The McGinnis Plan · Athens, AL 35613

$275,990

4 bd · 2.5 ba · 2,372 sqft · SingleFamily · 457 Days on market

Good condition

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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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The McGinnis is a two-story plan with a welcoming wide entry leading to a traditional dining room perfect for entertaining. The kitchen and family room live to the rear of the home, with convenient access to the yard. Upstairs, you'll find the spacious owner's suite and three secondary bedrooms, each with walk-in closets. A large secondary bathroom and ample laundry room are located off the open loft. For flexible living, a study or fifth bedroom and full bath are optional on the first floor.

Key facts

• Access to the yard
• Walk-in closets
• Wide entry

Tags

• WIDE ENTRY
• TRADITIONAL DINING ROOM
• KITCHEN AND FAMILY ROOM
• ACCESS TO THE YARD
• OWNER'S SUITE
• WALK-IN CLOSETS

🏗️ New construction. The $275,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $294,720.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $276k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (15.1% below list).
• Recommended offer: $234k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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.
• Zoned schools: Creekside Elementary School (math 42% / reading 66%, grade C, #96 of 627 statewide, top 16%, 560 students, 41% FRL) — zoned schools at 41% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 32% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Limestone County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 1309 active listings in the ZIP; 2 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 $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 457 days — a 12% lower offer ($243k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $234,304 (15.1% 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 457 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $294,720
• List price: $275,990
• Delta: -6.36%
• 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
19897 Wicklow Cir	0.24mi	4/2.5	2,372 (0%)	1mo	$292,200	$123	88
18955 Wicklow Cir	0.34mi	4/2.5	2,336 (-2%)	0mo	$319,900	$137	81
25689 Finchley Dr	0.26mi	5/3.0 (+1)	2,372 (0%)	5mo	$313,975	$132	77
18962 Wicklow Cir	0.35mi	4/2.5	2,304 (-3%)	4mo	$289,900	$126	76
19018 Wicklow Cir	0.40mi	4/2.5	2,304 (-3%)	2mo	$297,500	$129	75
19926 Wicklow Cir	0.22mi	4/2.5	2,565 (+8%)	2mo	$335,655	$131	75
18967 Wicklow Cir	0.35mi	4/3.0	2,503 (+6%)	1mo	$319,900	$128	72
25664 Finchley Dr	0.27mi	3/2.5 (-1)	2,231 (-6%)	3mo	$293,495	$132	70
19947 Wicklow Cir	0.19mi	4/2.5	2,053 (-13%)	2mo	$285,000	$139	67
19963 Wicklow Cir	0.67mi	4/2.5	2,372 (0%)	4mo	$316,642	$133	66
18876 Wicklow Cir	0.27mi	5/3.0 (+1)	2,092 (-12%)	1mo	$285,000	$136	60
18970 Wicklow Cir	0.36mi	5/3.0 (+1)	2,092 (-12%)	1mo	$325,900	$156	56

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: -20.8%
• Equity multiple: 0.28×
• Total profit: $-59,552
• Equity at exit: $43,944

10-year hold

• IRR: -14.1%
• Equity multiple: 0.19×
• Total profit: $-66,946
• Equity at exit: $25,482

Cash invested: $82,522 (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: 46 active · 31 under contract
• Months of supply: 11.0 mo (9%/mo absorbed)
• Median asking: $304,995 ($141/sqft)
• Median days on market: 344 d
• This list price: 22% of active listings are priced below it
• ARV vs active asking: -11.7% vs 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: 1309
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,343 medium
• Mortgage (P&I): −$1,546
• Tax est. 1.5%: −$368 /mo · $4,421/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $-186

Break-even live

Break-even rent $2,578

Max offer price $267,843

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-84	+0% $-186	+5% $-288	+10% $-389
Rent	-10% $-371	-5% $-278	+0% $-186	+5% $-93	+10% $-1
Rate	-1.0pp $-37	-0.5pp $-111	base $-186	+0.5pp $-262	+1.0pp $-340

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: $73,680
• Closing costs: $8,842
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18876 Wicklow Cir Athens, AL	5.0	2.5	2092	$2,075	$0.99	0d	1	0.27mi
27043 Copeland Rd Athens, AL	4.0	2.0	2415	$1,795	$0.74	155d	1	1.23mi

