21233 Bean Rd	1.27mi	3/2.0	1,498 (+1%)	13mo	$220,000	$147	52
20014 Elkton Rd	1.28mi	3/2.0	1,632 (+10%)	4mo	$175,000	$107	45
21125 Myrtlewood Dr	1.26mi	4/1.0 (+1)	1,390 (-6%)	8mo	$203,000	$146	39
21399 Yarbrough Rd	1.24mi	3/2.0	1,400 (-6%)	21mo	$239,900	$171	38
21911 Pinebrook Dr	1.02mi	3/2.0	1,755 (+18%)	12mo	$270,000	$154	30
1820 Lindsay Ln N	1.30mi	3/2.0	1,278 (-14%)	16mo	$217,000	$170	29
21214 Myrtlewood Dr	1.32mi	3/1.0	1,152 (-22%)	11mo	$160,000	$139	26
21317 Myrtlewood Dr	1.20mi	3/1.0	1,125 (-24%)	16mo	$170,000	$151	23

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: -27.4%
• Equity multiple: 0.08×
• Total profit: $-65,465
• Equity at exit: $37,857

10-year hold

• IRR: -25.5%
• Equity multiple: -0.24×
• Total profit: $-88,223
• Equity at exit: $21,953

Cash invested: $71,092 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 2 under contract
• Months of supply: 7.5 mo (13%/mo absorbed)
• Median asking: $248,900 ($168/sqft)
• Median days on market: 243 d
• This list price: 80% of active listings are priced below it
• ARV vs active asking: +14.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35613

• Home prices YoY: -33.9%
• Active inventory: 1031
• Price-to-rent: 12.0×

Monthly cashflow live

• Estimated rent: $1,758 medium
• Mortgage (P&I): −$1,331
• Tax est. 1.5%: −$317 /mo · $3,808/yr
• Insurance: −$106
• HOA: −$17
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $-382

Break-even live

Break-even rent $2,243

Max offer price $198,556

Occupancy floor —

Sensitivity live

Price	-10% $-207	-5% $-295	+0% $-382	+5% $-470	+10% $-558
Rent	-10% $-521	-5% $-452	+0% $-382	+5% $-313	+10% $-244
Rate	-1.0pp $-255	-0.5pp $-318	base $-382	+0.5pp $-448	+1.0pp $-515

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: $63,475
• Closing costs: $7,617
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19823 Shady Acres Cir Athens, AL	2.0	2.0	900	$1,250	$1.39	70d	1	0.97mi

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $200

Exterior

• Parking: Attached two-car garage
• Utilities: Septic tank
• Home design: Single-family residenceOne-storySlab foundation
• Construction: Vinyl sidingNew construction
• Exterior features: Lot in Chapel Hill subdivisionLot size approximately 0.24 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral cooling
• Interior features: 9 total roomsNew construction

