202 Oak St · Athens, AL 35611

$170,000

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 44 Days on market

Built 1950 0.26 ac lot $136/sqft · 20% below area Est $209k · 19% 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 +17.0/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• Livability +3.8/5.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CUTE AND COZY!!! 3BEDROOM AWAITS YOU!! YEAR BUILT 1960. THIS IS A HUD HOME PROPERTY BEING SOLD "AS IS" UI(UNINSURED,CASE 011-5337343. PURCHASE OF THE PROPERTY WILL BE BY CASH AT CLOSING OR ON TERMS ACCEPTABLE TO THE SELLER.EQUAL HOUSING OPPORTUNITY.

Key facts

• 0.26 acre lot
• Built 1950
• Listed 44 days

Property features AI

Finance

• Other: Directions: North Clinton St to Oak St, first house on right
• HOA & community: No homeowners association; Subdivision: Pine Crest

Exterior

• Parking: Paved/asphalt driveway
• Utilities: Public water service
• Home design: Single-family residence; One-level home; Built in 1950
• Construction: No fireplaces
• Exterior features: Public water; Lot approximately 0.26 acres

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $116 ($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 $146k (14.2% below list).
• Recommended offer: $146k (14.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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.
• Athens City (town): math 27% / reading 51% proficiency, ranked #29 of 129 in AL (top 22%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Athens Middle School (math 15% / reading 45%, grade F, #121 of 257 statewide, top 50%, 958 students, 59% FRL); Athens High School (math 29% / reading 38%, grade F, #56 of 305 statewide, top 18%, 1,173 students, 51% FRL).
• Market conditions: Rents rising (+1.2%/yr); 546 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 494 units permitted in Limestone County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 44 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 14y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $147k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $145,819 (14.2% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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: 0.86% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 9.7

CMA / ARV

• ARV (median comp): $208,981
• List price: $170,000
• Delta: -18.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 Skyview Dr	0.27mi	3/2.0	1,300 (+4%)	5mo	$200,000	$154	77
206 Chestnut St	0.09mi	3/1.5	1,180 (-6%)	12mo	$155,000	$131	74
1109 N Jefferson St	0.33mi	3/2.0	1,185 (-5%)	2mo	$83,000	$70	74
812 1st Ave	0.64mi	3/2.0	1,249 (-0%)	16mo	$189,900	$152	56
504 Irvin St	0.46mi	3/1.5	1,330 (+6%)	23mo	$160,000	$120	47

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 · 1.23% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-22,781
• Equity at exit: $25,348

10-year hold

• IRR: -7.4%
• Equity multiple: 0.57×
• Total profit: $-20,694
• Equity at exit: $14,698

Cash invested: $47,600 (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 35611

• Rents YoY: 1.2%
• Active inventory: 546
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,458 high
• Mortgage (P&I): −$891
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $116

Break-even live

Break-even rent $1,311

Max offer price $170,000

Occupancy floor 87%

Sensitivity live

Price	-10% $212	-5% $164	+0% $116	+5% $68	+10% $20
Rent	-10% $1	-5% $58	+0% $116	+5% $174	+10% $231
Rate	-1.0pp $202	-0.5pp $159	base $116	+0.5pp $72	+1.0pp $27

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17896 Sallows Dr Athens, AL	3.0	2.0	1450	$1,595	$1.10	24d	1	0.31mi
426 Rogers St Athens, AL	3.0	2.0	1738	$1,550	$0.89	15d	1	0.46mi
314 Browns Ferry St Athens, AL	3.0	1.0	950	$1,045	$1.10	44d	1	0.74mi
707 Hine St N Athens, AL	3.0	1.5	1400	$1,450	$1.04	44d	1	0.87mi
514 Brownsferry St Athens, AL	3.0	1.0	953	$1,045	$1.10	44d	1	0.89mi
1001 Garrett Dr Athens, AL	1.0–2.0	1.0–1.5	872	$1,049	$1.20	15d	8	0.93mi
600 Camelot Private Dr Athens, AL	1.0–2.0	1.0–2.0	900	$1,120	$1.24	15d	13	1.02mi
402 Crutcher Cir Athens, AL	3.0	2.5	1108	$2,000	$1.81	44d	1	1.06mi
100 Henry Dr Athens, AL	2.0–3.0	2.0	1073	$1,249	$1.16	15d	4	1.13mi
1003 E Washington St Athens, AL	4.0	3.0	1768	$1,600	$0.90	22d	1	1.18mi
710 S Clinton St Athens, AL	1.0–3.0	1.0–2.0	1056	$1,400	$1.33	15d	6	1.28mi

