Newlin Plan · Hazel Green, AL 35750

$260,150

3 bd · 2.0 ba · 1,474 sqft · SingleFamily · 292 Days on market

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

Key facts

• Walk-in closet
• Open floorplan
• Secondary bedrooms

Tags

• OPEN FLOORPLAN
• OWNER'S SUITE
• EN-SUITE BATHROOM
• WALK-IN CLOSET
• SECONDARY BEDROOMS

🏗️ New construction. The $260,150 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $277,865.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-597 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (35.6% below list).
• Recommended offer: $167k (35.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#54 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Madison County (rural): math 27% / reading 56% proficiency, ranked #19 of 129 in AL (top 15%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 256 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $167,444 (35.6% 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 292 days. Have you received any prior offers? Is the seller open to a 36% 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: 0.60% ✗
• Cap rate: 3.71%
• Cash-on-cash: -9.21%
• DSCR: 0.59
• GRM: 13.8

CMA / ARV

• ARV (median comp): $277,865
• List price: $260,150
• Delta: -6.38%
• 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
104 Karenlee Cir	0.16mi	3/2.0	1,474 (0%)	2mo	$251,900	$171	90
169 Keller Dr	0.16mi	3/2.0	1,537 (+4%)	1mo	$261,900	$170	84
233 Tobin Ln	0.40mi	3/2.0	1,537 (+4%)	0mo	$240,000	$156	74
298 Keller Dr	0.53mi	3/2.0	1,484 (+1%)	2mo	$269,644	$182	73
168 Keller Dr	0.16mi	3/2.0	1,683 (+14%)	3mo	$271,900	$162	66
171 Keller Dr	0.17mi	3/2.0	1,683 (+14%)	3mo	$279,000	$166	66
172 Keller Dr	0.18mi	3/2.0	1,683 (+14%)	3mo	$269,900	$160	66
163 Whitner Dr	0.15mi	4/2.0 (+1)	1,667 (+13%)	1mo	$249,280	$150	65
189 Tobin Ln	0.23mi	3/2.0	1,685 (+14%)	1mo	$250,000	$148	65
309 Keller Dr	0.59mi	3/2.0	1,620 (+10%)	2mo	$284,900	$176	54
152 Cherry Laurel Dr	0.65mi	3/2.0	1,620 (+10%)	0mo	$259,000	$160	53
147 Butch Cir	0.56mi	3/2.0	1,269 (-14%)	1mo	$254,900	$201	50

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.8%
• Equity multiple: 2.46×
• Total profit: $113,306
• Equity at exit: $250,322

10-year hold

• IRR: 16.7%
• Equity multiple: 5.67×
• Total profit: $363,641
• Equity at exit: $539,830

Cash invested: $77,802 (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 35750

• Home prices YoY: 8.2%
• Active inventory: 256
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $1,674 high
• Mortgage (P&I): −$1,457
• Tax est. 1.5%: −$347 /mo · $4,168/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $-597

Break-even live

Break-even rent $2,431

Max offer price $191,412

Occupancy floor —

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: $69,466
• Closing costs: $8,336
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 Havner Dr Hazel Green, AL	4.0	2.0	1667	$1,775	$1.06	13d	1	0.15mi
108 Karenlee Cir Hazel Green, AL	4.0	2.0	1666	$1,685	$1.01	23d	1	0.18mi
169 Keller Dr Hazel Green, AL	3.0	2.0	1537	$1,665	$1.08	13d	1	0.18mi
171 Keller Dr Hazel Green, AL	3.0	2.0	1683	$1,616	$0.96	43d	1	0.19mi
189 Tobin Ln Hazel Green, AL	3.0	2.0	1685	$1,775	$1.05	13d	1	0.22mi
117 Hank Ct Hazel Green, AL	3.0	2.0	1517	$1,650	$1.09	43d	1	0.32mi
137 Hazel Pine Trl Hazel Green, AL	3.0	2.0	1482	$1,650	$1.11	23d	1	0.59mi
109 Bullard Rd Apt A6 Hazel Green, AL	2.0	2.0	1008	$1,200	$1.19	43d	1	0.99mi
109 Bullard Rd Unit C-5 Hazel Green, AL	2.0	2.0	1008	$1,100	$1.09	43d	1	0.99mi
100 Brook Glen Dr Hazel Green, AL	3.0	2.0	1336	$1,595	$1.19	13d	1	1.06mi
202 Hailey May Ct Hazel Green, AL	4.0	2.5	1727	$1,645	$0.95	23d	1	1.14mi
203 Hailey May Ct Hazel Green, AL	4.0	2.0	1797	$1,695	$0.94	23d	1	1.15mi
127 London Calvin Way Hazel Green, AL	4.0	2.5	1727	$1,645	$0.95	13d	1	1.16mi
106 London Calvin Way Hazel Green, AL	4.0	2.0	1797	$1,684	$0.94	43d	1	1.18mi
149 Hazel Trce Hazel Green, AL	3.0	2.0	1628	$1,695	$1.04	13d	1	1.29mi

