The Coleman Plan · Athens, AL 35613

$267,990

4 bd · 2.5 ba · 2,053 sqft · SingleFamily · 174 Days on market

Excellent condition

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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).

• Cash flow +9.0/30.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• Condition / age +5.0/5.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The Coleman greets you with a covered front porch entry that opens to a welcoming dining room, or study if you prefer. Expansive sight lines across the back of the home connect the family room, breakfast nook, and kitchen with an optional center island. Upstairs you'll find four bedrooms including an owner's suite with a large walk-in closet, a secondary bathroom with compartmentalized space that allows for multiple people to use it at the same time, and a convenient, central laundry room.

Key facts

• Covered front porch
• Breakfast nook
• Kitchen

Tags

• COVERED FRONT PORCH
• DINING ROOM
• FAMILY ROOM
• BREAKFAST NOOK
• KITCHEN
• OPTIONAL CENTER ISLAND

🏗️ New construction. The $267,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $269,307.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $268k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-211 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (22.1% below list).
• Recommended offer: $209k (22.1% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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: 1202 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 $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 174 days — a 12% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $208,892 (22.1% 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 174 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.78% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.36%
• DSCR: 0.85
• GRM: 10.7

CMA / ARV

• ARV (median comp): $269,307
• List price: $267,990
• Delta: -0.49%
• 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
19947 Wicklow Cir	0.18mi	4/2.5	2,053 (0%)	1mo	$285,000	$139	91
18633 Oxbow Ln	0.02mi	4/3.0	2,026 (-1%)	10mo	$311,005	$154	86
25894 Crested Lark Dr	0.07mi	5/3.0 (+1)	2,092 (+2%)	10mo	$291,900	$140	78
18658 Oxbow Ln	0.06mi	4/2.5	1,813 (-12%)	10mo	$260,000	$143	69
25664 Finchley Dr	0.27mi	3/2.5 (-1)	2,231 (+9%)	1mo	$293,495	$132	67
25775 Finchley Dr	0.16mi	3/2.5 (-1)	2,231 (+9%)	8mo	$289,235	$130	66
18716 Wicklow Cir	0.13mi	4/2.0	1,841 (-10%)	10mo	$279,900	$152	66
18950 Wicklow Cir	0.33mi	4/2.0	1,841 (-10%)	2mo	$281,900	$153	64
18962 Wicklow Cir	0.34mi	4/2.5	2,304 (+12%)	2mo	$289,900	$126	62
19018 Wicklow Cir	0.40mi	4/2.5	2,304 (+12%)	0mo	$297,500	$129	61
18906 Wicklow Cir	0.29mi	4/2.0	1,841 (-10%)	9mo	$270,900	$147	59
18942 Wicklow Cir	0.32mi	4/2.5	2,304 (+12%)	6mo	$289,900	$126	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: -21.9%
• Equity multiple: 0.24×
• Total profit: $-57,039
• Equity at exit: $40,155

10-year hold

• IRR: -15.7%
• Equity multiple: 0.11×
• Total profit: $-66,835
• Equity at exit: $23,285

Cash invested: $75,406 (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: 52 active · 25 under contract
• Months of supply: 12.5 mo (8%/mo absorbed)
• Median asking: $298,245 ($156/sqft)
• Median days on market: 316 d
• This list price: 15% of active listings are priced below it
• ARV vs active asking: -15.9% 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: 1202
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$1,412
• Tax est. 1.5%: −$337 /mo · $4,040/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-211

Break-even live

Break-even rent $2,356

Max offer price $238,793

Occupancy floor —

Sensitivity live

Price	-10% $-25	-5% $-118	+0% $-211	+5% $-304	+10% $-397
Rent	-10% $-376	-5% $-293	+0% $-211	+5% $-128	+10% $-46
Rate	-1.0pp $-75	-0.5pp $-142	base $-211	+0.5pp $-281	+1.0pp $-352

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: $67,327
• Closing costs: $8,079
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27043 Copeland Rd Athens, AL	4.0	2.0	2415	$1,795	$0.74	109d	1	1.23mi

Property features AI

Finance

• Other: Status: Active
• Financial info: Listing price: $273,900

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gas and electric availableCentral air (see cooling)Heat pump (see heating)
• Home design: New construction planAddress: 25953 Finchley Dr, Athens, AL 35613
• Exterior features: Living area approximately 2,053 (plan)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Natural gas, electric, and heat pump heatingCentral air conditioning
• Interior features: Plan: The Coleman

