22764 Dashwood Ln · Athens, AL 35749

$242,490

3 bd · 2.0 ba · 1,260 sqft · SingleFamily · 50 Days on market

Built 2026 Good condition 7,840 sqft lot Garage $192/sqft · 7% below area Est $260k · 7% under $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).

• ARV discount +10.5/15.0
• Cash flow +10.4/30.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +3.3/10.0
• DSCR +3.0/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks

Under Construction-BOOK APPT TODAY. The Beckman at Southern Springs is a stunning 3-bed, 2-bath single-story home that blends modern flow with everyday function. The open-concept kitchen, dining, and family room create a seamless space for entertaining. Unwind in the private owner’s suite with walk-in closet and luxe en-suite bath. Two additional bedrooms are tucked away with a shared full bath. A 2-car garage and laundry room round out this smart, stylish layout. The Beckman delivers effortless living with a touch of elegance, tour today!

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Built 2026

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $242k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-128 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $224k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (17.5% below list).
• Recommended offer: $200k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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: Rents flat; 790 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $7k 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 50 days — a 3% lower offer ($235k) 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 $200,149 (17.5% 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 50 days. Have you received any prior offers? Is the seller open to a 17% 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. 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: 0.83% ✗
• Cap rate: 5.66%
• Cash-on-cash: -2.26%
• DSCR: 0.90
• GRM: 10.1

CMA / ARV

• ARV (median comp): $260,000
• List price: $242,490
• Delta: -6.73%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22685 Dashwood Ln	0.07mi	3/2.0	1,260 (0%)	7mo	$230,000	$183	91
22733 Dashwood Ln	0.05mi	3/2.0	1,474 (+17%)	4mo	$243,400	$165	70
22623 Dashwood Ln	0.10mi	3/2.0	1,474 (+17%)	8mo	$240,000	$163	64
16690 Maggie Ct	0.15mi	3/2.0	1,474 (+17%)	10mo	$261,900	$178	60
16644 Maggie Ct	0.14mi	3/2.0	1,474 (+17%)	11mo	$259,900	$176	59
22526 Oakdale Ridge Ln	0.65mi	3/2.0	1,486 (+18%)	9mo	$268,000	$180	37
22152 Hood St	0.77mi	3/1.5	1,458 (+16%)	1mo	$219,000	$150	37
113 Ozy Dr	1.07mi	3/2.0	1,459 (+16%)	23mo	$269,900	$185	21

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -22.5%
• Equity multiple: 0.24×
• Total profit: $-51,687
• Equity at exit: $36,156

10-year hold

• IRR: -23.6%
• Equity multiple: -0.06×
• Total profit: $-72,219
• Equity at exit: $20,966

Cash invested: $67,897 (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: 6 active · 3 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $247,695 ($171/sqft)
• Median days on market: 14 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +20.7% above current asking $/sqft

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

ZIP-level market 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 790
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$1,272
• Tax est. 1.5%: −$303 /mo · $3,637/yr
• Insurance: −$101
• HOA: −$33
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-128

Break-even live

Break-even rent $2,163

Max offer price $224,024

Occupancy floor —

Sensitivity live

Price	-10% $40	-5% $-44	+0% $-128	+5% $-211	+10% $-295
Rent	-10% $-286	-5% $-207	+0% $-128	+5% $-49	+10% $31
Rate	-1.0pp $-5	-0.5pp $-66	base $-128	+0.5pp $-190	+1.0pp $-254

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: $60,622
• Closing costs: $7,275
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22733 Dashwood Ln Athens, AL	3.0	2.0	1474	$1,750	$1.19	72d	1	0.06mi
22755 Dashwood Ln Athens, AL	4.0	2.0	1667	$2,100	$1.26	72d	1	0.06mi
22779 Dashwood Ln Unit 20 Athens, AL	4.0	2.5	1753	$2,100	$1.20	72d	1	0.08mi
22173 Ewell St Athens, AL	4.0	1.0	1125	$1,400	$1.24	72d	1	0.78mi
22959 Oakdale Ridge Ln Athens, AL	3.0	2.0	1660	$1,795	$1.08	93d	1	0.93mi
16787 Newby Chapel Rd Unit 10 Athens, AL	2.0	2.0	1000	$1,450	$1.45	63d	1	1.01mi
16769 Newby Chapel Rd Athens, AL	2.0	2.0	1050	$1,450	$1.38	93d	1	1.04mi
21424 Old Poseidon Ln Unit 21424 Athens, AL	3.0	2.5	1576	$1,720	$1.09	63d	1	1.15mi
16305 Athens-Limestone Blvd Athens, AL	1.0–3.0	1.0–2.0	1046	$1,700	$1.62	63d	18	1.34mi

Property features AI

Finance

• Other: Living area approximately 1,260 square feetSubdivision: Whispering WoodsDirections: From Hwy 72, north on Wall Triana Hwy for 7.5 miles; left on Greyhound Lane to Labrador Lane.
• HOA & community: Homeowners association with $400 annual fee

Exterior

• Parking: Attached two-car garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceNew construction (2026)Two-storyEntry level not specified
• Construction: Vinyl sidingSlab foundation
• Exterior features: Public waterPublic sewerLot in Whispering Woods subdivisionApproximately 0.18-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral cooling
• Interior features: 10 total roomsTwo levels

