18927 Wicklow Cir · Athens, AL 35613

$255,900

3 bd · 2.0 ba · 1,537 sqft · SingleFamily · 138 Days on market

Good condition 8,276 sqft lot $166/sqft · at area comps Est $268k · at est. $25/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 +9.6/15.0
• Cash flow +7.3/30.0
• Schools +5.4/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction-The Kerry is a 3-bedroom, 2-bathroom, with 1,537 sq ft with a 2-car garage. Two front bedrooms share a bath, ideal for guests or an office. The open concept layout connects the dining, kitchen, and living areas. The kitchen includes a breakfast bar, granite or quartz counters, stainless appliances, and a pantry. The primary suits offers a walk in closet and dual vanities. Smart home features come included. Photos may be of a similar home and for representational purposes only.

Key facts

• Dual vanities
• Stainless appliances
• Walk in closet

Tags

• OPEN CONCEPT LAYOUT
• BREAKFAST BAR
• GRANITE OR QUARTZ COUNTERS
• STAINLESS APPLIANCES
• WALK IN CLOSET
• DUAL VANITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $256k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-345 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (19.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (28.3% below list).
• Recommended offer: $183k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 4.7% 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.
• 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: 1031 active listings in the ZIP; 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 $8k 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 138 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Recommended offer $183,360 (28.3% 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 138 days. Have you received any prior offers? Is the seller open to a 28% 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: 0.72% ✗
• Cap rate: 4.68%
• Cash-on-cash: -5.78%
• DSCR: 0.74
• GRM: 11.6

CMA / ARV

• ARV (median comp): $268,159
• List price: $255,900
• Delta: -2.71%
• 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
25675 Finchley Dr	0.10mi	3/2.0	1,535 (-0%)	2mo	$253,505	$165	94
25690 Finchley Dr	0.13mi	3/2.0	1,535 (-0%)	2mo	$253,875	$165	92
25721 Finchley Dr	0.12mi	3/2.0	1,535 (-0%)	4mo	$241,590	$157	91
25698 Finchley Dr	0.13mi	3/2.0	1,535 (-0%)	4mo	$259,615	$169	90
19977 Wicklow Cir	0.37mi	3/2.0	1,535 (-0%)	1mo	$249,875	$163	82
19964 Wicklow Cir	0.37mi	3/2.0	1,535 (-0%)	1mo	$260,305	$170	82
25709 Finchley Dr	0.11mi	3/2.0	1,679 (+9%)	3mo	$275,240	$164	77
25676 Finchley Dr	0.13mi	3/2.0	1,679 (+9%)	2mo	$283,205	$169	77
25801 Finchley Dr	0.17mi	3/2.0	1,679 (+9%)	3mo	$260,190	$155	74
18509 Wicklow Cir	0.21mi	3/2.0	1,679 (+9%)	1mo	$287,130	$171	74
19956 Wicklow Cir	0.23mi	3/2.0	1,679 (+9%)	0mo	$262,995	$157	74
19374 Meadows Rd	0.75mi	3/2.0	1,568 (+2%)	4mo	$295,000	$188	59

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: -26.2%
• Equity multiple: 0.12×
• Total profit: $-63,392
• Equity at exit: $38,156

10-year hold

• IRR: -23.0%
• Equity multiple: -0.16×
• Total profit: $-83,314
• Equity at exit: $22,126

Cash invested: $71,652 (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: 35 active · 16 under contract
• Months of supply: 9.1 mo (11%/mo absorbed)
• Median asking: $266,545 ($167/sqft)
• Median days on market: 558 d
• This list price: 34% of active listings are priced below it
• ARV vs active asking: +4.4% 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: 1031
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$1,342
• Tax est. 1.5%: −$320 /mo · $3,838/yr
• Insurance: −$107
• HOA: −$25
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $-345

Break-even live

Break-even rent $2,270

Max offer price $205,989

Occupancy floor —

Sensitivity live

Price	-10% $-168	-5% $-257	+0% $-345	+5% $-433	+10% $-522
Rent	-10% $-490	-5% $-417	+0% $-345	+5% $-272	+10% $-200
Rate	-1.0pp $-216	-0.5pp $-280	base $-345	+0.5pp $-411	+1.0pp $-479

