233 Tobin Ln · Hazel Green, AL 35750

$240,000

3 bd · 1.0 ba · 1,562 sqft · SingleFamily public records · 172 Days on market

Built 2021 10,454 sqft lot $154/sqft · 19% below area Est $292k · 18% under $25/mo HOA · 1% of rent

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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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.9/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks MLS

Immaculate full-brick home built in 2021, shows like new! Bright, open layout with spacious kitchen and split-bedroom design. Private owner’s suite with large walk-in closet. Fully fenced backyard for kids/pets. Located in a charming neighborhood with quick access to everything. Move-in ready! Buyer to verify all info. Ask about our preferred lender incentives!

Key facts

• Full-brick home
• Private owners suite
• Spacious kitchen

Tags

• FULL-BRICK HOME
• SPACIOUS KITCHEN
• PRIVATE OWNERS SUITE
• LARGE WALK-IN CLOSET
• FULLY FENCED BACKYARD
• CHARMING NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (29.4% below list).
• Recommended offer: $170k (29.4% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.9% in Hazel Green — 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 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; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $26k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $25k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $169,514 (29.4% 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 172 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.71% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.47%
• DSCR: 0.85
• GRM: 11.8

CMA / ARV

• ARV (median comp): $291,860
• List price: $240,000
• Delta: -17.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Tobin Ln	0.00mi	3/2.0	1,537 (-2%)	0mo	$240,000	$156	93
169 Keller Dr	0.44mi	3/2.0	1,537 (-2%)	1mo	$261,900	$170	72
189 Tobin Ln	0.24mi	3/2.0	1,685 (+8%)	1mo	$250,000	$148	71
104 Karenlee Cir	0.29mi	3/2.0	1,474 (-6%)	2mo	$251,900	$171	71
152 Cherry Laurel Dr	0.48mi	3/2.0	1,620 (+4%)	0mo	$259,000	$160	67
298 Keller Dr	0.43mi	3/2.0	1,484 (-5%)	2mo	$269,644	$182	66
309 Keller Dr	0.48mi	3/2.0	1,620 (+4%)	2mo	$284,900	$176	66
163 Whitner Dr	0.31mi	4/2.0 (+1)	1,667 (+7%)	1mo	$249,280	$150	64
171 Keller Dr	0.44mi	3/2.0	1,683 (+8%)	3mo	$279,000	$166	60
168 Keller Dr	0.46mi	3/2.0	1,683 (+8%)	3mo	$271,900	$162	59
172 Keller Dr	0.47mi	3/2.0	1,683 (+8%)	3mo	$269,900	$160	59
584 Charity Ln	0.74mi	3/2.0	1,615 (+3%)	0mo	$230,000	$142	56

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: 21.8%
• Equity multiple: 2.76×
• Total profit: $118,292
• Equity at exit: $216,211

10-year hold

• IRR: 19.6%
• Equity multiple: 6.33×
• Total profit: $357,973
• Equity at exit: $466,267

Cash invested: $67,200 (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: 11.8×

Monthly cashflow live

• Estimated rent: $1,695 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$150 /mo · $1,797/yr
• Insurance: −$100
• HOA: −$25
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-194

Break-even live

Break-even rent $1,941

Max offer price $205,698

Occupancy floor —

Sensitivity live

Price	-10% $-58	-5% $-126	+0% $-194	+5% $-262	+10% $-330
Rent	-10% $-328	-5% $-261	+0% $-194	+5% $-127	+10% $-60
Rate	-1.0pp $-73	-0.5pp $-133	base $-194	+0.5pp $-256	+1.0pp $-320

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
117 Hank Ct Hazel Green, AL	3.0	2.0	1517	$1,650	$1.09	44d	1	0.06mi
236 Cherry Laurel Dr Hazel Green, AL	4.0	3.0	1964	$1,750	$0.89	24d	1	0.19mi
189 Tobin Ln Hazel Green, AL	3.0	2.0	1685	$1,775	$1.05	15d	1	0.21mi
108 Karenlee Cir Hazel Green, AL	4.0	2.0	1666	$1,685	$1.01	24d	1	0.24mi
147 Tobin Ln Hazel Green, AL	4.0	2.0	1884	$1,700	$0.90	44d	1	0.25mi
143 Havner Dr Hazel Green, AL	4.0	2.0	1667	$1,775	$1.06	15d	1	0.34mi
169 Keller Dr Hazel Green, AL	3.0	2.0	1537	$1,665	$1.08	15d	1	0.41mi
171 Keller Dr Hazel Green, AL	3.0	2.0	1683	$1,616	$0.96	44d	1	0.41mi
137 Hazel Pine Trl Hazel Green, AL	3.0	2.0	1482	$1,650	$1.11	24d	1	0.43mi
100 Brook Glen Dr Hazel Green, AL	3.0	2.0	1336	$1,595	$1.19	15d	1	0.72mi
149 Hazel Trce Hazel Green, AL	3.0	2.0	1628	$1,695	$1.04	15d	1	1.00mi
206 Hailey May Ct Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	15d	1	1.34mi
202 Hailey May Ct Hazel Green, AL	4.0	2.5	1727	$1,645	$0.95	24d	1	1.37mi
127 London Calvin Way Hazel Green, AL	4.0	2.5	1727	$1,645	$0.95	15d	1	1.38mi
203 Hailey May Ct Hazel Green, AL	4.0	2.0	1797	$1,695	$0.94	24d	1	1.38mi
119 London Calvin Way Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	15d	1	1.40mi
115 London Calvin Way Hazel Green, AL	4.0	2.5	1971	$1,734	$0.88	44d	1	1.41mi
106 London Calvin Way Hazel Green, AL	4.0	2.0	1797	$1,684	$0.94	44d	1	1.42mi
104 London Calvin Way Hazel Green, AL	4.0	2.5	1971	$1,745	$0.89	24d	1	1.43mi
102 London Calvin Way Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	24d	1	1.44mi
120 Grip Dr Hazel Green, AL	4.0	2.0	1732	$1,823	$1.05	22d	1	1.50mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 21 events

