15875 Dupree Dr · Athens, AL 35614

$67,450

3 bd · 1.5 ba · 1,170 sqft · SingleFamily public records · 3 Days on market

Built 1990 0.39 ac lot

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Why this score? — see what drove the B- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Are you looking for your next investment property? This one-level ranch fixer-upper is being sold as-is and offers great potential as a rental or portfolio property. With the right updates, this home could become a solid income-producing opportunity for investors looking to add value. The auction ends soon. Sold AS-IS, with no disclosures; home will be sold by quitclaim deed. Bring all offers. No utilities will be turned on for inspections or appraisals.

Key facts

• 0.39 acre lot
• Built 1990
• Listed 3 days

Property features AI

Exterior

• Utilities: Public water; Other sewer
• Home design: One-level home
• Construction: Frame construction; Composition roof; Property listed as fixer
• Exterior features: Front porch

Interior

• Kitchen: Stained cabinets
• Bedrooms: Three main-level bedrooms; Master bedroom on the main level
• Bathrooms: One full bathroom; One half bathroom; One main-level full bathroom; One main-level half bathroom; Master bathroom with other features
• Interior features: Wood window frames; No shared/common walls; Other interior features
• Laundry & utility: Other appliances

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $67k.

Deal economics

• At list price, monthly cash flow is $605 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $67k).
• Cap rate 17.0% 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: West Limestone High School (math 11% / reading 32%, grade F, #156 of 305 statewide, top 52%, 733 students, 60% FRL) — zoned schools average 60% FRL vs 40% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 74 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $466 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $19k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

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 $67,450

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.90% ✓
• Cap rate: 17.05%
• Cash-on-cash: 38.41%
• DSCR: 2.71
• GRM: 4.4

CMA / ARV

• ARV (on-the-fly): $204,750
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21498 Alabama Highway 99	0.26mi	3/1.0	1,164 (-0%)	5mo	$190,000	$163	80
15359 Fort Hampton Rd	0.35mi	3/2.0	1,134 (-3%)	0mo	$199,000	$175	76
20645 Alabama Highway 99	0.71mi	2/1.0 (-1)	1,191 (+2%)	13mo	$210,000	$176	46

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: 34.5%
• Equity multiple: 2.46×
• Total profit: $27,555
• Equity at exit: $10,057

10-year hold

• IRR: 41.3%
• Equity multiple: 4.89×
• Total profit: $73,502
• Equity at exit: $5,832

Cash invested: $18,886 (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 35614

• Home prices YoY: -12.7%
• Active inventory: 74
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,281 medium
• Mortgage (P&I): −$354
• Tax from tax record: −$25 /mo · $305/yr
• Insurance: −$28
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $605

Break-even live

Break-even rent $515

Max offer price $67,450

Occupancy floor 48%

Sensitivity live

Price	-10% $643	-5% $624	+0% $605	+5% $585	+10% $566
Rent	-10% $503	-5% $554	+0% $605	+5% $655	+10% $706
Rate	-1.0pp $638	-0.5pp $622	base $605	+0.5pp $587	+1.0pp $569

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: $16,862
• Closing costs: $2,024
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20178 AL Highway 99 Athens, AL	3.0	2.0	1152	$1,395	$1.21	24d	1	1.11mi
19250 Lydia Corey Rd Athens, AL	2.0	1.0	800	$1,098	$1.37	24d	1	1.23mi

Listing history 4 events

1. 2026-06-18
   days on market $67,450 Active 3 DOM
2. 2026-06-17
   days on market $67,450 Active 2 DOM
3. 2026-06-16
   remarks 458-char remark
4. 2026-06-16
   listed $67,450 Active 1 DOM

ⓘ 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: $305 · $25/mo
• Projected year-2 tax: $305 · $25/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $15,368
• − Mortgage interest: −$3,778
• − Property taxes: −$305
• − Insurance: −$337
• − Repairs & maintenance: −$1,229
• − Management: −$1,229
• − Depreciation: −$1,962
• Taxable income: $6,527
• Est. tax owed @ 24.0%: −$1,566
• After-tax cash flow: $5,688/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

• City population: 55,492
• Population (ZIP): 7,157

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 (81%)
• Race & ethnicity: White 81% Hispanic / Latino 9% Two or more races 6% Black 4% Native American 2%
• Hispanic origin (detail): Mexican 7%
• Common ancestry: Serbian 2% Slovak 2% Italian 1%
• Foreign-born: 4% · Canada, Vietnam
• Languages at home: 95% English-only · Spanish 5% 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: ▼ -27.23%
• Current HPI: 186.7589
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2026-06-15 Listed $67,450 FMLS

Property tax history

+10.7%/yr

Latest (2025): $305 · +2.7% YoY. Source: county tax records.