18310 Baker Hill Rd · Athens, AL
Flood risk No data
- FEMA flood zone
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- Chance of flooding over 30 yrs
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- Est. flood insurance / yr
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Fire risk No data
- Est. fire insurance / yr
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Heat risk No data
- Hot days now (above threshold)
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- Hot days in 30 yrs
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Wind risk No data
- Chance of severe wind over 30 yrs
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Air-quality risk No data
- Unhealthy air days now
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- Unhealthy air days in 30 yrs
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Risk factors via First Street. Map © Google.
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 +12.5/30.0
- ARV discount +7.5/15.0
- Condition / age +4.0/5.0
- Livability +3.8/5.0
- DSCR +3.7/10.0
- 1% rule +3.6/10.0
- Schools +3.0/10.0
- Rent growth +2.8/5.0
- Appreciation +0.0/10.0
$159,900
18310 Baker Hill Rd · Athens, AL 35611
3 bd · 2.0 ba · 1,248 sqft · SingleFamily
· 28 Days on market
0.48 ac lot
$128/sqft
· 55% below area
↓ 20% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks MLS
** ONLINE AUCTION** As in all auctions these properties/items are being sold in as-is where is conditions. A 10% buyer’s premium will be added to the bid price to determine the final sales price. On land, houses and buildings a 10% earnest money will be required within 24 hours from the end of the auction if you are the successful high bidder on land.
Key facts
- 0.48 acre lot
- Listed 27 days
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $160k. Condition is rated good.
Deal economics
- At list price, monthly cash flow is $-22 ($-267/yr) — negative.
- To cash-flow at today's rent, offer at most $157k (2.0% below list).
- To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $137k (14.3% below list).
- Recommended offer: $137k (14.3% below list) — sets the bar for 1% rule.
- Cap rate 6.1% 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: Blue Springs Elementary School (math 32% / reading 49%, grade F, #238 of 627 statewide, top 38%, 515 students, 66% FRL); Clements High School (math 13% / reading 25%, grade F, #181 of 305 statewide, top 60%, 554 students, 68% FRL) — zoned schools average 67% FRL vs 40% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: Rents rising (+1.2%/yr); 886 active listings in the ZIP; 1 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 $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 28 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts 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.
Recommended offer
$137,061
(14.3% below list)
Questions for the listing agent
- 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?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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.
- 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.
- 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
- 6.13%
- Cash-on-cash
- -0.60%
- DSCR
- 0.97
- GRM
- 9.7
CMA / ARV
- ARV (median comp)
- $355,277
- List price
- $159,900
- Delta
- -54.99%
- Verdict
- UNDERPRICED
- Comps
- 5 within 1.0 mi
Show comp detail 6 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 11838 New Cut Rd | 0.87mi | 3/2.0 | 1,216 (-3%) | 22mo | $270,000 | $222 | 43 |
| 13545 New Cut Rd | 1.14mi | 3/2.0 | 1,492 (+20%) | 0mo | $219,900 | $147 | 40 |
| 17511 Parker Rd | 0.79mi | 3/2.0 | 1,522 (+22%) | 2mo | $172,500 | $113 | 38 |
| 16823 Parker Rd | 1.33mi | 3/2.5 | 1,503 (+20%) | 13mo | $240,000 | $160 | 27 |
| 16900 Parker Rd | 1.33mi | 3/1.5 | 1,432 (+15%) | 28mo | $250,000 | $175 | 18 |
| 12261 Quinn Rd | 0.74mi | 2/2.5 (-1) | 1,523 (+22%) | 31mo | $340,000 | $223 | 13 |
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
- -19.3%
- Equity multiple
- 0.34×
- Total profit
- $-29,706
- Equity at exit
- $23,842
10-year hold
- IRR
- -16.1%
- Equity multiple
- 0.17×
- Total profit
- $-37,107
- Equity at exit
- $13,825
Cash invested: $44,772 (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.
