22837 Dashwood Ln · Athens, AL 35749

$246,240

3 bd · 2.0 ba · 1,260 sqft · SingleFamily · 93 Days on market

Built 2025 Excellent condition 7,840 sqft lot $195/sqft · 6% below area Est $262k · 6% 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 +10.3/15.0
• Cash flow +8.1/30.0
• Condition / age +4.8/5.0
• Schools +3.8/10.0
• Livability +3.8/5.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

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 2025

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $246k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-238 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (14.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (23.1% below list).
• Recommended offer: $189k (23.1% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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; 900 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 47% 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 93 days — a 9% lower offer ($224k) 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 $189,441 (23.1% 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 93 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.77% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 10.8

CMA / ARV

• ARV (median comp): $262,428
• List price: $246,240
• Delta: -6.17%
• Verdict: FAIR
• Comps: 14 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22685 Dashwood Ln	0.13mi	3/2.0	1,260 (0%)	8mo	$230,000	$183	87
22733 Dashwood Ln	0.10mi	3/2.0	1,474 (+17%)	5mo	$243,400	$165	66
22623 Dashwood Ln	0.13mi	3/2.0	1,474 (+17%)	9mo	$240,000	$163	61
16690 Maggie Ct	0.12mi	3/2.0	1,474 (+17%)	12mo	$261,900	$178	60
16644 Maggie Ct	0.13mi	3/2.0	1,474 (+17%)	13mo	$259,900	$176	58
22526 Oakdale Ridge Ln	0.60mi	3/2.0	1,486 (+18%)	10mo	$268,000	$180	39
22152 Hood St	0.83mi	3/1.5	1,458 (+16%)	2mo	$219,000	$150	36

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: -25.8%
• Equity multiple: 0.14×
• Total profit: $-59,104
• Equity at exit: $36,715

10-year hold

• IRR: -31.4%
• Equity multiple: -0.26×
• Total profit: $-86,840
• Equity at exit: $21,290

Cash invested: $68,947 (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: 8 active · 3 under contract
• Months of supply: 16.0 mo (6%/mo absorbed)
• Median asking: $247,490 ($171/sqft)
• Median days on market: 28 d
• This list price: 50% of active listings are priced below it
• ARV vs active asking: +21.5% 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: 900
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,894 high
• Mortgage (P&I): −$1,291
• Tax est. 1.5%: −$308 /mo · $3,694/yr
• Insurance: −$103
• HOA: −$33
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-238

Break-even live

Break-even rent $2,196

Max offer price $211,783

Occupancy floor —

Sensitivity live

Price	-10% $-68	-5% $-153	+0% $-238	+5% $-323	+10% $-408
Rent	-10% $-388	-5% $-313	+0% $-238	+5% $-163	+10% $-88
Rate	-1.0pp $-114	-0.5pp $-175	base $-238	+0.5pp $-302	+1.0pp $-367

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: $61,560
• Closing costs: $7,387
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22845 Dashwood Ln Athens, AL	4.0	2.0	1667	$1,995	$1.20	6d	1	0.02mi
22857 Dashwood Ln Athens, AL	4.0	2.5	1853	$1,795	$0.97	6d	1	0.02mi
22869 Dashwood Ln Athens, AL	3.0	2.0	1474	$1,595	$1.08	6d	1	0.03mi
22754 Dashwood Ln Athens, AL	3.0	2.0	1474	$1,650	$1.12	6d	1	0.06mi
22779 Dashwood Ln Unit 20 Athens, AL	4.0	2.5	1753	$2,100	$1.20	119d	1	0.06mi
22755 Dashwood Ln Athens, AL	4.0	2.0	1667	$2,100	$1.26	119d	1	0.08mi
22733 Dashwood Ln Athens, AL	3.0	2.0	1474	$1,750	$1.19	119d	1	0.09mi
22173 Ewell St Athens, AL	4.0	1.0	1125	$1,400	$1.24	119d	1	0.84mi
22959 Oakdale Ridge Ln Athens, AL	3.0	2.0	1660	$1,795	$1.08	139d	1	0.88mi
23420 Nick Davis Rd #2 Athens, AL	2.0	2.0	1100	$1,450	$1.32	0d	1	0.96mi
23418 Nick Davis Rd Athens, AL	2.0	2.0	1000	$1,450	$1.45	0d	1	0.97mi
16787 Newby Chapel Rd Unit 10 Athens, AL	2.0	2.0	1000	$1,450	$1.45	109d	1	1.00mi
16769 Newby Chapel Rd Athens, AL	2.0	2.0	1050	$1,450	$1.38	139d	1	1.03mi
21428 Old Poseidon Ln Athens, AL	3.0	2.5	1576	$1,800	$1.14	6d	1	1.18mi
21424 Old Poseidon Ln Unit 21424 Athens, AL	3.0	2.5	1576	$1,720	$1.09	109d	1	1.18mi
21421 Scuttle St Athens, AL	3.0	2.5	1576	$1,573	$1.00	6d	1	1.20mi
16305 Athens-Limestone Blvd Athens, AL	1.0–3.0	1.0–2.0	1046	$1,774	$1.70	0d	19	1.37mi