Listing history 50 events

1. 2026-08-08
   days on market $242,490 Active 50 DOM
2. 2026-08-07
   days on market $242,490 Active 49 DOM
3. 2026-08-06
   days on market $242,490 Active 48 DOM
4. 2026-08-05
   days on market $242,490 Active 47 DOM
5. 2026-08-04
   days on market $242,490 Active 46 DOM
6. 2026-08-03
   days on market $242,490 Active 45 DOM
7. 2026-07-31
   days on market $242,490 Active 42 DOM
8. 2026-07-29
   days on market $242,490 Active 40 DOM
9. 2026-07-27
   days on market $242,490 Active 38 DOM
10. 2026-07-25
    days on market $242,490 Active 36 DOM
11. 2026-07-23
    days on market $242,490 Active 34 DOM
12. 2026-07-22
    days on market $242,490 Active 33 DOM
13. 2026-07-21
    days on market $242,490 Active 32 DOM
14. 2026-07-18
    days on market $242,490 Active 29 DOM
15. 2026-07-16
    days on market $242,490 Active 27 DOM
16. 2026-07-16
    days on market $242,490 Active 26 DOM
17. 2026-07-14
    days on market $242,490 Active 25 DOM
18. 2026-07-14
    days on market $242,490 Active 24 DOM
19. 2026-07-12
    days on market $242,490 Active 23 DOM
20. 2026-07-11
    days on market $242,490 Active 22 DOM
21. 2026-07-10
    days on market $242,490 Active 21 DOM
22. 2026-07-09
    days on market $242,490 Active 20 DOM
23. 2026-07-08
    days on market $242,490 Active 19 DOM
24. 2026-07-07
    days on market $242,490 Active 18 DOM
25. 2026-07-06
    days on market $242,490 Active 17 DOM
26. 2026-07-05
    days on market $242,490 Active 16 DOM
27. 2026-07-04
    days on market $242,490 Active 15 DOM
28. 2026-07-03
    days on market $242,490 Active 14 DOM
29. 2026-07-02
    days on market $242,490 Active 13 DOM
30. 2026-07-01
    days on market $242,490 Active 12 DOM
31. 2026-06-30
    days on market $242,490 Active 11 DOM
32. 2026-06-29
    days on market $242,490 Active 10 DOM
33. 2026-06-28
    days on market $242,490 Active 9 DOM
34. 2026-06-27
    days on market $242,490 Active 7 DOM
35. 2026-06-25
    days on market $242,490 Active 5 DOM
36. 2026-06-23
    days on market $242,490 Active 3 DOM
37. 2026-06-21
    remarks 545-char remark
38. 2026-06-21
    days on marketlisting id $242,490 Active 2 DOM
39. 2026-06-18
    days on market $242,490 Active 16 DOM
40. 2026-06-17
    days on market $242,490 Active 15 DOM
41. 2026-06-16
    days on market $242,490 Active 14 DOM
42. 2026-06-15
    days on market $242,490 Active 13 DOM
43. 2026-06-14
    days on market $242,490 Active 11 DOM
44. 2026-06-10
    days on market $242,490 Active 8 DOM
45. 2026-06-09
    days on market $242,490 Active 7 DOM
46. 2026-06-08
    days on market $242,490 Active 6 DOM
47. 2026-06-07
    days on market $242,490 Active 5 DOM
48. 2026-06-05
    days on market $242,490 Active 2 DOM
49. 2026-06-03
    remarks 380-char remark
50. 2026-06-03
    listed $242,490 Active 1 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 · 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: $24,018
• − Mortgage interest: −$13,583
• − Property taxes: −$3,637
• − Insurance: −$1,212
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − HOA: −$396
• − Depreciation: −$7,054
• Taxable loss: −$5,708
• Est. tax savings @ 24.0%: +$1,370
• After-tax cash flow: $-161/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $6,300–$18,900 screening

This single-family home is in good condition with a good condition score of 80. It has a good exterior and interior, with modern furnishings and appliances. The home is move-in ready and has a good curb appeal. The highest-ROI updates that would raise its value are painting the exterior siding, updating the flooring in the bathrooms, upgrading the kitchen appliances, and adding smart home features.

Value-add opportunities

• Resale Painting the exterior siding — Fresh paint can enhance curb appeal and property value ↑
• Resale Updating the flooring in the bathrooms — Modern flooring can improve the overall aesthetic and functionality of the bathrooms ↑
• Resale Upgrading the kitchen appliances — Modern appliances can make the kitchen more appealing to potential buyers ↑
• Both Adding smart home features — Smart home features can increase both resale and rental value by making the home more convenient and energy-efficient ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 38/100

Zoned Schools

Elementary Julian Newman Elementary School D AL #121/627 Nat'l #12,785/41,679 Middle Athens Middle School F AL #121/257 Nat'l #8,861/14,009 High Athens High School F AL #56/305 Nat'l #10,191/17,239

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

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

• Census place: Athens, AL
• County: Madison County · 111,441 people
• City population: 55,492
• Metro: Huntsville, AL
• Population (ZIP): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 11% 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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% Other Indo-European 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: ▼ -16.54%
• Current HPI: 291.1184
• Rent YoY: ▲ 0.81%
• 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

• Other: Living area approximately 1,260 square feetSubdivision: Whispering WoodsDirections: From Hwy 72, north on Wall Triana Hwy for 7.5 miles; left on Greyhound Lane to Labrador Lane.
• HOA & community: Homeowners association with $400 annual fee

Exterior

• Parking: Attached two-car garage
• Utilities: Public waterPublic sewer
• Home design: Single-family residenceNew construction (2026)Two-storyEntry level not specified
• Construction: Vinyl sidingSlab foundation
• Exterior features: Public waterPublic sewerLot in Whispering Woods subdivisionApproximately 0.18-acre lot

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heatingCentral cooling
• Interior features: 10 total roomsTwo levels

Price history

1 event — show timeline

• 2026-06-19 Listed $242,490 VMLS