103 Summerset Ln · Huntsville, AL 35811

$262,000

3 bd · 1.0 ba · 1,221 sqft · SingleFamily public records · 48 Days on market

Built 2012 0.32 ac lot $215/sqft · at area comps Est $286k · 8% 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 +11.3/15.0
• Cash flow +8.2/30.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +1.4/10.0
• 1% rule +1.2/10.0

Listing remarks

Welcome to 103 Summerset Lane! This wonderful home sits on a spacious corner lot and has been freshly painted throughout, offering a clean, updated feel from the moment you walk in. Enjoy the added outdoor space.

Key facts

• Outdoor space
• Corner lot
• 0.32 acre lot

Tags

• CORNER LOT
• OUTDOOR SPACE

Property features AI

Finance

• Other: Living area: 1,279 square feet
• HOA & community: No homeowners association; Subdivision: Springhill Manor

Exterior

• Parking: Attached 2-car garage
• Utilities: Public sewer
• Home design: Single-family residence; One story; Built in 2012; Residential property
• Construction: Brick construction; Slab foundation
• Exterior features: Covered patio; Deck; Public water

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: 10 total rooms; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $262k.

Deal economics

• At list price, monthly cash flow is $-247 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (16.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $163k (37.8% below list).
• Recommended offer: $163k (37.8% below list) — sets the bar for 1% rule.
• Cap rate 5.2% 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.
• 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: Central School (math 38% / reading 63%, grade D+, #114 of 627 statewide, top 19%, 657 students, 37% FRL); Riverton Intermediate School (math 25% / reading 63%, grade D, #42 of 257 statewide, top 17%, 813 students, 36% FRL); Madison County High School (math 32% / reading 42%, grade F, #39 of 305 statewide, top 13%, 483 students, 35% FRL).
• Market conditions: Rents rising fast (+6.8%/yr); 570 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $8k 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 48 days — a 3% lower offer ($254k) is reasonable based on typical stale-listing flexibility.

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 $163,079 (37.8% 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 48 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.62% ✗
• Cap rate: 5.16%
• Cash-on-cash: -4.05%
• DSCR: 0.82
• GRM: 13.4

CMA / ARV

• ARV (median comp): $285,859
• List price: $262,000
• Delta: -8.35%
• 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
102 Alice Janes Cir	0.33mi	3/2.0	1,276 (+4%)	9mo	$245,000	$192	66
104 Summerset Ln	0.05mi	3/2.0	1,356 (+11%)	15mo	$275,000	$203	63
105 Alice Janes Cir	0.32mi	3/2.0	1,331 (+9%)	5mo	$220,000	$165	62
103 Moms Cir	0.41mi	3/2.0	1,290 (+6%)	8mo	$250,000	$194	61
232 Pops Cor	0.36mi	3/2.0	1,323 (+8%)	6mo	$226,000	$171	60
119 Spring Farm Rd	0.30mi	3/2.0	1,300 (+6%)	14mo	$247,500	$190	60
104 Alice Janes Cir	0.34mi	3/2.0	1,313 (+8%)	11mo	$218,000	$166	59
118 Sydney St	0.36mi	3/2.0	1,393 (+14%)	2mo	$248,000	$178	54
105 Sydney St	0.30mi	3/2.0	1,324 (+8%)	18mo	$265,000	$200	53
102 Allenwood Dr	0.61mi	3/2.0	1,170 (-4%)	20mo	$229,900	$196	44
3279 Dug Hill Rd	0.53mi	2/2.0 (-1)	1,404 (+15%)	2mo	$182,000	$130	40
105 Allenwood Dr	0.57mi	3/2.0	1,401 (+15%)	11mo	$235,000	$168	35

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: -19.7%
• Equity multiple: 0.29×
• Total profit: $-51,859
• Equity at exit: $39,065

10-year hold

• IRR: -7.0%
• Equity multiple: 0.49×
• Total profit: $-37,214
• Equity at exit: $22,653

Cash invested: $73,360 (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 35811

• Home prices YoY: -2.1%
• Rents YoY: 6.8%
• Active inventory: 570
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,631 medium
• Mortgage (P&I): −$1,374
• Tax from tax record: −$52 /mo · $630/yr
• Insurance: −$109
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $-247

Break-even live

Break-even rent $1,944

Max offer price $218,315

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-173	+0% $-247	+5% $-321	+10% $-396
Rent	-10% $-376	-5% $-312	+0% $-247	+5% $-183	+10% $-118
Rate	-1.0pp $-115	-0.5pp $-181	base $-247	+0.5pp $-315	+1.0pp $-384

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: $65,500
• Closing costs: $7,860
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Raleigh Way Huntsville, AL	3.0	2.0	1475	$1,600	$1.08	45d	1	0.32mi
115 Ryland Ridge Cir Apt 32 Huntsville, AL	2.0	1.0	750	$1,095	$1.46	46d	1	1.00mi

Listing history 10 events

1. 2026-06-14
   statusdays on market $262,000 Pending 48 DOM
2. 2026-06-10
   days on market $262,000 Active 47 DOM
3. 2026-06-09
   days on market $262,000 Active 46 DOM
4. 2026-06-08
   days on market $262,000 Active 45 DOM
5. 2026-06-07
   days on market $262,000 Active 44 DOM
6. 2026-06-02
   days on market $262,000 Active 39 DOM
7. 2026-06-01
   days on market $262,000 Active 38 DOM
8. 2026-05-31
   days on market $262,000 Active 37 DOM
9. 2026-05-30
   days on market $262,000 Active 36 DOM
10. 2026-04-24
    listed $262,000 Active 212-char remark

ⓘ 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: $630 · $52/mo
• Projected year-2 tax: $1,074 · $90/mo
• Expected delta: +$444/yr (+$37/mo · 70.5%)

ⓘ 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 ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,569
• − Mortgage interest: −$14,676
• − Property taxes: −$630
• − Insurance: −$1,310
• − Repairs & maintenance: −$1,566
• − Management: −$1,566
• − Depreciation: −$7,622
• Taxable loss: −$7,799
• Est. tax savings @ 24.0%: +$1,872
• After-tax cash flow: $-1,096/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 — 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: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 31,008
• Household income: $90,812
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 517.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 27% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -7.13%
• Current HPI: 332.9423
• Rent YoY: ▲ 6.81%
• 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

2 events — show timeline

• 2026-06-11 Pending — VMLS
• 2026-04-24 Listed $262,000 VMLS

Property tax history

+5.2%/yr

Latest (2024): $630 · +0.0% YoY. Source: county tax records.