121 Sugar Bluff Ln · Huntsville, AL 35757

$224,900

3 bd · 1.0 ba · 1,122 sqft · SingleFamily public records · 192 Days on market

Built 1994 $200/sqft · at area comps Est $247k · 9% under

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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).

• ARV discount +11.5/15.0
• Cash flow +11.2/30.0
• Livability +4.1/5.0
• DSCR +3.3/10.0
• Schools +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully maintained 3 bedroom, 2 bathroom home featuring an inviting living room with laminate hardwood floors and soaring vaulted ceilings for a custom feel. The spacious kitchen offers tile flooring, granite countertops, stainless steel appliances, and a generous dining area perfect for gatherings. Both bathrooms also feature granite countertops, and the home has been freshly painted, giving it a crisp and modern touch. Outside, you will enjoy the convenience of a 2-car garage and a partially fenced yard. This move-in-ready home is truly a must-see!

Key facts

• 2 garage spots
• Built 1994
• Listed 192 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $209k (6.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $173k (23.0% below list).
• Recommended offer: $173k (23.0% below list) — sets the bar for 1% rule.
• Cap rate 5.8% vs local median 3.8% in Huntsville — 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 82/100 on livability (#3 in AL, #1,082 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime F.
• Huntsville City (urban): math 21% / reading 46% proficiency, ranked #48 of 129 in AL (top 37%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 203 active listings in the ZIP; 20 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,709 units permitted in Madison County in 2024 (1,186 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 $7k of value loss. Plan a longer hold.
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($198k) 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 $100k; list at $225k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $173,194 (23.0% 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 192 days. Have you received any prior offers? Is the seller open to a 23% 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.82%
• Cash-on-cash: -1.68%
• DSCR: 0.93
• GRM: 10.8

CMA / ARV

• ARV (median comp): $246,666
• List price: $224,900
• Delta: -8.82%
• 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
130 Sweet Hollow Way	0.09mi	3/2.0	1,183 (+5%)	2mo	$215,000	$182	81
105 Oakline Dr	0.12mi	3/2.0	1,213 (+8%)	2mo	$211,000	$174	75
235 Mountain Creek Dr	0.06mi	3/2.0	1,218 (+9%)	5mo	$225,000	$185	74
208 Knox Creek Trl NW	0.25mi	3/2.0	1,135 (+1%)	13mo	$235,000	$207	72
200 Mountain Creek Dr	0.21mi	3/2.0	1,181 (+5%)	8mo	$225,000	$191	71
118 Sweet Hollow Way	0.09mi	3/2.0	1,052 (-6%)	14mo	$230,000	$219	70
109 Sugar Bluff Ln NW	0.08mi	3/2.0	1,201 (+7%)	14mo	$235,000	$196	69
221 Knox Creek Trl NW	0.22mi	4/2.0 (+1)	1,172 (+4%)	6mo	$190,000	$162	68
100 NW Sugar Bluff Ln NW	0.13mi	3/2.0	1,263 (+13%)	2mo	$244,500	$194	67
125 Sandy Hollow Dr NW	0.32mi	3/2.0	1,154 (+3%)	15mo	$229,900	$199	64
158 Sandy Hollow Dr NW	0.18mi	3/2.0	1,278 (+14%)	2mo	$240,000	$188	63
135 Sandy Hollow Dr NW	0.27mi	3/2.0	1,280 (+14%)	16mo	$240,000	$188	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 · 0.69% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.27×
• Total profit: $-46,021
• Equity at exit: $33,533

10-year hold

• IRR: -21.4%
• Equity multiple: 0.00×
• Total profit: $-62,850
• Equity at exit: $19,445

Cash invested: $62,972 (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 35757

• Home prices YoY: -10.3%
• Rents YoY: 0.7%
• Active inventory: 203
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$1,179
• Tax from tax record: −$183 /mo · $2,198/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $-88

