600 Tall Sky Ln · Huntsville, AL 35806

$242,850

3 bd · 2.0 ba · 1,209 sqft · SingleFamily · 188 Days on market

4,356 sqft lot $201/sqft · 9% below area Est $267k · 9% under $33/mo HOA · 2% of rent

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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 +11.6/15.0
• Appreciation +10.0/10.0
• Cash flow +6.3/30.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Under Construction-The Melody. Enjoy greeting your neighbors from your large covered front porch. Invite friends & family into the comfort of your home and enjoy gathering socially in your open layout of the family room, kitchen & dining area. The secluded primary suite with its trey ceiling and spacious bathroom will be your peaceful retreat at the end of the day. The 2 other bedrooms also feature trey ceilings. Enjoy the convenience of the one car garage. Photos/videos of a similar home. Price listed is base price; options & upgrades added may increase the the final cost.

Key facts

• One car garage
• Open layout
• Spacious bathroom

Tags

• LARGE COVERED FRONT PORCH
• OPEN LAYOUT
• SECLUDED PRIMARY SUITE
• SPACIOUS BATHROOM
• ONE CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $243k.

Deal economics

• At list price, monthly cash flow is $-434 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $180k (25.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (33.4% below list).
• Recommended offer: $162k (33.4% below list) — sets the bar for 1% rule.

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 rising (+2.6%/yr); 216 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• 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 ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

Recommended offer $161,741 (33.4% 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 188 days. Have you received any prior offers? Is the seller open to a 33% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.67% ✗
• Cap rate: 4.15%
• Cash-on-cash: -7.65%
• DSCR: 0.66
• GRM: 12.5

CMA / ARV

• ARV (median comp): $267,075
• List price: $242,850
• Delta: -9.07%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6219 Taramore Ln NW	0.11mi	3/2.0	1,209 (0%)	2mo	$234,850	$194	93
6214 Taramore Ln	0.07mi	3/2.0	1,209 (0%)	6mo	$253,952	$210	91
6207 Taramore Ln	0.11mi	3/2.0	1,209 (0%)	5mo	$233,327	$193	91
6210 Taramore Ln	0.08mi	3/2.0	1,209 (0%)	7mo	$229,850	$190	91
73 Tall Sky Ln	0.07mi	3/2.0	1,158 (-4%)	18mo	$256,013	$221	75
6510 Cotton Creek Rd	0.04mi	3/2.0	1,158 (-4%)	20mo	$256,013	$221	75
6018 Stonewater Ct NW	0.25mi	3/2.0	1,235 (+2%)	15mo	$265,000	$215	73
56 Tall Sky Ln	0.04mi	3/2.0	1,158 (-4%)	23mo	$254,705	$220	72
6002 Stonewater Ct NW	0.32mi	3/2.0	1,233 (+2%)	21mo	$265,000	$215	64
6001 NW Taramore Ln	0.36mi	3/2.0	1,173 (-3%)	18mo	$255,000	$217	63

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 · 2.57% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.53×
• Total profit: $103,999
• Equity at exit: $218,779

10-year hold

• IRR: 17.3%
• Equity multiple: 5.80×
• Total profit: $326,672
• Equity at exit: $471,804

Cash invested: $67,998 (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 35806

• Home prices YoY: 20.0%
• Rents YoY: 2.6%
• Active inventory: 216
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,617 high
• Mortgage (P&I): −$1,274
• Tax est. 1.5%: −$304 /mo · $3,643/yr
• Insurance: −$101
• HOA: −$33
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-434

Break-even live

Break-even rent $2,166

Max offer price $180,118

Occupancy floor —

Sensitivity live

Price	-10% $-266	-5% $-350	+0% $-434	+5% $-517	+10% $-601
Rent	-10% $-561	-5% $-497	+0% $-434	+5% $-370	+10% $-306
Rate	-1.0pp $-311	-0.5pp $-372	base $-434	+0.5pp $-496	+1.0pp $-560