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: $63,975
• Closing costs: $7,677
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $255,900 Active 138 DOM
2. 2026-08-07
   days on market $255,900 Active 137 DOM
3. 2026-08-06
   days on market $255,900 Active 136 DOM
4. 2026-08-05
   price $255,900 Active 135 DOM
5. 2026-08-05
   days on market $260,900 Active 135 DOM
6. 2026-08-04
   days on market $260,900 Active 134 DOM
7. 2026-08-03
   days on market $260,900 Active 133 DOM
8. 2026-07-31
   days on market $260,900 Active 130 DOM
9. 2026-07-29
   days on market $260,900 Active 128 DOM
10. 2026-07-27
    days on market $260,900 Active 126 DOM
11. 2026-07-25
    days on market $260,900 Active 124 DOM
12. 2026-07-23
    days on market $260,900 Active 122 DOM
13. 2026-07-22
    days on market $260,900 Active 121 DOM
14. 2026-07-21
    days on market $260,900 Active 120 DOM
15. 2026-07-18
    days on market $260,900 Active 117 DOM
16. 2026-07-16
    days on market $260,900 Active 115 DOM
17. 2026-07-16
    days on market $260,900 Active 114 DOM
18. 2026-07-14
    days on market $260,900 Active 113 DOM
19. 2026-07-14
    days on market $260,900 Active 112 DOM
20. 2026-07-12
    days on market $260,900 Active 111 DOM
21. 2026-07-11
    days on market $260,900 Active 110 DOM
22. 2026-07-10
    days on market $260,900 Active 109 DOM
23. 2026-07-09
    days on market $260,900 Active 108 DOM
24. 2026-07-08
    days on market $260,900 Active 107 DOM
25. 2026-07-07
    days on market $260,900 Active 106 DOM
26. 2026-07-06
    days on market $260,900 Active 105 DOM
27. 2026-07-05
    days on market $260,900 Active 104 DOM
28. 2026-07-04
    days on market $260,900 Active 103 DOM
29. 2026-07-03
    days on market $260,900 Active 102 DOM
30. 2026-07-02
    days on market $260,900 Active 101 DOM
31. 2026-07-01
    days on market $260,900 Active 100 DOM
32. 2026-06-30
    days on market $260,900 Active 99 DOM
33. 2026-06-29
    days on market $260,900 Active 98 DOM
34. 2026-06-28
    days on market $260,900 Active 97 DOM
35. 2026-06-28
    days on market $260,900 Active 96 DOM
36. 2026-06-27
    days on market $260,900 Active 95 DOM
37. 2026-06-25
    days on market $260,900 Active 93 DOM
38. 2026-06-23
    days on market $260,900 Active 91 DOM
39. 2026-06-22
    days on market $260,900 Active 90 DOM
40. 2026-06-18
    remarks 571-char remark
41. 2026-06-18
    days on market $260,900 Active 87 DOM
42. 2026-06-17
    days on market $260,900 Active 86 DOM
43. 2026-06-16
    days on market $260,900 Active 85 DOM
44. 2026-06-15
    days on market $260,900 Active 84 DOM
45. 2026-06-14
    days on market $260,900 Active 82 DOM
46. 2026-06-10
    days on market $260,900 Active 79 DOM
47. 2026-06-09
    days on market $260,900 Active 78 DOM
48. 2026-06-08
    days on market $260,900 Active 77 DOM
49. 2026-06-07
    days on market $260,900 Active 76 DOM
50. 2026-06-05
    days on market $260,900 Active 73 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,003
• − Mortgage interest: −$14,334
• − Property taxes: −$3,838
• − Insurance: −$1,280
• − Repairs & maintenance: −$1,760
• − Management: −$1,760
• − HOA: −$300
• − Depreciation: −$7,444
• Taxable loss: −$8,714
• Est. tax savings @ 24.0%: +$2,091
• After-tax cash flow: $-2,048/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 · 12 photos

Good 80/100 None rehab

This home is in excellent condition with a good condition score of 80. It is move-in ready with no visible repairs or maintenance needed. The highest-ROI updates would be painting the exterior and landscaping, as well as updating the flooring and kitchen appliances.

Value-add opportunities

• Both Painting exterior brick and siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathrooms — Improves aesthetics and functionality ↑
• Both New kitchen appliances — Modernizes the kitchen and enhances functionality ↑

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%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 3% · Canada
• 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

1 event — show timeline

• 2026-03-23 Listed $260,900 VMLS