Break-even live

Break-even rent $1,843

Max offer price $209,344

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Rent comps 20 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110 Fernwood Cir Madison, AL	3.0	2.0	1410	$1,398	$0.99	44d	1	0.09mi
258 Mountain Creek Dr Madison, AL	3.0	2.0	1206	$1,575	$1.31	14d	1	0.15mi
237 Knox Creek Trl NW Madison, AL	3.0	2.0	1280	$1,650	$1.29	23d	1	0.16mi
117 Willow Bluff Dr Madison, AL	3.0	2.0	1242	$1,600	$1.29	44d	1	0.22mi
111 Fernhill Dr NW Madison, AL	3.0	2.0	1487	$2,195	$1.48	14d	1	0.29mi
1542 Balch Rd Madison, AL	1.0–3.0	1.0–2.0	1077	$1,920	$1.78	14d	21	0.31mi
1435 Balch Rd Madison, AL	1.0–3.0	1.0–2.0	1061	$1,755	$1.65	14d	24	0.38mi
12102 Meadow Place Ln Unit 12102 Madison, AL	2.0	2.0	1420	$1,850	$1.30	14d	1	0.54mi
12130 Meadow Place Ln Unit 12130 Madison, AL	3.0	2.0	1420	$1,850	$1.30	14d	1	0.55mi
5550 Promenade Point Pkwy Madison, AL	1.0–3.0	1.0–2.0	968	$1,404	$1.45	14d	13	0.63mi
12002 Meadow Place Ln Madison, AL	2.0–3.0	2.0	1420	$1,850	$1.30	14d	6	0.63mi
240 Kirby Ln Madison, AL	1.0–3.0	1.0–2.0	1501	$1,585	$1.06	14d	20	0.66mi
330 Kenneth Blvd NW Madison, AL	3.0	2.0	1430	$1,575	$1.10	21d	1	0.66mi
5541 Promenade Point Pkwy NW Madison, AL	1.0–3.0	1.0–2.0	1556	$2,300	$1.48	21d	1	0.68mi
306 Kenneth Blvd NW Madison, AL	3.0	2.0	1436	$1,625	$1.13	14d	1	0.76mi
1150 Balch Rd Madison, AL	1.0–3.0	1.0–2.0	1020	$1,616	$1.58	21d	50	0.78mi
14155 Creek Hl Madison, AL	3.0	2.0	1150	$1,656	$1.44	23d	1	0.86mi
105 Bumper Crop Ln NW Madison, AL	3.0	2.0	1462	$1,545	$1.06	44d	1	0.95mi
560 Jack Clift Blvd Madison, AL	1.0–2.0	1.0–2.0	978	$2,410	$2.46	21d	10	1.22mi
110 Wildweed Ct Madison, AL	3.0	2.0	1481	$1,750	$1.18	44d	1	1.41mi

Listing history 22 events

1. 2026-06-18
   days on market $224,900 Active 192 DOM
2. 2026-06-17
   days on market $224,900 Active 191 DOM
3. 2026-06-16
   days on market $224,900 Active 190 DOM
4. 2026-06-15
   days on market $224,900 Active 189 DOM
5. 2026-06-14
   days on market $224,900 Active 187 DOM
6. 2026-06-10
   days on market $224,900 Active 184 DOM
7. 2026-06-09
   days on market $224,900 Active 183 DOM
8. 2026-06-08
   days on market $224,900 Active 182 DOM
9. 2026-06-07
   days on market $224,900 Active 181 DOM
10. 2026-06-03
    days on market $224,900 Active 177 DOM
11. 2026-06-02
    days on market $224,900 Active 176 DOM
12. 2026-06-01
    days on market $224,900 Active 175 DOM
13. 2026-05-31
    days on market $224,900 Active 174 DOM
14. 2026-05-30
    days on market $224,900 Active 173 DOM
15. 2026-04-24
    price $224,900 560-char remark

    Show marketing remark (560 chars)

    Beautifully maintained 3 bedroom, 2 bathroom home featuring an inviting living room with laminate hardwood floors and soaring vaulted ceilings for a custom feel. The spacious kitchen offers tile flooring, granite countertops, stainless steel appliances, and a generous dining area perfect for gatherings. Both bathrooms also feature granite countertops, and the home has been freshly painted, giving it a crisp and modern touch. Outside, you will enjoy the convenience of a 2-car garage and a partially fenced yard. This move-in-ready home is truly a must-see!

