23799 Holt Rd · Athens, AL 35613

$279,900

4 bd · 2.0 ba · 2,326 sqft · SingleFamily public records · 48 Days on market

Built 1978 1.09 ac lot $120/sqft · at area comps Est $243k · 15% over

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Why this score? — see what drove the F 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 +15.1/30.0
• DSCR +4.6/10.0
• Livability +3.8/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.7/15.0
• Appreciation +0.0/10.0

Listing remarks

Incredible opportunity to have a 4 bedroom, 2 bathroom, 1977 sq ft brick home on over an acre with a nice workshop/garage with it's own bathroom. Very private setting, you can't even see the house from the road! Enjoy the country life! There's two different spots for chickens, one being just out the kitchen door! Plenty of room for gardening and entertaining! Across from the living room is a den/library with built-in bookcases. The primary bedroom is conveniently located on the 1st floor, and 3 large guest bedrooms are on the 2nd floor. The 4th bedroom has access to the walk-in attic storage space. Selling "AS-IS".

Key facts

• Den library
• Brick home
• Spots for chickens

Tags

• BRICK HOME
• WORKSHOP GARAGE
• PRIVATE SETTING
• SPOTS FOR CHICKENS
• ROOM FOR GARDENING
• DEN LIBRARY

Property features AI

Finance

• Other: Lot size about 1.09 acres; Subdivision: Metes And Bounds
• HOA & community: No homeowners association

Exterior

• Parking: Garage with workshop
• Utilities: Electric power; Public water; Septic sewer
• Home design: Single-family residence; Two stories; Built in 1978; Living area approximately 1,977
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Public water; Septic tank

Interior

• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Electric heating; Electric cooling
• Interior features: Wood-burning fireplace (one)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/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 $219k (21.9% below list).
• Recommended offer: $219k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: Johnson Elementary School (math 37% / reading 57%, grade D-, #142 of 627 statewide, top 25%, 363 students, 51% FRL); 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; 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 48 days — a 3% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $88k; list at $280k implies a 220% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,679 (21.9% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.69%
• Cash-on-cash: 1.40%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

• ARV (median comp): $242,941
• List price: $279,900
• Delta: 15.21%
• Verdict: OVERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.49×
• Total profit: $-39,664
• Equity at exit: $41,734

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-27,627
• Equity at exit: $24,201

Cash invested: $78,372 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,187 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $92

Break-even live

Break-even rent $2,071

Max offer price $279,900

Occupancy floor 91%

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $279,900 Active 48 DOM
2. 2026-06-17
   days on market $279,900 Active 47 DOM
3. 2026-06-16
   days on market $279,900 Active 46 DOM
4. 2026-06-15
   days on market $279,900 Active 45 DOM
5. 2026-06-14
   days on market $279,900 Active 43 DOM
6. 2026-06-10
   days on market $279,900 Active 40 DOM
7. 2026-06-09
   days on market $279,900 Active 39 DOM
8. 2026-06-08
   days on market $279,900 Active 38 DOM
9. 2026-06-07
   days on market $279,900 Active 37 DOM
10. 2026-06-05
    days on market $279,900 Active 34 DOM
11. 2026-06-03
    days on market $279,900 Active 33 DOM
12. 2026-06-02
    days on market $279,900 Active 32 DOM
13. 2026-06-01
    days on market $279,900 Active 31 DOM
14. 2026-05-31
    days on market $279,900 Active 30 DOM
15. 2026-05-30
    days on market $279,900 Active 29 DOM
16. 2026-05-01
    listed $279,900 Active 632-char remark
17. 2018-09-05
    soldstatus $87,500

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$531/yr (+$44/mo · 86.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $26,241
• − Mortgage interest: −$15,679
• − Property taxes: −$617
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,099
• − Management: −$2,099
• − Depreciation: −$8,143
• Taxable loss: −$3,795
• Est. tax savings @ 24.0%: +$911
• After-tax cash flow: $2,011/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

+219.9% since first listed

2 events — show timeline

• 2026-05-01 Listed $279,900 VMLS
• 2018-09-05 Sold (Public Records) $87,500 Public Records

Property tax history

-0.7%/yr

Latest (2025): $617 · +10.8% YoY. Source: county tax records.