Listing history 20 events

1. 2026-06-18
   days on market $260,150 Active 292 DOM
2. 2026-06-17
   days on market $260,150 Active 291 DOM
3. 2026-06-16
   days on market $260,150 Active 290 DOM
4. 2026-06-15
   days on market $260,150 Active 289 DOM
5. 2026-06-14
   days on market $260,150 Active 287 DOM
6. 2026-06-10
   days on market $260,150 Active 284 DOM
7. 2026-06-09
   days on market $260,150 Active 283 DOM
8. 2026-06-08
   days on market $260,150 Active 282 DOM
9. 2026-06-07
   days on market $260,150 Active 281 DOM
10. 2026-06-02
    days on market $260,150 Active 276 DOM
11. 2026-06-01
    days on market $260,150 Active 275 DOM
12. 2026-05-31
    days on market $260,150 Active 274 DOM
13. 2026-05-30
    days on market $260,150 Active 273 DOM
14. 2026-05-02
    price $258,400 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

15. 2026-04-23
    price $253,900 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

16. 2026-03-22
    price $252,400 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

17. 2026-02-20
    price $251,900 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

18. 2026-02-13
    price $251,650 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

19. 2026-01-07
    price $250,900 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

20. 2025-08-30
    listed $249,900 Active 399-char remark

    Show marketing remark (399 chars)

    This single-level home showcases a spacious open floorplan shared between the kitchen, dining area and family room for easy entertaining. An owner's suite enjoys a private location in a rear corner of the home, complemented by an en-suite bathroom and walk-in closet. There are two secondary bedrooms at the front of the home, which are comfortable spaces for household members and overnight guests.

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $20,093
• − Mortgage interest: −$15,565
• − Property taxes: −$4,168
• − Insurance: −$1,389
• − Repairs & maintenance: −$1,607
• − Management: −$1,607
• − Depreciation: −$8,083
• Taxable loss: −$12,327
• Est. tax savings @ 24.0%: +$2,958
• After-tax cash flow: $-4,211/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: Madison County
• NCES district ID: 0102220
• Math proficiency: 27% ▼ -32.00%
• Reading proficiency: 56% ▼ -1.00%
• Median HH income: $66,058
• Composite: 37.15/100
• National rank: #4483
• State rank: #19 of 129 in AL

Livability — Hazel Green

• Score: 69/100
• State rank: #54
• US rank: #8575

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety B- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazel Green, AL
• County: Madison County · 380,832 people
• City population: 13,413
• Metro: Huntsville, AL
• Population (ZIP): 13,413
• Household income: $68,389
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 162.0

Population outlook (Madison County) Hauer SSP2

• Today (2025): 392,086 people
• By 2030: 409,788 · +4.5%
• By 2040: 440,557 · +12.4%
• By 2050: 460,990 · +17.6%
• By 2075: 502,872 · +28.3%
• By 2100: 513,623 · +31.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Asian 5% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Chinese 1% Korean 1%

Political lean MEDSL · Madison

• 2024 margin: Lean R (+9.0) · D 44.7% · R 53.7% · Other 1.6%
• 2008→2024 swing: +6.0pp toward D · 2008: -14.9pp · 2024: -9.0pp
• All cycles: 2024: R+9.0 2020: R+8.0 2016: R+16.8 2012: R+18.7 2008: R+14.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 33.59%
• Current HPI: 444.7418
• 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

+3.4% since first listed

7 events — show timeline

• 2026-05-02 Price Changed $258,400 Zillow
• 2026-04-23 Price Changed $253,900 Zillow
• 2026-03-22 Price Changed $252,400 Zillow
• 2026-02-20 Price Changed $251,900 Zillow
• 2026-02-13 Price Changed $251,650 Zillow
• 2026-01-07 Price Changed $250,900 Zillow
• 2025-08-30 Listed $249,900 Zillow