128 Parvin Way Dr · Hazel Green, AL 35750

$278,210

3 bd · 2.0 ba · 1,564 sqft · SingleFamily · 56 Days on market

0.28 ac lot $178/sqft · 7% below area Est $301k · 7% under $53/mo HOA · 3% of rent ↓ 3% since listing

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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 +10.8/15.0
• Appreciation +10.0/10.0
• Cash flow +5.7/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.1/10.0

Listing remarks MLS

* 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The BELHAVEN IV G in Parvin Place community offers a 3 bedroom, 2 full bathroom, open and split design. Upgrades for this home include gutters, hardware for cabinets, upgraded kitchen backsplash, soft close doors and drawers for cabinets, quartz countertops, undercabinet lighting, LED coach lights on each side of the garage, and more! Special Features: double vanity, tub/shower combo, and walk-in closet in master bath, walk-in closet in bedrooms 2 and 3, pantry, covered porches, undermount sinks, wood cabinets, LED lighting, ceiling fans in living and master, built-in shelving in pantry and all closets, landscaping, stone address blocks, flood lights, termite system, and more! Energy Efficient Features: water heater, electric kitchen appliance package, vinyl low E-3 tilt-in windows, and more!

Key facts

• Double vanity
• Covered porches
• Led lighting

Tags

• DOUBLE VANITY
• TUB SHOWER COMBO
• WALK IN CLOSET
• COVERED PORCHES
• UNDERMOUNT SINKS
• LED LIGHTING

Property features AI

Finance

• Other: Subdivision: Parvin Place
• HOA & community: Homeowners association with common grounds; HOA fee $160 quarterly

Exterior

• Parking: Attached two-car garage with automatic door opener, garage faces front
• Utilities: Public water; Septic tank sewer
• Home design: Single-family residence; One story
• Construction: Brick construction; Slab foundation; New construction
• Exterior features: Concrete driveway; Sidewalk; Underground utilities; Covered patio; Covered porch; See remarks

Interior

• Kitchen: Range; Dishwasher; Microwave; Disposal; Electric water heater
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central electric heating; Central electric cooling
• Interior features: 8 total rooms; New construction

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $-565 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (29.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $179k (35.8% below list).
• Recommended offer: $179k (35.8% 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: amenities F, commute F, employment 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.
• Zoned schools: Hazel Green Elementary School (math 23% / reading 58%, grade F, #238 of 627 statewide, top 38%, 738 students, 50% FRL); Meridianville Middle School (math 19% / reading 62%, grade F, #56 of 257 statewide, top 22%, 724 students, 45% FRL); Hazel Green High School (math 23% / reading 31%, grade F, #90 of 305 statewide, top 35%, 1,348 students, 42% FRL) — zoned schools average 46% FRL vs 29% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 256 active listings in the ZIP; 6 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).
• This rent runs 31% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 56 days — a 3% lower offer ($270k) 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 $178,512 (35.8% 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 56 days. Have you received any prior offers? Is the seller open to a 36% 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. 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: 0.64% ✗
• Cap rate: 3.85%
• Cash-on-cash: -8.71%
• DSCR: 0.61
• GRM: 13.0

CMA / ARV

• ARV (median comp): $300,506
• List price: $278,210
• Delta: -7.42%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
120 Parvin Way Dr	0.08mi	3/2.0	1,564 (0%)	3mo	$278,990	$178	94
129 Parvin Way Dr	0.04mi	3/2.0	1,649 (+5%)	2mo	$293,990	$178	88
122 Parvin Way Dr	0.05mi	3/2.0	1,649 (+5%)	8mo	$294,510	$179	82
123 Parvin Way Dr	0.06mi	3/2.0	1,424 (-9%)	4mo	$279,990	$197	79
134 Parvin Way Dr	0.05mi	3/2.0	1,424 (-9%)	6mo	$279,990	$197	78
118 Parvin Way Dr	0.09mi	3/2.0	1,424 (-9%)	5mo	$285,560	$201	77
119 Evergreenview Dr	0.06mi	3/2.0	1,500 (-4%)	18mo	$276,000	$184	75
114 Parvin Way Dr	0.11mi	3/2.0	1,444 (-8%)	17mo	$229,900	$159	68
126 Canopy Rd	0.57mi	3/2.0	1,610 (+3%)	2mo	$239,900	$149	67
213 Rindon Ln	0.64mi	3/2.0	1,623 (+4%)	11mo	$245,000	$151	55
112 Elledge Farm Dr	0.50mi	3/2.0	1,389 (-11%)	12mo	$255,000	$184	48

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: 18.2%
• Equity multiple: 2.48×
• Total profit: $115,569
• Equity at exit: $250,634

10-year hold

• IRR: 17.0%
• Equity multiple: 5.73×
• Total profit: $368,769
• Equity at exit: $540,501

Cash invested: $77,899 (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: 13.0×

Monthly cashflow live

• Estimated rent: $1,785 high
• Mortgage (P&I): −$1,459
• Tax est. 1.5%: −$348 /mo · $4,173/yr
• Insurance: −$116
• HOA: −$53
• Vacancy / Maint / Mgmt: −$375
• Net cashflow: $-565

