13196 Summerfield Dr · Athens, AL 35613

$325,000

4 bd · 3.0 ba · 2,158 sqft · SingleFamily public records · 200 Days on market

Built 2011 0.34 ac lot $151/sqft · 24% below area Est $444k · 27% under $29/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 +15.0/15.0
• Cash flow +8.8/30.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks

SHORT SALE !! You won't want to miss this opportunity, 4BR/3BA full brick home located just minutes from Mazda-Toyota and Amazon! Featuring elegant crown molding , a trey ceiling in the master suite with a whirlpool tub, and granit countertops in the kitchen. The home also includes a spacious side-entry garage and a fully fenced backyard- perfect for relaxing and entertaining. Enjoy access to Legacy Cove's community clubhouse, pool and tennis courts.

Key facts

• Trey ceiling
• Whirlpool tub
• Granite countertops

Tags

• FULL BRICK HOME
• CROWN MOLDING
• TREY CEILING
• WHIRLPOOL TUB
• GRANITE COUNTERTOPS
• SIDE-ENTRY GARAGE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $277k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (34.4% below list).
• Recommended offer: $213k (34.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $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 200 days — a 12% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y ago; this cycle's ask has dropped $60k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $213,269 (34.4% 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 200 days. Have you received any prior offers? Is the seller open to a 34% 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: 0.66% ✗
• Cap rate: 5.30%
• Cash-on-cash: -3.56%
• DSCR: 0.84
• GRM: 12.7

CMA / ARV

• ARV (median comp): $443,557
• List price: $325,000
• Delta: -26.73%
• 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
13399 Summerfield Dr	0.20mi	4/2.0	2,176 (+1%)	9mo	$395,000	$182	78
24722 Delilah Cir	0.49mi	4/3.0	2,031 (-6%)	4mo	$285,000	$140	64
13520 Arbor Rdg	0.60mi	4/3.0	2,263 (+5%)	1mo	$375,000	$166	63
13130 Hidden Valley Dr	0.43mi	3/2.0 (-1)	2,265 (+5%)	3mo	$375,000	$166	60
13026 Breckenridge Dr	0.30mi	4/2.0	2,393 (+11%)	4mo	$419,900	$175	60
25090 Delilah Cir	0.56mi	4/2.0	2,335 (+8%)	1mo	$325,000	$139	55
27998 Cross Gate Dr	0.57mi	4/3.0	2,322 (+8%)	7mo	$380,000	$164	55
13205 Trumpet Dr	0.47mi	3/2.0 (-1)	2,009 (-7%)	8mo	$334,900	$167	51
25104 Delilah Cir	0.56mi	4/2.0	1,884 (-13%)	2mo	$285,000	$151	47
26031 Apple Orchard Ln	0.63mi	3/3.5 (-1)	2,381 (+10%)	0mo	$401,650	$169	46
13697 Callaway Dr	0.61mi	3/2.0 (-1)	2,010 (-7%)	7mo	$356,500	$177	45
13091 Arbor Rdg	0.44mi	3/2.0 (-1)	1,894 (-12%)	8mo	$315,000	$166	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: -22.3%
• Equity multiple: 0.23×
• Total profit: $-70,023
• Equity at exit: $48,459

10-year hold

• IRR: -16.6%
• Equity multiple: 0.08×
• Total profit: $-83,734
• Equity at exit: $28,100

Cash invested: $91,000 (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: 12.7×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$135
• HOA: −$29
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-270

Break-even live

Break-even rent $2,475

Max offer price $277,259

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24809 Delilah Cir Athens, AL	3.0	2.0	1683	$1,800	$1.07	43d	1	0.46mi
25090 Delilah Cir Athens, AL	4.0	2.0	2335	$1,995	$0.85	23d	1	0.57mi
24663 Rolling Vista Dr Athens, AL	3.0	2.0	1448	$1,653	$1.14	14d	1	0.67mi
12804 Hudbug Dr Madison, AL	4.0	2.0	2314	$2,250	$0.97	14d	1	0.88mi
12392 Whitcomb Cir Athens, AL	4.0	2.0	2106	$2,150	$1.02	21d	1	0.89mi
12660 Whitcomb Cir Athens, AL	4.0	2.0	2106	$1,950	$0.93	43d	1	0.90mi
12821 Hudbug Dr Madison, AL	4.0	2.0	2314	$2,300	$0.99	21d	1	0.90mi
12934 Tallulah Dr Madison, AL	4.0	3.0	2058	$2,050	$1.00	43d	1	0.95mi
12786 Juniors Dr Madison, AL	3.0	2.0	1745	$1,995	$1.14	14d	1	0.95mi
13546 Continental Rd Athens, AL	3.0–4.0	2.0–2.5	1771	$2,049	$1.16	14d	2	1.01mi
26159 Valley Ridge Rd Madison, AL	4.0	2.0	1631	$1,845	$1.13	23d	1	1.35mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: pool

Listing history 15 events

1. 2026-06-18
   days on market $325,000 Active 200 DOM
2. 2026-06-17
   days on market $325,000 Active 199 DOM
3. 2026-06-16
   statusdays on market $325,000 Active 198 DOM
4. 2026-03-22
   price $325,000
5. 2025-09-08
   price $355,000
6. 2025-09-01
   listed $385,000 Active
7. 2022-09-14
   soldstatus $374,000
8. 2022-09-09
   soldstatus $374,000 Sold
9. 2022-07-22
   status Pending
10. 2022-06-16
    listed $374,000 Active
11. 2022-04-26
    soldstatus $170,000
12. 2019-04-25
    soldstatus $225,000 Sold
13. 2019-04-25
    soldstatus $225,000
14. 2019-03-26
    historical Contingent
15. 2019-03-21
    listed $239,900 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: $1,036 · $86/mo
• Projected year-2 tax: $1,332 · $111/mo
• Expected delta: +$296/yr (+$25/mo · 28.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,592
• − Mortgage interest: −$18,205
• − Property taxes: −$1,036
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − HOA: −$348
• − Depreciation: −$9,455
• Taxable loss: −$9,171
• Est. tax savings @ 24.0%: +$2,201
• After-tax cash flow: $-1,042/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

+35.5% since first listed

12 events — show timeline

• 2026-03-22 Price Changed $325,000 VMLS
• 2025-09-08 Price Changed $355,000 VMLS
• 2025-09-01 Listed $385,000 VMLS
• 2022-09-14 Sold (Public Records) $374,000 Public Records
• 2022-09-09 Sold (MLS) $374,000 VMLS
• 2022-07-22 Pending — VMLS
• 2022-06-16 Listed $374,000 VMLS
• 2022-04-26 Sold (Public Records) $170,000 Public Records
• 2019-04-25 Sold (Public Records) $225,000 Public Records
• 2019-04-25 Sold (MLS) $225,000 VMLS
• 2019-03-26 Contingent — VMLS
• 2019-03-21 Listed $239,900 VMLS

Property tax history

+5.1%/yr

Latest (2025): $1,036 · +0.5% YoY. Source: county tax records.