Listing history 50 events

1. 2026-09-24
   days on market $267,990 Active 174 DOM
2. 2026-09-23
   days on market $267,990 Active 173 DOM
3. 2026-09-22
   days on market $267,990 Active 172 DOM
4. 2026-09-21
   days on market $267,990 Active 171 DOM
5. 2026-09-20
   days on market $267,990 Active 170 DOM
6. 2026-09-19
   days on market $267,990 Active 169 DOM
7. 2026-09-18
   days on market $267,990 Active 168 DOM
8. 2026-09-17
   days on market $267,990 Active 167 DOM
9. 2026-09-16
   days on market $267,990 Active 166 DOM
10. 2026-09-15
    days on market $267,990 Active 165 DOM
11. 2026-09-14
    days on market $267,990 Active 164 DOM
12. 2026-09-13
    days on market $267,990 Active 163 DOM
13. 2026-09-12
    days on market $267,990 Active 162 DOM
14. 2026-09-11
    days on market $267,990 Active 161 DOM
15. 2026-09-05
    days on market $267,990 Active 155 DOM
16. 2026-09-04
    days on market $267,990 Active 154 DOM
17. 2026-09-03
    days on market $267,990 Active 153 DOM
18. 2026-08-31
    days on market $267,990 Active 150 DOM
19. 2026-08-30
    days on market $267,990 Active 149 DOM
20. 2026-08-29
    days on market $267,990 Active 148 DOM
21. 2026-08-28
    days on market $267,990 Active 147 DOM
22. 2026-08-27
    days on market $267,990 Active 146 DOM
23. 2026-08-26
    days on market $267,990 Active 145 DOM
24. 2026-08-25
    days on market $267,990 Active 144 DOM
25. 2026-08-24
    days on market $267,990 Active 143 DOM
26. 2026-08-23
    days on market $267,990 Active 142 DOM
27. 2026-08-22
    days on market $267,990 Active 141 DOM
28. 2026-08-21
    days on market $267,990 Active 140 DOM
29. 2026-08-20
    days on market $267,990 Active 139 DOM
30. 2026-08-19
    days on market $267,990 Active 138 DOM
31. 2026-08-18
    days on market $267,990 Active 137 DOM
32. 2026-08-17
    days on market $267,990 Active 136 DOM
33. 2026-08-16
    days on market $267,990 Active 135 DOM
34. 2026-08-15
    days on market $267,990 Active 134 DOM
35. 2026-08-15
    days on market $267,990 Active 133 DOM
36. 2026-08-13
    days on market $267,990 Active 132 DOM
37. 2026-08-12
    days on market $267,990 Active 131 DOM
38. 2026-08-11
    days on market $267,990 Active 130 DOM
39. 2026-08-10
    days on market $267,990 Active 129 DOM
40. 2026-08-09
    days on market $267,990 Active 128 DOM
41. 2026-08-08
    days on market $267,990 Active 127 DOM
42. 2026-08-07
    days on market $267,990 Active 126 DOM
43. 2026-08-06
    days on market $267,990 Active 125 DOM
44. 2026-08-05
    days on market $267,990 Active 124 DOM
45. 2026-08-04
    days on market $267,990 Active 123 DOM
46. 2026-08-03
    pricedays on market $267,990 Active 122 DOM
47. 2026-07-31
    days on market $264,900 Active 119 DOM
48. 2026-07-29
    days on market $264,900 Active 117 DOM
49. 2026-07-27
    days on market $264,900 Active 115 DOM
50. 2026-07-25
    days on market $264,900 Active 113 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $25,067
• − Mortgage interest: −$15,085
• − Property taxes: −$4,040
• − Insurance: −$1,347
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$7,834
• Taxable loss: −$7,250
• Est. tax savings @ 24.0%: +$1,740
• After-tax cash flow: $-791/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 · 1 photo

Excellent 100/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It is move-in ready and would benefit from minor aesthetic updates to further enhance its value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms and kitchen — Improves functionality and aesthetics ↑
• Both New window treatments — Enhances curb appeal and interior aesthetics ↑

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

Property features AI

Finance

• Other: Status: Active
• Financial info: Listing price: $273,900

Exterior

• Parking: 2 parking spaces
• Utilities: Natural gas and electric availableCentral air (see cooling)Heat pump (see heating)
• Home design: New construction planAddress: 25953 Finchley Dr, Athens, AL 35613
• Exterior features: Living area approximately 2,053 (plan)

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom
• Heating & cooling: Natural gas, electric, and heat pump heatingCentral air conditioning
• Interior features: Plan: The Coleman