Listing history 25 events

1. 2026-06-18
   days on market $170,000 Active 44 DOM
2. 2026-06-17
   days on market $170,000 Active 43 DOM
3. 2026-06-16
   days on market $170,000 Active 42 DOM
4. 2026-06-15
   days on market $170,000 Active 41 DOM
5. 2026-06-14
   days on market $170,000 Active 39 DOM
6. 2026-06-10
   days on market $170,000 Active 36 DOM
7. 2026-06-09
   days on market $170,000 Active 35 DOM
8. 2026-06-08
   days on market $170,000 Active 34 DOM
9. 2026-06-07
   days on market $170,000 Active 33 DOM
10. 2026-06-05
    days on market $170,000 Active 30 DOM
11. 2026-06-03
    days on market $170,000 Active 29 DOM
12. 2026-06-02
    days on market $170,000 Active 28 DOM
13. 2026-06-01
    days on market $170,000 Active 27 DOM
14. 2026-05-31
    days on market $170,000 Active 26 DOM
15. 2026-05-30
    days on market $170,000 Active 25 DOM
16. 2026-05-05
    listed $170,000 Active 215-char remark
17. 2026-02-20
    historical $1,200
18. 2026-02-13
    price $1,200
19. 2026-01-23
    price $1,235
20. 2026-01-04
    listed $1,260
21. 2023-01-05
    soldstatus $147,000
22. 2022-10-20
    soldstatus $60,000
23. 2013-01-10
    soldstatus $11,000 259-char remark

    Show marketing remark (259 chars)

    CUTE AND COZY!!! 3BEDROOM AWAITS YOU!! YEAR BUILT 1960. THIS IS A HUD HOME PROPERTY BEING SOLD "AS IS" UI(UNINSURED,CASE 011-5337343. PURCHASE OF THE PROPERTY WILL BE BY CASH AT CLOSING OR ON TERMS ACCEPTABLE TO THE SELLER.EQUAL HOUSING OPPORTUNITY.

24. 2013-01-10
    soldstatus $11,000

    Show marketing remark (259 chars)

    CUTE AND COZY!!! 3BEDROOM AWAITS YOU!! YEAR BUILT 1960. THIS IS A HUD HOME PROPERTY BEING SOLD "AS IS" UI(UNINSURED,CASE 011-5337343. PURCHASE OF THE PROPERTY WILL BE BY CASH AT CLOSING OR ON TERMS ACCEPTABLE TO THE SELLER.EQUAL HOUSING OPPORTUNITY.

25. 2012-07-06
    listed $15,000 259-char remark

    Show marketing remark (259 chars)

    CUTE AND COZY!!! 3BEDROOM AWAITS YOU!! YEAR BUILT 1960. THIS IS A HUD HOME PROPERTY BEING SOLD "AS IS" UI(UNINSURED,CASE 011-5337343. PURCHASE OF THE PROPERTY WILL BE BY CASH AT CLOSING OR ON TERMS ACCEPTABLE TO THE SELLER.EQUAL HOUSING OPPORTUNITY.

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $885 · $74/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $17,498
• − Mortgage interest: −$9,523
• − Property taxes: −$885
• − Insurance: −$850
• − Repairs & maintenance: −$1,400
• − Management: −$1,400
• − Depreciation: −$4,945
• Taxable loss: −$1,504
• Est. tax savings @ 24.0%: +$361
• After-tax cash flow: $1,752/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: Athens City
• NCES district ID: 0100120
• Math proficiency: 27% ▼ -23.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $45,479
• Composite: 33.14/100
• National rank: #5555
• State rank: #29 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

• Census place: Athens, AL
• County: Limestone County · 80,439 people
• City population: 55,492
• Metro: Huntsville, AL
• Population (ZIP): 29,969
• Household income: $57,377
• Rent vs Own: 40.4% rent · 59.6% own
• Severe rent burden: 811.0

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 (66%)
• Race & ethnicity: White 66% Black 17% Hispanic / Latino 10% Two or more races 7% Native American 2%
• Hispanic origin (detail): Mexican 8%
• Common ancestry: Lithuanian 2% Slovak 2% Serbian 1%
• Foreign-born: 4% · Canada
• Languages at home: 91% English-only · Spanish 7% German/W. Germanic 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: ▼ -115.98%
• Current HPI: 185.0264
• Rent YoY: ▲ 1.23%
• 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

+1033.3% since first listed

10 events — show timeline

• 2026-05-05 Listed $170,000 VMLS
• 2026-02-20 Rental Removed $1,200 SHOWMOJO
• 2026-02-13 Price Changed $1,200 SHOWMOJO
• 2026-01-23 Price Changed $1,235 SHOWMOJO
• 2026-01-04 Listed for Rent $1,260 SHOWMOJO
• 2023-01-05 Sold (Public Records) $147,000 Public Records
• 2022-10-20 Sold (Public Records) $60,000 Public Records
• 2013-01-10 Sold (Public Records) $11,000 Public Records
• 2013-01-10 Sold (MLS) $11,000 VMLS
• 2012-07-06 Listed $15,000 VMLS

Property tax history

+6.1%/yr

Latest (2025): $885 · +164.1% YoY. Source: county tax records.