1. 2026-05-10
   status Pending 369-char remark

   Show marketing remark (369 chars)

   Immaculate full-brick home built in 2021, shows like new! Bright, open layout with spacious kitchen and split-bedroom design. Private owner’s suite with large walk-in closet. Fully fenced backyard for kids/pets. Located in a charming neighborhood with quick access to everything. Move-in ready! Buyer to verify all info. Ask about our preferred lender incentives!

2. 2026-05-07
   price $240,000 369-char remark

   Show marketing remark (369 chars)

   Immaculate full-brick home built in 2021, shows like new! Bright, open layout with spacious kitchen and split-bedroom design. Private owner’s suite with large walk-in closet. Fully fenced backyard for kids/pets. Located in a charming neighborhood with quick access to everything. Move-in ready! Buyer to verify all info. Ask about our preferred lender incentives!

3. 2026-04-03
   price $249,900 369-char remark

   Show marketing remark (369 chars)

   Immaculate full-brick home built in 2021, shows like new! Bright, open layout with spacious kitchen and split-bedroom design. Private owner’s suite with large walk-in closet. Fully fenced backyard for kids/pets. Located in a charming neighborhood with quick access to everything. Move-in ready! Buyer to verify all info. Ask about our preferred lender incentives!

4. 2026-03-25
   price $256,000 369-char remark

   Show marketing remark (369 chars)

   Immaculate full-brick home built in 2021, shows like new! Bright, open layout with spacious kitchen and split-bedroom design. Private owner’s suite with large walk-in closet. Fully fenced backyard for kids/pets. Located in a charming neighborhood with quick access to everything. Move-in ready! Buyer to verify all info. Ask about our preferred lender incentives!

5. 2026-01-13
   price $259,000 369-char remark

   Show marketing remark (369 chars)

   Immaculate full-brick home built in 2021, shows like new! Bright, open layout with spacious kitchen and split-bedroom design. Private owner’s suite with large walk-in closet. Fully fenced backyard for kids/pets. Located in a charming neighborhood with quick access to everything. Move-in ready! Buyer to verify all info. Ask about our preferred lender incentives!

6. 2025-11-19
   listed $264,900 Active 369-char remark

   Show marketing remark (369 chars)

   Immaculate full-brick home built in 2021, shows like new! Bright, open layout with spacious kitchen and split-bedroom design. Private owner’s suite with large walk-in closet. Fully fenced backyard for kids/pets. Located in a charming neighborhood with quick access to everything. Move-in ready! Buyer to verify all info. Ask about our preferred lender incentives!

7. 2023-10-24
   soldstatus $261,900 Sold 535-char remark

   Show marketing remark (535 chars)

   Under Construction- Estimated Completion Sept 2023 - The FREEPORT - a 4 Bedroom, 2 Bathroom Home. The kitchen features a large island, ample workspace, Pantry, Granite Counters, and Stainless-Steel appliances. Access the Covered Back Patio from the Spacious living room. The Owner's Bedroom features a walk-in closet and Owner's Bathroom with Walk-in Shower. Fourth bedroom can also be used as a study/office. Smart Home Equipped with control panel, programmable thermostat, Skybell doorbell and more. All information TBV by purchaser.

8. 2023-09-05
   status Pending 535-char remark

   Show marketing remark (535 chars)

   Under Construction- Estimated Completion Sept 2023 - The FREEPORT - a 4 Bedroom, 2 Bathroom Home. The kitchen features a large island, ample workspace, Pantry, Granite Counters, and Stainless-Steel appliances. Access the Covered Back Patio from the Spacious living room. The Owner's Bedroom features a walk-in closet and Owner's Bathroom with Walk-in Shower. Fourth bedroom can also be used as a study/office. Smart Home Equipped with control panel, programmable thermostat, Skybell doorbell and more. All information TBV by purchaser.