16. 2025-12-08
    listed $235,000 Active 560-char remark

    Show marketing remark (560 chars)

    Beautifully maintained 3 bedroom, 2 bathroom home featuring an inviting living room with laminate hardwood floors and soaring vaulted ceilings for a custom feel. The spacious kitchen offers tile flooring, granite countertops, stainless steel appliances, and a generous dining area perfect for gatherings. Both bathrooms also feature granite countertops, and the home has been freshly painted, giving it a crisp and modern touch. Outside, you will enjoy the convenience of a 2-car garage and a partially fenced yard. This move-in-ready home is truly a must-see!

17. 2013-10-03
    soldstatus $100,000
18. 2013-02-04
    soldstatus $100,000
19. 2013-02-01
    soldstatus $100,000 498-char remark

    Show marketing remark (498 chars)

    This home feels brand new! Beautiful laminate wood floors greet you in the living room, and the vaulted ceilings add to the custom feel. There is a large kitchen and eating area that has new tile floors, granite counter tops, stainless appliances, and new fixtures. The whole house has been painted inside and out. The roof was just put on, and the water heater replaced. The bathrooms have a new look with granite tops, new toilets, and fixtures as well. This home has it all and at a great price!

20. 2012-12-31
    listed $109,900 498-char remark

    Show marketing remark (498 chars)

    This home feels brand new! Beautiful laminate wood floors greet you in the living room, and the vaulted ceilings add to the custom feel. There is a large kitchen and eating area that has new tile floors, granite counter tops, stainless appliances, and new fixtures. The whole house has been painted inside and out. The roof was just put on, and the water heater replaced. The bathrooms have a new look with granite tops, new toilets, and fixtures as well. This home has it all and at a great price!

21. 2012-09-10
    soldstatus $63,500
22. 2012-06-27
    listed $62,000

ⓘ 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: $2,198 · $183/mo
• Projected year-2 tax: $2,198 · $183/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 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,783
• − Mortgage interest: −$12,598
• − Property taxes: −$2,198
• − Insurance: −$1,124
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$6,543
• Taxable loss: −$5,005
• Est. tax savings @ 24.0%: +$1,201
• After-tax cash flow: $145/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: Huntsville City
• NCES district ID: 0101800
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 46% ▬ 0.00%
• Median HH income: $48,264
• Composite: 28.84/100
• National rank: #6647
• State rank: #48 of 129 in AL

Livability — Huntsville

• Score: 82/100
• State rank: #3
• US rank: #1082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Huntsville, AL
• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 18,529
• Household income: $106,175
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 242.0

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 61% Black 26% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -31.04%
• Current HPI: 269.7329
• Rent YoY: ▲ 0.69%
• 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

+262.7% since first listed

8 events — show timeline

• 2026-04-24 Price Changed $224,900 VMLS
• 2025-12-08 Listed $235,000 VMLS
• 2013-10-03 Sold (Public Records) $100,000 Public Records
• 2013-02-04 Sold (Public Records) $100,000 Public Records
• 2013-02-01 Sold (MLS) $100,000 VMLS
• 2012-12-31 Listed $109,900 VMLS
• 2012-09-10 Sold (MLS) $63,500 VMLS
• 2012-06-27 Listed $62,000 VMLS

Property tax history

+6.9%/yr

Latest (2024): $2,198 · +13.8% YoY. Source: county tax records.