Listing history 29 events

1. 2026-09-24
   days on market $246,240 Active 93 DOM
2. 2026-09-23
   days on market $246,240 Active 92 DOM
3. 2026-09-22
   days on market $246,240 Active 91 DOM
4. 2026-09-21
   days on market $246,240 Active 90 DOM
5. 2026-09-20
   days on market $246,240 Active 89 DOM
6. 2026-09-19
   days on market $246,240 Active 88 DOM
7. 2026-09-18
   days on market $246,240 Active 87 DOM
8. 2026-09-17
   days on market $246,240 Active 86 DOM
9. 2026-09-16
   days on market $246,240 Active 85 DOM
10. 2026-09-15
    days on market $246,240 Active 84 DOM
11. 2026-09-14
    days on market $246,240 Active 83 DOM
12. 2026-09-13
    days on market $246,240 Active 82 DOM
13. 2026-09-12
    days on market $246,240 Active 81 DOM
14. 2026-09-11
    days on market $246,240 Active 80 DOM
15. 2026-09-06
    pricestatus $246,240 Active 74 DOM
16. 2026-08-05
    status $229,240 Pending 74 DOM
17. 2026-08-04
    days on market $229,240 Active 74 DOM
18. 2026-08-03
    days on market $229,240 Active 73 DOM
19. 2026-07-31
    days on market $229,240 Active 70 DOM
20. 2026-07-29
    days on market $229,240 Active 68 DOM
21. 2026-07-27
    days on market $229,240 Active 66 DOM
22. 2026-07-25
    days on market $229,240 Active 64 DOM
23. 2026-07-23
    days on market $229,240 Active 62 DOM
24. 2026-07-22
    days on market $229,240 Active 61 DOM
25. 2026-07-21
    days on market $229,240 Active 60 DOM
26. 2026-07-18
    pricestatusdays on market $229,240 Active 57 DOM
27. 2026-05-05
    status Pending 551-char remark

    Show marketing remark (551 chars)

    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!

28. 2026-05-01
    price $237,740 551-char remark

    Show marketing remark (551 chars)

    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!

29. 2026-03-11
    listed $235,740 Active 551-char remark

    Show marketing remark (551 chars)

    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!

ⓘ 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 ≥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: $22,733
• − Mortgage interest: −$13,793
• − Property taxes: −$3,694
• − Insurance: −$1,231
• − Repairs & maintenance: −$1,819
• − Management: −$1,819
• − HOA: −$396
• − Depreciation: −$7,163
• Taxable loss: −$7,182
• Est. tax savings @ 24.0%: +$1,724
• After-tax cash flow: $-1,134/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

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs needed. It has a modern and well-maintained interior and exterior, making it an attractive option for both buyers and renters. Consider painting the exterior and updating the flooring and kitchen appliances to further enhance its value.

Value-add opportunities

• Both Painting the exterior — A fresh coat of paint can enhance curb appeal and increase both resale and rental value. ↑
• Both Landscaping the front yard — A well-maintained front yard can improve curb appeal and attract more potential buyers or renters. ↑
• Both Updating the flooring — Replacing worn-out flooring can improve the overall look and feel of the home, making it more appealing to buyers and renters. ↑
• Both Updating the kitchen appliances — Modernizing the kitchen appliances can make the home more appealing to buyers and renters, especially in a competitive market. ↑

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

Price history

+0.8% since first listed

3 events — show timeline

• 2026-05-05 Pending — VMLS
• 2026-05-01 Price Changed $237,740 VMLS
• 2026-03-11 Listed $235,740 VMLS