9. 2023-08-08
   price $261,900 535-char remark

   Show marketing remark (535 chars)

   Under Construction- Estimated Completion Sept 2023 - The FREEPORT - a 4 Bedroom, 2 Bathroom Home. The kitchen features a large island, ample workspace, Pantry, Granite Counters, and Stainless-Steel appliances. Access the Covered Back Patio from the Spacious living room. The Owner's Bedroom features a walk-in closet and Owner's Bathroom with Walk-in Shower. Fourth bedroom can also be used as a study/office. Smart Home Equipped with control panel, programmable thermostat, Skybell doorbell and more. All information TBV by purchaser.

10. 2023-07-28
    price $264,900 535-char remark

    Show marketing remark (535 chars)

    Under Construction- Estimated Completion Sept 2023 - The FREEPORT - a 4 Bedroom, 2 Bathroom Home. The kitchen features a large island, ample workspace, Pantry, Granite Counters, and Stainless-Steel appliances. Access the Covered Back Patio from the Spacious living room. The Owner's Bedroom features a walk-in closet and Owner's Bathroom with Walk-in Shower. Fourth bedroom can also be used as a study/office. Smart Home Equipped with control panel, programmable thermostat, Skybell doorbell and more. All information TBV by purchaser.

11. 2023-06-29
    price $266,900 535-char remark

    Show marketing remark (535 chars)

    Under Construction- Estimated Completion Sept 2023 - The FREEPORT - a 4 Bedroom, 2 Bathroom Home. The kitchen features a large island, ample workspace, Pantry, Granite Counters, and Stainless-Steel appliances. Access the Covered Back Patio from the Spacious living room. The Owner's Bedroom features a walk-in closet and Owner's Bathroom with Walk-in Shower. Fourth bedroom can also be used as a study/office. Smart Home Equipped with control panel, programmable thermostat, Skybell doorbell and more. All information TBV by purchaser.

12. 2023-05-31
    soldstatus $253,900
13. 2023-05-29
    soldstatus $253,900 Sold
14. 2023-05-13
    listed $269,415 Active 535-char remark

    Show marketing remark (535 chars)

    Under Construction- Estimated Completion Sept 2023 - The FREEPORT - a 4 Bedroom, 2 Bathroom Home. The kitchen features a large island, ample workspace, Pantry, Granite Counters, and Stainless-Steel appliances. Access the Covered Back Patio from the Spacious living room. The Owner's Bedroom features a walk-in closet and Owner's Bathroom with Walk-in Shower. Fourth bedroom can also be used as a study/office. Smart Home Equipped with control panel, programmable thermostat, Skybell doorbell and more. All information TBV by purchaser.

15. 2023-04-26
    historical Contingent
16. 2023-04-20
    price $253,900
17. 2023-03-07
    listed $254,900 Active
18. 2021-12-29
    soldstatus $242,415 Sold
19. 2021-09-23
    status Pending
20. 2021-09-15
    listed $242,415 Active
21. 2020-09-22
    soldstatus $2,015,432

ⓘ 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: $1,797 · $150/mo
• Projected year-2 tax: $1,797 · $150/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 ≥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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,342
• − Mortgage interest: −$13,444
• − Property taxes: −$1,797
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − HOA: −$300
• − Depreciation: −$6,982
• Taxable loss: −$6,636
• Est. tax savings @ 24.0%: +$1,593
• After-tax cash flow: $-738/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

-88.1% since first listed

21 events — show timeline

• 2026-05-10 Pending — VMLS
• 2026-05-07 Price Changed $240,000 VMLS
• 2026-04-03 Price Changed $249,900 VMLS
• 2026-03-25 Price Changed $256,000 VMLS
• 2026-01-13 Price Changed $259,000 VMLS
• 2025-11-19 Listed $264,900 VMLS
• 2023-10-24 Sold (MLS) $261,900 VMLS
• 2023-09-05 Pending — VMLS
• 2023-08-08 Price Changed $261,900 VMLS
• 2023-07-28 Price Changed $264,900 VMLS
• 2023-06-29 Price Changed $266,900 VMLS
• 2023-05-31 Sold (Public Records) $253,900 Public Records
• 2023-05-29 Sold (MLS) $253,900 VMLS
• 2023-05-13 Listed $269,415 VMLS
• 2023-04-26 Contingent — VMLS
• 2023-04-20 Price Changed $253,900 VMLS
• 2023-03-07 Listed $254,900 VMLS
• 2021-12-29 Sold (MLS) $242,415 VMLS
• 2021-09-23 Pending — VMLS
• 2021-09-15 Listed $242,415 VMLS
• 2020-09-22 Sold (Public Records) $2,015,432 Public Records

Property tax history

+111.2%/yr

Latest (2024): $1,797 · +111.2% YoY. Source: county tax records.