ZIP-level market 35611
- Rents YoY
- 1.2%
- Active inventory
- 886
- Price-to-rent
- 9.7×
Monthly cashflow live
↻
- Estimated rent
- $1,371 medium interval (Pro) →
- Mortgage (P&I)
- −$839
- Tax est. 1.5%
- −$200 /mo · $2,398/yr
- Insurance
- −$67
- HOA
- −$0
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$288
- Net cashflow
- $-22
Break-even live
Break-even rent
$1,399
Max offer price
$156,680
Occupancy floor
97%
Sensitivity live
| Price | -10% $88 | -5% $33 | +0% $-22 | +5% $-78 | +10% $-133 |
|---|---|---|---|---|---|
| Rent | -10% $-131 | -5% $-76 | +0% $-22 | +5% $32 | +10% $86 |
| Rate | -1.0pp $58 | -0.5pp $18 | base $-22 | +0.5pp $-64 | +1.0pp $-106 |
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
- $39,975
- Closing costs
- $4,797
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 1 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 17705 Parker Rd Unit 17707 Athens, AL | 2.0 | 1.0 | 867 | $1,050 | $1.21 | 139d | 1 | 0.62mi |
Property features AI
Finance
- Other
- Property type: Residential
- Financial info
- Financial details not specified
- HOA & community
- No homeowners association
Exterior
- Parking
- Gravel driveway
- Security
- Security details not specified
- Utilities
- Septic tank
- Home design
- Single-family residenceOne story
- Construction
- Aluminum sidingSlab foundationBuilt area: 1,248 square feet
- Exterior features
- Nearly half-acre lot (0.48 acres)Directions: Hwy 72W → Right on Seven Mile Post Road → Left on New Cut → Right on Baker Hill; property on rightSubdivision: Metes And Bounds
Interior
- Kitchen
- Kitchen details not specified
- Bedrooms
- Bedrooms not specified
- Flooring
- Flooring details not specified
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Central heatingCentral cooling
- Interior features
- One-level livingNo fireplaces
- Laundry & utility
- Laundry details not specified
Listing history 50 events
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2026-09-24days on market $159,900 Active 28 DOM
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2026-09-23days on market $159,900 Active 27 DOM
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2026-09-22days on market $159,900 Active 26 DOM
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2026-09-21days on market $159,900 Active 25 DOM
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2026-09-20days on market $159,900 Active 24 DOM
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2026-09-19days on market $159,900 Active 23 DOM
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2026-09-18days on market $159,900 Active 22 DOM
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2026-09-17days on market $159,900 Active 21 DOM
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2026-09-16days on market $159,900 Active 20 DOM
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2026-09-15days on market $159,900 Active 19 DOM
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2026-09-14days on market $159,900 Active 18 DOM
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2026-09-13days on market $159,900 Active 17 DOM
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2026-09-12days on market $159,900 Active 16 DOM
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2026-09-11days on market $159,900 Active 15 DOM
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2026-09-05days on market $159,900 Active 9 DOM
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2026-09-04days on market $159,900 Active 8 DOM
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2026-09-03days on market $159,900 Active 7 DOM
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2026-08-31days on market $159,900 Active 4 DOM
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2026-08-30days on market $159,900 Active 3 DOM
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2026-08-29days on market $159,900 Active 2 DOM
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2026-08-28pricestatusdays on market $159,900 Active 1 DOM
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2026-07-29status Pending 123 DOM
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2026-07-27days on market Active 123 DOM
Show marketing remark (360 chars)
** ONLINE AUCTION** As in all auctions these properties/items are being sold in as-is where is conditions. A 10% buyer’s premium will be added to the bid price to determine the final sales price. On land, houses and buildings a 10% earnest money will be required within 24 hours from the end of the auction if you are the successful high bidder on land.
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2026-07-25days on market Active 121 DOM
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2026-07-23days on market Active 119 DOM
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2026-07-22days on market Active 118 DOM
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2026-07-21days on market Active 117 DOM
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2026-07-18days on market Active 114 DOM
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2026-07-16days on market Active 112 DOM
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2026-07-16days on market Active 111 DOM
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2026-07-14days on market Active 110 DOM
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2026-07-14days on market Active 109 DOM
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2026-07-12days on market Active 108 DOM
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2026-07-11days on market Active 107 DOM
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2026-07-10days on market Active 106 DOM
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2026-07-09days on market Active 105 DOM
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2026-07-08days on market Active 104 DOM
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2026-07-07days on market Active 103 DOM
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2026-07-06days on market Active 102 DOM
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2026-07-05days on market Active 101 DOM
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2026-07-04days on market Active 100 DOM
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2026-07-03days on market Active 99 DOM
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2026-07-02days on market Active 98 DOM
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2026-07-01days on market Active 97 DOM
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2026-06-30days on market Active 96 DOM
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2026-06-29days on market Active 95 DOM
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2026-06-28days on market Active 94 DOM
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2026-06-28days on market Active 93 DOM
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2026-06-27pricedays on market Active 92 DOM
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2026-06-25days on market $189,900 Active 90 DOM
ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot
backfill from property_details.listing_events for pre-trigger history.
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $16,447
- − Mortgage interest
- −$8,957
- − Property taxes
- −$2,398
- − Insurance
- −$800
- − Repairs & maintenance
- −$1,316
- − Management
- −$1,316
- − Depreciation
- −$4,652
- Taxable loss
- −$2,991
combined federal + state — saved on this device
- Est. tax savings @ 24.0%
- +$718
- After-tax cash flow
- $451/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 · 12 photos
80/100
Cosmetic rehab
Est. rehab $6,240–$18,720 screening
This move-in ready 3-bedroom, 2-bath metal home has been recently remodeled and is ready for its new owner. It offers a great opportunity for both homeowners and investors, featuring a second residence and a mobile home generating rental income.
Value-add opportunities
- Both Paint exterior — Enhances curb appeal and value ↑
- Both Replace carpets — Fresh carpet improves comfort and value ↑
ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
F
Composite school gradezoned avg 30/100
Zoned Schools
Elementary
Blue Springs Elementary School
F
AL #238/627
Nat'l #19,191/41,679
High
Clements High School
F
AL #181/305
Nat'l #14,670/17,239
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)
- 29,969
- Household income
- $57,377
- Rent vs Own
- Severe rent burden
- 10% of renters
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 |
|
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| Healthcare | 1 | $5B |
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Price history
-20.0% since first listed5 events — show timeline
- 2026-08-27 Listed $159,900 VMLS
- 2026-08-27 Sold (MLS) $150,700 VMLS
- 2026-07-27 Pending — VMLS
- 2026-05-11 Price Changed $189,900 VMLS
- 2026-03-26 Listed $199,900 VMLS
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…