316 Vine St · Athens, AL 35611

$155,000

3 bd · 1.0 ba · 1,433 sqft · SingleFamily public records · 3 Days on market

Built 1950 0.36 ac lot Est $219k · 29% under

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Why this score? — see what drove the C 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +4.0/10.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor Opportunity in Downtown Athens! This 3-bedroom, 2-bath home is full of potential and ideally located in the heart of downtown Athens. Property is being sold AS-IS. T

Key facts

• 0.36 acre lot
• 2 garage spots
• Listed 3 days

Property features AI

Finance

• Other: Subdivision listed as Metes And Bounds
• HOA & community: No homeowners association

Exterior

• Parking: Detached two-car garage; Concrete driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story
• Construction: Vinyl siding; Slab foundation
• Exterior features: Public water; Public sewer; Lot of approximately 0.36 acres

Interior

• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: No heating system listed; No cooling system listed
• Interior features: Gas log fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (9.6% below list).
• Recommended offer: $140k (9.6% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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: Athens Elementary School (math 57% / reading 57%, grade C+, #76 of 627 statewide, top 13%, 408 students, 64% 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: Rents rising (+1.2%/yr); 549 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k 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

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,091 (9.6% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.42%
• Cash-on-cash: 4.01%
• DSCR: 1.18
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $219,249
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
505 1st St	0.19mi	3/2.0	1,527 (+7%)	3mo	$184,900	$121	74
402 S 6th St	0.43mi	3/1.0	1,378 (-4%)	5mo	$165,000	$120	70
804 S Houston St	0.29mi	3/2.0	1,335 (-7%)	6mo	$207,500	$155	66
1203 Houston St S	0.48mi	3/1.0	1,325 (-8%)	5mo	$175,000	$132	61
16645 Aspen Ln	0.69mi	3/2.0	1,479 (+3%)	1mo	$261,285	$177	58
16640 Aspen Ln	0.70mi	3/2.0	1,479 (+3%)	4mo	$257,265	$174	54
1500 Buchanan St	0.67mi	4/2.0 (+1)	1,375 (-4%)	1mo	$209,900	$153	52
16639 Aspen Ln	0.70mi	3/2.0	1,517 (+6%)	2mo	$269,989	$178	52
24490 Colorado Ln	0.72mi	3/2.0	1,375 (-4%)	5mo	$250,990	$183	52
610 Horton St	0.67mi	3/1.0	1,595 (+11%)	0mo	$89,000	$56	50
1308 S Houston St	0.53mi	3/2.0	1,604 (+12%)	4mo	$225,000	$140	48
1506 S Houston St	0.66mi	2/2.0 (-1)	1,553 (+8%)	0mo	$229,900	$148	46

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -11.9%
• Equity multiple: 0.58×
• Total profit: $-18,382
• Equity at exit: $23,111

10-year hold

• IRR: -5.4%
• Equity multiple: 0.68×
• Total profit: $-14,014
• Equity at exit: $13,402

Cash invested: $43,400 (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 35611

• Rents YoY: 1.2%
• Active inventory: 549
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,401 high
• Mortgage (P&I): −$813
• Tax from tax record: −$84 /mo · $1,012/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $145

Break-even live

Break-even rent $1,217

Max offer price $155,000

Occupancy floor 85%

Sensitivity live

Price	-10% $233	-5% $189	+0% $145	+5% $101	+10% $57
Rent	-10% $34	-5% $90	+0% $145	+5% $200	+10% $256
Rate	-1.0pp $223	-0.5pp $184	base $145	+0.5pp $105	+1.0pp $64

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
514 Brownsferry St Athens, AL	3.0	1.0	953	$1,045	$1.10	45d	1	0.12mi
314 Browns Ferry St Athens, AL	3.0	1.0	950	$1,045	$1.10	45d	1	0.26mi
1003 E Washington St Athens, AL	4.0	3.0	1768	$1,600	$0.90	23d	1	0.34mi
100 Henry Dr Athens, AL	2.0–3.0	2.0	1073	$1,249	$1.16	15d	4	0.63mi
710 S Clinton St Athens, AL	1.0–3.0	1.0–2.0	1056	$1,400	$1.33	15d	6	0.73mi
1601 Florence St Athens, AL	3.0	1.0	1260	$1,850	$1.47	45d	1	0.76mi
707 Hine St N Athens, AL	3.0	1.5	1400	$1,450	$1.04	45d	1	0.87mi
19254 Autumn Falls Way Athens, AL	2.0	2.0	1200	$1,469	$1.22	15d	1	0.92mi
19254 Autumn Falls Way Athens, AL	2.0	2.0	1200	$1,239	$1.03	23d	1	0.92mi
426 Rogers St Athens, AL	3.0	2.0	1738	$1,550	$0.89	15d	1	1.11mi
17896 Sallows Dr Athens, AL	3.0	2.0	1450	$1,595	$1.10	25d	1	1.26mi
16129 Cohen Dr Athens, AL	2.0–4.0	2.0–2.5	1650	$1,658	$1.00	15d	9	1.28mi
402 Crutcher Cir Athens, AL	3.0	2.5	1108	$2,000	$1.81	45d	1	1.36mi
17662 Antlers Pass Athens, AL	3.0	2.0	1600	$1,650	$1.03	45d	1	1.39mi
340 French Farms Blvd Athens, AL	1.0–2.0	1.0–2.0	908	$1,330	$1.46	15d	137	1.42mi

Listing history 3 events

1. 2026-06-21
   days on market $155,000 Active 3 DOM
2. 2026-06-18
   remarks 174-char remark
3. 2026-06-18
   listed $155,000 Active 1 DOM

ⓘ 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: $1,012 · $84/mo
• Projected year-2 tax: $1,012 · $84/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 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: $16,811
• − Mortgage interest: −$8,682
• − Property taxes: −$1,012
• − Insurance: −$775
• − Repairs & maintenance: −$1,345
• − Management: −$1,345
• − Depreciation: −$4,509
• Taxable loss: −$857
• Est. tax savings @ 24.0%: +$206
• After-tax cash flow: $1,945/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: 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): 29,969
• Household income: $57,377
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 811.0

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 (66%)
• Race & ethnicity: White 66% Black 17% Hispanic / Latino 10% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 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: ▼ -115.98%
• Current HPI: 185.0264
• Rent YoY: ▲ 1.23%
• 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

• 2026-06-18 Listed $155,000 VMLS

Property tax history

+10.1%/yr

Latest (2025): $1,012 · +12.9% YoY. Source: county tax records.