21336 Clement Gin Rd · Athens, AL 35613

$199,000

3 bd · 2.0 ba · 1,375 sqft · SingleFamily public records · 105 Days on market

Built 1990 0.47 ac lot Est $212k · 6% 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 +22.5/30.0
• ARV discount +10.2/15.0
• DSCR +7.2/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy country living in this 3 bedroom/2 bath split floor plan home on almost 1/2 acre with detached garage. A little TLC could make this your dream home or a great investment property. Home is being sold AS-IS where is with seller to make no repairs. No known electrical, plumbing or HVAC issues.

Key facts

• 0.47 acre lot
• Garage
• Built 1990

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $335 ($4k/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 $190k (4.5% below list).
• Recommended offer: $181k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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: Ardmore High School (math 15% / reading 38%, grade F, #107 of 305 statewide, top 36%, 993 students, 50% FRL).
• Market conditions: 806 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $6k 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 105 days — a 9% lower offer ($181k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $181,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 8.32%
• Cash-on-cash: 7.22%
• DSCR: 1.32
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $211,750
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21336 Clement Gin Rd	0.00mi	3/2.0	1,378 (+0%)	1mo	$195,000	$142	99
21335 Oakland Mdws	0.10mi	3/2.0	1,300 (-6%)	1mo	$200,500	$154	86
21286 Oakland Mdws	0.16mi	3/2.0	1,420 (+3%)	2mo	$229,900	$162	86
21124 Clement Gin Rd	0.21mi	3/1.0	1,375 (0%)	17mo	$190,000	$138	72
21724 Hickory Hl	0.30mi	3/1.0	1,340 (-2%)	21mo	$219,900	$164	60
26220 Children Ln	0.64mi	3/2.0	1,509 (+10%)	2mo	$212,000	$140	52

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: -5.3%
• Equity multiple: 0.80×
• Total profit: $-10,983
• Equity at exit: $29,672

10-year hold

• IRR: 4.3%
• Equity multiple: 1.31×
• Total profit: $17,537
• Equity at exit: $17,206

Cash invested: $55,720 (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 35613

• Home prices YoY: -33.9%
• Active inventory: 806
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$39 /mo · $465/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $335

Break-even live

Break-even rent $1,475

Max offer price $199,000

Occupancy floor 77%

Sensitivity live

Price	-10% $448	-5% $392	+0% $335	+5% $279	+10% $223
Rent	-10% $185	-5% $260	+0% $335	+5% $410	+10% $486
Rate	-1.0pp $436	-0.5pp $386	base $335	+0.5pp $284	+1.0pp $231

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20574 Johnson Rd Unit New Brick Home Athens, AL	3.0	2.0	1519	$2,000	$1.32	15d	1	1.14mi

Listing history 19 events

1. 2026-04-21
   status Pending
2. 2026-04-19
   price $199,000
3. 2026-03-24
   price $210,000
4. 2026-02-16
   price $220,000
5. 2026-01-06
   listed $230,000 Active
6. 2025-01-17
   historical $1,500
7. 2024-12-17
   historical
8. 2024-12-13
   listed $1,500
9. 2024-12-02
   price $230,000
10. 2024-10-20
    price $235,000
11. 2024-10-09
    price $239,000
12. 2024-10-09
    listed $245,000 Active
13. 2022-02-09
    soldstatus $160,000
14. 2022-01-31
    soldstatus $160,000 Sold 300-char remark

    Show marketing remark (300 chars)

    Enjoy country living in this 3 bedroom/2 bath split floor plan home on almost 1/2 acre with detached garage. A little TLC could make this your dream home or a great investment property. Home is being sold AS-IS where is with seller to make no repairs. No known electrical, plumbing or HVAC issues.

15. 2021-12-22
    status Pending 300-char remark

    Show marketing remark (300 chars)

    Enjoy country living in this 3 bedroom/2 bath split floor plan home on almost 1/2 acre with detached garage. A little TLC could make this your dream home or a great investment property. Home is being sold AS-IS where is with seller to make no repairs. No known electrical, plumbing or HVAC issues.

16. 2021-12-18
    listed $155,000 Active 300-char remark

    Show marketing remark (300 chars)

    Enjoy country living in this 3 bedroom/2 bath split floor plan home on almost 1/2 acre with detached garage. A little TLC could make this your dream home or a great investment property. Home is being sold AS-IS where is with seller to make no repairs. No known electrical, plumbing or HVAC issues.

17. 2013-07-01
    soldstatus $89,900
18. 2013-07-01
    soldstatus $89,900
19. 2013-03-27
    listed $89,900

ⓘ 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: $465 · $39/mo
• Projected year-2 tax: $816 · $68/mo
• Expected delta: +$351/yr (+$29/mo · 75.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,796
• − Mortgage interest: −$11,147
• − Property taxes: −$465
• − Insurance: −$995
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$5,789
• Taxable income: $752
• Est. tax owed @ 24.0%: −$180
• After-tax cash flow: $3,845/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: 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

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 · 80,439 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: 118.0

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 (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%

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

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

+121.4% since first listed

19 events — show timeline

• 2026-04-21 Pending — VMLS
• 2026-04-19 Price Changed $199,000 VMLS
• 2026-03-24 Price Changed $210,000 VMLS
• 2026-02-16 Price Changed $220,000 VMLS
• 2026-01-06 Listed $230,000 VMLS
• 2025-01-17 Rental Removed $1,500 VMLS
• 2024-12-17 Delisted — VMLS
• 2024-12-13 Listed for Rent $1,500 VMLS
• 2024-12-02 Price Changed $230,000 VMLS
• 2024-10-20 Price Changed $235,000 VMLS
• 2024-10-09 Price Changed $239,000 VMLS
• 2024-10-09 Listed $245,000 VMLS
• 2022-02-09 Sold (Public Records) $160,000 Public Records
• 2022-01-31 Sold (MLS) $160,000 VMLS
• 2021-12-22 Pending — VMLS
• 2021-12-18 Listed $155,000 VMLS
• 2013-07-01 Sold (Public Records) $89,900 Public Records
• 2013-07-01 Sold (MLS) $89,900 VMLS
• 2013-03-27 Listed $89,900 VMLS

Property tax history

+9.3%/yr

Latest (2025): $465 · -3.2% YoY. Source: county tax records.