27962 Copeland Rd · Huntsville, AL 35613

$244,900

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 130 Days on market

Built 2015 0.72 ac lot $163/sqft · 6% above area Est $296k · 17% 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 +15.0/15.0
• Cash flow +9.3/30.0
• Livability +4.1/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Country Setting, and just 12 min from both Madison and Athens! Take heart on 3/4 acre. Asphalt Driveway, 25x25 shop, 12x20 shed all added and modern looks and living inside! This one sits off the road good, and in front of a wooded tree line. Bonus room has unique finish and is a good 400sqft size. Great for many things. Come checkout your new home today!

Key facts

• Fully remodeled home
• Winding drive
• 12x20 shed

Tags

• SERENE COUNTRY SETTING
• WINDING DRIVE
• 25X25 SHOP
• 12X20 SHED
• FULLY REMODELED HOME
• OPEN MAIN LIVING SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $-180 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $219k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $192k (21.8% below list).
• Recommended offer: $192k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.4% 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.
• 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: Creekside Elementary School (math 42% / reading 66%, grade C, #96 of 627 statewide, top 16%, 560 students, 41% FRL) — zoned schools at 41% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 32% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Limestone County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 821 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 130 days — a 12% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y ago; this cycle's ask has dropped $24k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $245k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $191,500 (21.8% 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 130 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.78% ✗
• Cap rate: 5.41%
• Cash-on-cash: -3.14%
• DSCR: 0.86
• GRM: 10.7

CMA / ARV

• ARV (median comp): $295,606
• List price: $244,900
• Delta: -17.15%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28043 Copeland Rd	0.10mi	3/2.0	1,521 (+1%)	15mo	$238,000	$156	80
27945 Copeland Rd	0.06mi	3/2.0	1,600 (+7%)	10mo	$200,000	$125	78
18569 Belmont Cir	0.66mi	3/2.0	1,500 (0%)	22mo	$250,000	$167	51
18689 Belmont Cir	0.72mi	3/2.0	1,626 (+8%)	4mo	$280,000	$172	49
27660 Mistic Dawn Dr	0.54mi	3/2.0	1,421 (-5%)	23mo	$258,000	$182	47
19738 E Limestone Rd	0.67mi	3/2.0	1,567 (+4%)	20mo	$257,500	$164	45
19717 Olivia Ln	0.63mi	3/2.0	1,420 (-5%)	21mo	$265,000	$187	45
27846 Trotters Ln	0.72mi	3/2.0	1,660 (+11%)	6mo	$290,000	$175	43
18493 Belmont Cir	0.67mi	3/2.0	1,387 (-8%)	22mo	$245,000	$177	38
27665 Mistic Dawn Dr	0.57mi	3/2.0	1,331 (-11%)	21mo	$250,000	$188	37
27436 Ed Ray Rd	0.74mi	3/2.0	1,350 (-10%)	15mo	$227,000	$168	36

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.5%
• Equity multiple: 0.25×
• Total profit: $-51,094
• Equity at exit: $36,515

10-year hold

• IRR: -15.2%
• Equity multiple: 0.14×
• Total profit: $-59,104
• Equity at exit: $21,174

Cash invested: $68,572 (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 35613

• Home prices YoY: -33.9%
• Active inventory: 821
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,915 medium
• Mortgage (P&I): −$1,284
• Tax est. 1.5%: −$306 /mo · $3,674/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$402
• Net cashflow: $-180

Break-even live

Break-even rent $2,142

Max offer price $218,912

Occupancy floor —

Sensitivity live

Price	-10% $-10	-5% $-95	+0% $-180	+5% $-264	+10% $-349
Rent	-10% $-331	-5% $-255	+0% $-180	+5% $-104	+10% $-28
Rate	-1.0pp $-56	-0.5pp $-117	base $-180	+0.5pp $-243	+1.0pp $-308

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: $61,225
• Closing costs: $7,347
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18201 Menefee Rd Athens, AL	3.0	2.0	1665	$1,600	$0.96	16d	1	0.92mi
27657 Phillip Wagnon Dr Athens, AL	3.0	2.0	1360	$1,750	$1.29	16d	1	0.92mi
27846 Phillip Wagnon Dr Athens, AL	4.0	2.0	1875	$2,000	$1.07	25d	1	0.94mi

Listing history 28 events

1. 2026-06-16
   statusdays on market $244,900 Pending 130 DOM
2. 2026-06-15
   days on market $244,900 Active 129 DOM
3. 2026-06-14
   days on market $244,900 Active 127 DOM
4. 2026-06-10
   days on market $244,900 Active 124 DOM
5. 2026-06-09
   days on market $244,900 Active 123 DOM
6. 2026-06-08
   days on market $244,900 Active 122 DOM
7. 2026-06-07
   days on market $244,900 Active 121 DOM
8. 2026-06-05
   days on market $244,900 Active 118 DOM
9. 2026-06-03
   days on market $244,900 Active 117 DOM
10. 2026-06-02
    days on market $244,900 Active 116 DOM
11. 2026-06-01
    days on market $244,900 Active 115 DOM
12. 2026-05-31
    days on market $244,900 Active 114 DOM
13. 2026-05-30
    days on market $244,900 Active 113 DOM
14. 2026-05-04
    price $254,900 357-char remark

    Show marketing remark (357 chars)

    Country Setting, and just 12 min from both Madison and Athens! Take heart on 3/4 acre. Asphalt Driveway, 25x25 shop, 12x20 shed all added and modern looks and living inside! This one sits off the road good, and in front of a wooded tree line. Bonus room has unique finish and is a good 400sqft size. Great for many things. Come checkout your new home today!