Listing history 50 events

1. 2026-08-08
   days on market $253,900 Active 82 DOM
2. 2026-08-07
   days on market $253,900 Active 81 DOM
3. 2026-08-06
   days on market $253,900 Active 80 DOM
4. 2026-08-05
   days on market $253,900 Active 79 DOM
5. 2026-08-04
   days on market $253,900 Active 78 DOM
6. 2026-08-03
   days on market $253,900 Active 77 DOM
7. 2026-07-31
   days on market $253,900 Active 74 DOM
8. 2026-07-29
   days on market $253,900 Active 72 DOM
9. 2026-07-27
   days on market $253,900 Active 70 DOM
10. 2026-07-25
    days on market $253,900 Active 68 DOM
11. 2026-07-23
    days on market $253,900 Active 66 DOM
12. 2026-07-22
    days on market $253,900 Active 65 DOM
13. 2026-07-21
    days on market $253,900 Active 64 DOM
14. 2026-07-18
    days on market $253,900 Active 61 DOM
15. 2026-07-16
    days on market $253,900 Active 59 DOM
16. 2026-07-16
    days on market $253,900 Active 58 DOM
17. 2026-07-14
    days on market $253,900 Active 57 DOM
18. 2026-07-14
    days on market $253,900 Active 56 DOM
19. 2026-07-12
    days on market $253,900 Active 55 DOM
20. 2026-07-11
    days on market $253,900 Active 54 DOM
21. 2026-07-10
    days on market $253,900 Active 53 DOM
22. 2026-07-09
    days on market $253,900 Active 52 DOM
23. 2026-07-08
    days on market $253,900 Active 51 DOM
24. 2026-07-07
    days on market $253,900 Active 50 DOM
25. 2026-07-06
    days on market $253,900 Active 49 DOM
26. 2026-07-05
    days on market $253,900 Active 48 DOM
27. 2026-07-04
    days on market $253,900 Active 47 DOM
28. 2026-07-03
    days on market $253,900 Active 46 DOM
29. 2026-07-02
    days on market $253,900 Active 45 DOM
30. 2026-07-01
    days on market $253,900 Active 44 DOM
31. 2026-06-30
    days on market $253,900 Active 43 DOM
32. 2026-06-29
    days on market $253,900 Active 42 DOM
33. 2026-06-28
    days on market $253,900 Active 41 DOM
34. 2026-06-28
    days on market $253,900 Active 40 DOM
35. 2026-06-27
    days on market $253,900 Active 39 DOM
36. 2026-06-25
    days on market $253,900 Active 37 DOM
37. 2026-06-23
    days on market $253,900 Active 35 DOM
38. 2026-06-22
    days on market $253,900 Active 34 DOM
39. 2026-06-18
    days on market $253,900 Active 31 DOM
40. 2026-06-17
    days on market $253,900 Active 30 DOM
41. 2026-06-16
    days on market $253,900 Active 29 DOM
42. 2026-06-15
    days on market $253,900 Active 28 DOM
43. 2026-06-14
    days on market $253,900 Active 26 DOM
44. 2026-06-10
    days on market $253,900 Active 23 DOM
45. 2026-06-09
    days on market $253,900 Active 22 DOM
46. 2026-06-08
    days on market $253,900 Active 21 DOM
47. 2026-06-07
    days on market $253,900 Active 20 DOM
48. 2026-06-05
    days on market $253,900 Active 17 DOM
49. 2026-06-03
    days on market $253,900 Active 16 DOM
50. 2026-06-02
    days on market $253,900 Active 15 DOM

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 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: $21,101
• − Mortgage interest: −$14,222
• − Property taxes: −$3,808
• − Insurance: −$1,270
• − Repairs & maintenance: −$1,688
• − Management: −$1,688
• − HOA: −$204
• − Depreciation: −$7,386
• Taxable loss: −$9,165
• Est. tax savings @ 24.0%: +$2,200
• After-tax cash flow: $-2,390/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 · 5 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready and has a good layout with an open-concept design. The home has a good curb appeal and can be further enhanced with landscaping and smart home features.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more buyers or renters. ↑
• Both Add a small outdoor seating area — Expands the living space outdoors and can be used for entertaining guests. ↑
• Both Install smart home features — Improves convenience and can be a selling point for potential buyers or renters. ↑
• Both Paint the exterior — Fresh paint can make the home look more appealing and can be a selling point for potential buyers or renters. ↑

F Composite school gradezoned avg 32/100

Zoned Schools

Elementary Piney Chapel Elementary School F AL #213/627 Nat'l #17,861/41,679 High Elkmont High School F AL #156/305 Nat'l #13,899/17,239

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

B Composite livability gradescore 75/100

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 · 111,441 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: 1% of renters

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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%

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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%

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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

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Industry mix (Fortune 500 HQ in AL)

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

Property features AI

Finance

• HOA & community: Homeowners association with an annual fee of $200

Exterior

• Parking: Attached two-car garage
• Utilities: Septic tank
• Home design: Single-family residenceOne-storySlab foundation
• Construction: Vinyl sidingNew construction
• Exterior features: Lot in Chapel Hill subdivisionLot size approximately 0.24 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral cooling
• Interior features: 9 total roomsNew construction

Price history

+0.0% since first listed

2 events — show timeline

• 2026-05-20 Listed $253,900 Zillow
• 2026-05-18 Listed $253,900 VMLS