Break-even live

Break-even rent $2,501

Max offer price $196,395

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: $69,552
• Closing costs: $8,346
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
214 Briarcrest Rd Hazel Green, AL	4.0	2.5	2091	$1,825	$0.87	43d	1	0.14mi
214 Briarcrest Rd Hazel Green, AL	4.0	2.5	2091	$1,825	$0.87	23d	1	0.14mi
115 Elledge Farm Dr Hazel Green, AL	4.0	2.5	1990	$1,648	$0.83	23d	1	0.43mi
120 Elledge Farm Dr Hazel Green, AL	4.0	2.0	1999	$1,999	$1.00	23d	1	0.45mi
1051 Steger Rd Meridianville, AL	3.0	2.0	1560	$1,700	$1.09	23d	1	1.45mi
243 Irish Hill Dr Meridianville, AL	4.0	2.0	2100	$2,000	$0.95	43d	1	1.48mi

HOA detail

• Monthly dues: $53 · $636/yr
• Likely covers: waterelectriclandscaping

Listing history 17 events

1. 2026-06-18
   days on market $278,210 Active 56 DOM
2. 2026-06-17
   days on market $278,210 Active 55 DOM
3. 2026-06-16
   days on market $278,210 Active 54 DOM
4. 2026-06-15
   days on market $278,210 Active 53 DOM
5. 2026-06-14
   days on market $278,210 Active 51 DOM
6. 2026-06-10
   days on market $278,210 Active 48 DOM
7. 2026-06-09
   days on market $278,210 Active 47 DOM
8. 2026-06-08
   days on market $278,210 Active 46 DOM
9. 2026-06-07
   days on market $278,210 Active 45 DOM
10. 2026-06-02
    days on market $278,210 Active 40 DOM
11. 2026-06-01
    days on market $278,210 Active 39 DOM
12. 2026-05-31
    days on market $278,210 Active 38 DOM
13. 2026-05-30
    days on market $278,210 Active 37 DOM
14. 2026-04-28
    price $278,210 932-char remark

    Show marketing remark (932 chars)

    * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The BELHAVEN IV G in Parvin Place community offers a 3 bedroom, 2 full bathroom, open and split design. Upgrades for this home include gutters, hardware for cabinets, upgraded kitchen backsplash, soft close doors and drawers for cabinets, quartz countertops, undercabinet lighting, LED coach lights on each side of the garage, and more! Special Features: double vanity, tub/shower combo, and walk-in closet in master bath, walk-in closet in bedrooms 2 and 3, pantry, covered porches, undermount sinks, wood cabinets, LED lighting, ceiling fans in living and master, built-in shelving in pantry and all closets, landscaping, stone address blocks, flood lights, termite system, and more! Energy Efficient Features: water heater, electric kitchen appliance package, vinyl low E-3 tilt-in windows, and more!

15. 2026-04-27
    price $278,210 621-char remark
16. 2026-04-23
    listed $287,210 Active 932-char remark

    Show marketing remark (932 chars)

    * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The BELHAVEN IV G in Parvin Place community offers a 3 bedroom, 2 full bathroom, open and split design. Upgrades for this home include gutters, hardware for cabinets, upgraded kitchen backsplash, soft close doors and drawers for cabinets, quartz countertops, undercabinet lighting, LED coach lights on each side of the garage, and more! Special Features: double vanity, tub/shower combo, and walk-in closet in master bath, walk-in closet in bedrooms 2 and 3, pantry, covered porches, undermount sinks, wood cabinets, LED lighting, ceiling fans in living and master, built-in shelving in pantry and all closets, landscaping, stone address blocks, flood lights, termite system, and more! Energy Efficient Features: water heater, electric kitchen appliance package, vinyl low E-3 tilt-in windows, and more!

17. 2026-04-23
    listed $287,210 Active 621-char remark

    Show marketing remark (932 chars)

    * 2/1 buydown with rate as low as 3.99% for the first 12 months. Contact Builder Sales Rep(s) for current incentive details. * The BELHAVEN IV G in Parvin Place community offers a 3 bedroom, 2 full bathroom, open and split design. Upgrades for this home include gutters, hardware for cabinets, upgraded kitchen backsplash, soft close doors and drawers for cabinets, quartz countertops, undercabinet lighting, LED coach lights on each side of the garage, and more! Special Features: double vanity, tub/shower combo, and walk-in closet in master bath, walk-in closet in bedrooms 2 and 3, pantry, covered porches, undermount sinks, wood cabinets, LED lighting, ceiling fans in living and master, built-in shelving in pantry and all closets, landscaping, stone address blocks, flood lights, termite system, and more! Energy Efficient Features: water heater, electric kitchen appliance package, vinyl low E-3 tilt-in windows, and more!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,421
• − Mortgage interest: −$15,584
• − Property taxes: −$4,173
• − Insurance: −$1,391
• − Repairs & maintenance: −$1,714
• − Management: −$1,714
• − HOA: −$636
• − Depreciation: −$8,093
• Taxable loss: −$11,884
• Est. tax savings @ 24.0%: +$2,852
• After-tax cash flow: $-3,933/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

-3.1% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $278,210 Zillow
• 2026-04-27 Price Changed $278,210 VMLS
• 2026-04-23 Listed $287,210 Zillow
• 2026-04-23 Listed $287,210 VMLS