15. 2026-04-25
    price $259,899 357-char remark

    Show marketing remark (357 chars)

    Country Setting, and just 12 min from both Madison and Athens! Take heart on 3/4 acre. Asphalt Driveway, 25x25 shop, 12x20 shed all added and modern looks and living inside! This one sits off the road good, and in front of a wooded tree line. Bonus room has unique finish and is a good 400sqft size. Great for many things. Come checkout your new home today!

16. 2026-04-06
    price $259,900 357-char remark

    Show marketing remark (357 chars)

    Country Setting, and just 12 min from both Madison and Athens! Take heart on 3/4 acre. Asphalt Driveway, 25x25 shop, 12x20 shed all added and modern looks and living inside! This one sits off the road good, and in front of a wooded tree line. Bonus room has unique finish and is a good 400sqft size. Great for many things. Come checkout your new home today!

17. 2026-03-27
    status Active 357-char remark

    Show marketing remark (357 chars)

    Country Setting, and just 12 min from both Madison and Athens! Take heart on 3/4 acre. Asphalt Driveway, 25x25 shop, 12x20 shed all added and modern looks and living inside! This one sits off the road good, and in front of a wooded tree line. Bonus room has unique finish and is a good 400sqft size. Great for many things. Come checkout your new home today!

18. 2026-03-12
    status Pending 357-char remark

    Show marketing remark (357 chars)

    Country Setting, and just 12 min from both Madison and Athens! Take heart on 3/4 acre. Asphalt Driveway, 25x25 shop, 12x20 shed all added and modern looks and living inside! This one sits off the road good, and in front of a wooded tree line. Bonus room has unique finish and is a good 400sqft size. Great for many things. Come checkout your new home today!

19. 2026-02-27
    price $263,900 357-char remark

    Show marketing remark (357 chars)

    Country Setting, and just 12 min from both Madison and Athens! Take heart on 3/4 acre. Asphalt Driveway, 25x25 shop, 12x20 shed all added and modern looks and living inside! This one sits off the road good, and in front of a wooded tree line. Bonus room has unique finish and is a good 400sqft size. Great for many things. Come checkout your new home today!

20. 2026-02-11
    price $268,900 357-char remark

    Show marketing remark (357 chars)

    Country Setting, and just 12 min from both Madison and Athens! Take heart on 3/4 acre. Asphalt Driveway, 25x25 shop, 12x20 shed all added and modern looks and living inside! This one sits off the road good, and in front of a wooded tree line. Bonus room has unique finish and is a good 400sqft size. Great for many things. Come checkout your new home today!

21. 2026-01-22
    listed $269,000 Active 357-char remark

    Show marketing remark (357 chars)

    Country Setting, and just 12 min from both Madison and Athens! Take heart on 3/4 acre. Asphalt Driveway, 25x25 shop, 12x20 shed all added and modern looks and living inside! This one sits off the road good, and in front of a wooded tree line. Bonus room has unique finish and is a good 400sqft size. Great for many things. Come checkout your new home today!

22. 2025-02-11
    status Pending
23. 2025-02-06
    price $245,000
24. 2025-01-13
    price $250,000
25. 2024-12-09
    price $260,000
26. 2024-11-21
    listed $275,000 Active
27. 2018-06-15
    soldstatus $75,000
28. 2017-08-03
    listed $87,000

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $22,980
• − Mortgage interest: −$13,718
• − Property taxes: −$3,674
• − Insurance: −$1,224
• − Repairs & maintenance: −$1,838
• − Management: −$1,838
• − Depreciation: −$7,124
• Taxable loss: −$6,437
• Est. tax savings @ 24.0%: +$1,545
• After-tax cash flow: $-610/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: 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

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

• County: Limestone County · 80,439 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 25,523
• Household income: $100,845
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 118.0

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 (83%)
• Race & ethnicity: White 83% Black 7% Hispanic / Latino 5% Two or more races 5%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Slovak 3% Lithuanian 2% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3% Vietnamese 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: ▼ -88.56%
• Current HPI: 173.0763
• 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

+193.0% since first listed

15 events — show timeline

• 2026-05-04 Price Changed $254,900 VMLS
• 2026-04-25 Price Changed $259,899 VMLS
• 2026-04-06 Price Changed $259,900 VMLS
• 2026-03-27 Relisted — VMLS
• 2026-03-12 Pending — VMLS
• 2026-02-27 Price Changed $263,900 VMLS
• 2026-02-11 Price Changed $268,900 VMLS
• 2026-01-22 Listed $269,000 VMLS
• 2025-02-11 Pending — VMLS
• 2025-02-06 Price Changed $245,000 VMLS
• 2025-01-13 Price Changed $250,000 VMLS
• 2024-12-09 Price Changed $260,000 VMLS
• 2024-11-21 Listed $275,000 VMLS
• 2018-06-15 Sold (MLS) $75,000 VMLS
• 2017-08-03 Listed $87,000 VMLS

Property tax history

-44.9%/yr

Latest (2023): $30 · +0.0% YoY. Source: county tax records.