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: $60,712
• Closing costs: $7,286
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7599 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	25d	1	0.81mi
7582 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	25d	1	0.83mi
7589 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1500	$1,720	$1.15	25d	1	0.83mi
710 Nick Fitcheard Rd NW Huntsville, AL	2.0	2.0	1200	$1,359	$1.13	15d	7	0.93mi
7500 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1527	$1,822	$1.19	15d	7	1.00mi
121 Foster Way Dr Huntsville, AL	2.0	2.0	937	$1,295	$1.38	45d	1	1.39mi
125 Foster Way Dr Huntsville, AL	2.0	2.0	937	$1,350	$1.44	45d	1	1.40mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 18 events

1. 2026-06-22
   days on market $242,850 Active 188 DOM
2. 2026-06-18
   days on market $242,850 Active 185 DOM
3. 2026-06-18
   price $242,850 Active 184 DOM
4. 2026-06-17
   days on market $239,850 Active 184 DOM
5. 2026-06-16
   days on market $239,850 Active 183 DOM
6. 2026-06-15
   days on market $239,850 Active 182 DOM
7. 2026-06-14
   days on market $239,850 Active 180 DOM
8. 2026-06-10
   days on market $239,850 Active 177 DOM
9. 2026-06-09
   days on market $239,850 Active 176 DOM
10. 2026-06-08
    days on market $239,850 Active 175 DOM
11. 2026-06-07
    days on market $239,850 Active 174 DOM
12. 2026-06-03
    days on market $239,850 Active 170 DOM
13. 2026-06-02
    days on market $239,850 Active 169 DOM
14. 2026-06-01
    days on market $239,850 Active 168 DOM
15. 2026-05-31
    days on market $239,850 Active 167 DOM
16. 2026-05-30
    days on market $239,850 Active 166 DOM
17. 2026-05-12
    price $239,850 592-char remark

    Show marketing remark (592 chars)

    Under Construction-The Melody. Enjoy greeting your neighbors from your large covered front porch. Invite friends & family into the comfort of your home and enjoy gathering socially in your open layout of the family room, kitchen & dining area. The secluded primary suite with its trey ceiling and spacious bathroom will be your peaceful retreat at the end of the day. The 2 other bedrooms also feature trey ceilings. Enjoy the convenience of the one car garage. Photos/videos of a similar home. Price listed is base price; options & upgrades added may increase the the final cost.

18. 2025-12-15
    listed $229,850 Active 592-char remark

    Show marketing remark (592 chars)

    Under Construction-The Melody. Enjoy greeting your neighbors from your large covered front porch. Invite friends & family into the comfort of your home and enjoy gathering socially in your open layout of the family room, kitchen & dining area. The secluded primary suite with its trey ceiling and spacious bathroom will be your peaceful retreat at the end of the day. The 2 other bedrooms also feature trey ceilings. Enjoy the convenience of the one car garage. Photos/videos of a similar home. Price listed is base price; options & upgrades added may increase the the final cost.

ⓘ 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: $19,409
• − Mortgage interest: −$13,603
• − Property taxes: −$3,643
• − Insurance: −$1,214
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − HOA: −$396
• − Depreciation: −$7,065
• Taxable loss: −$9,618
• Est. tax savings @ 24.0%: +$2,308
• After-tax cash flow: $-2,894/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): 29,161
• Household income: $86,768
• Rent vs Own: 54.2% rent · 45.8% own
• Severe rent burden: 1249.0

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 0.57)
• Race & ethnicity: White 58% Black 30% Hispanic / Latino 5% Two or more races 5% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 7% · Canada, Vietnam, China
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 1% Other Asian/Pacific 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: ▲ 71.67%
• Current HPI: 430.5866
• Rent YoY: ▲ 2.57%
• 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

+4.4% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $239,850 VMLS
• 2025-12-15 Listed $229,850 VMLS