Listing history 50 events

1. 2026-11-08
   days on market $275,990 Active 457 DOM
2. 2026-11-07
   days on market $275,990 Active 456 DOM
3. 2026-11-06
   days on market $275,990 Active 455 DOM
4. 2026-11-05
   days on market $275,990 Active 454 DOM
5. 2026-11-04
   days on market $275,990 Active 453 DOM
6. 2026-11-02
   days on market $275,990 Active 451 DOM
7. 2026-11-01
   days on market $275,990 Active 450 DOM
8. 2026-10-31
   days on market $275,990 Active 449 DOM
9. 2026-10-30
   days on market $275,990 Active 448 DOM
10. 2026-10-29
    days on market $275,990 Active 447 DOM
11. 2026-10-28
    days on market $275,990 Active 446 DOM
12. 2026-10-27
    days on market $275,990 Active 445 DOM
13. 2026-10-26
    days on market $275,990 Active 444 DOM
14. 2026-10-26
    days on market $275,990 Active 443 DOM
15. 2026-10-24
    days on market $275,990 Active 442 DOM
16. 2026-10-23
    days on market $275,990 Active 441 DOM
17. 2026-10-22
    days on market $275,990 Active 440 DOM
18. 2026-10-21
    days on market $275,990 Active 439 DOM
19. 2026-10-20
    days on market $275,990 Active 438 DOM
20. 2026-10-19
    days on market $275,990 Active 437 DOM
21. 2026-10-18
    days on market $275,990 Active 436 DOM
22. 2026-10-17
    days on market $275,990 Active 435 DOM
23. 2026-10-16
    days on market $275,990 Active 434 DOM
24. 2026-10-15
    days on market $275,990 Active 433 DOM
25. 2026-10-14
    days on market $275,990 Active 432 DOM
26. 2026-10-13
    days on market $275,990 Active 431 DOM
27. 2026-10-12
    days on market $275,990 Active 430 DOM
28. 2026-10-11
    days on market $275,990 Active 429 DOM
29. 2026-10-10
    days on market $275,990 Active 428 DOM
30. 2026-10-09
    days on market $275,990 Active 427 DOM
31. 2026-10-08
    days on market $275,990 Active 426 DOM
32. 2026-10-07
    days on market $275,990 Active 425 DOM
33. 2026-10-06
    days on market $275,990 Active 424 DOM
34. 2026-10-05
    days on market $275,990 Active 423 DOM
35. 2026-10-04
    days on market $275,990 Active 422 DOM
36. 2026-10-04
    days on market $275,990 Active 421 DOM
37. 2026-10-02
    days on market $275,990 Active 420 DOM
38. 2026-10-01
    days on market $275,990 Active 419 DOM
39. 2026-09-30
    days on market $275,990 Active 418 DOM
40. 2026-09-29
    days on market $275,990 Active 417 DOM
41. 2026-09-28
    days on market $275,990 Active 416 DOM
42. 2026-09-27
    days on market $275,990 Active 415 DOM
43. 2026-09-25
    days on market $275,990 Active 413 DOM
44. 2026-09-24
    days on market $275,990 Active 412 DOM
45. 2026-09-23
    days on market $275,990 Active 411 DOM
46. 2026-09-22
    days on market $275,990 Active 410 DOM
47. 2026-09-21
    days on market $275,990 Active 409 DOM
48. 2026-09-20
    days on market $275,990 Active 408 DOM
49. 2026-09-19
    days on market $275,990 Active 407 DOM
50. 2026-09-18
    days on market $275,990 Active 406 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $28,116
• − Mortgage interest: −$16,509
• − Property taxes: −$4,421
• − Insurance: −$1,474
• − Repairs & maintenance: −$2,249
• − Management: −$2,249
• − Depreciation: −$8,574
• Taxable loss: −$7,359
• Est. tax savings @ 24.0%: +$1,766
• After-tax cash flow: $-463/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 · 13 photos

Good 80/100 None rehab

The McGinnis Plan is a well-maintained two-story home with good exterior and interior condition. It has a good roof, siding, and paint. The home is move-in ready and can be enhanced with fresh paint, window treatments, and smart home devices to increase its value.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Replace window treatments — Fresh window treatments can improve the home's curb appeal and energy efficiency ↑
• Resale Upgrade lighting fixtures — Modern lighting fixtures can enhance the home's curb appeal and energy efficiency ↑
• Rental Install smart home devices — Smart home devices can attract renters and improve energy efficiency ↑

D Composite school gradezoned avg 54/100

Zoned Schools

Elementary Creekside Elementary School C AL #96/627 Nat'l #10,700/41,679

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%
• 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

Price history

+2.2% since first listed

5 events — show timeline

• 2026-05-01 Price Changed $281,900 Zillow
• 2026-03-17 Price Changed $279,900 Zillow
• 2026-02-03 Price Changed $277,900 Zillow
• 2026-01-15 Price Changed $276,900 Zillow
• 2025-08-08 Listed $275,900 Zillow