Melody Plan · Huntsville, AL 35806

$242,850

3 bd · 2.0 ba · 1,209 sqft · SingleFamily · 257 Days on market

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• Livability +4.1/5.0
• Rent growth +3.1/5.0
• Schools +2.9/10.0
• Condition / age +2.5/5.0
• 1% rule +1.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The Melody, brand new floor plan for Ashton Springs! From your covered front porch step into the comfort of your brand new 1 story home. Enjoy entertaining friends & family in the open layout of your 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. Call us today to learn more about the awesome new plan. Photos of a similar floor plan, for marketing purposes only, subject to change during construction.

Key facts

• Covered front porch
• Open layout
• Spacious bathroom

Tags

• COVERED FRONT PORCH
• OPEN LAYOUT
• SECLUDED PRIMARY SUITE
• SPACIOUS BATHROOM
• TREY CEILING

🏗️ New construction. The $242,850 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $267,081.

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 $-566 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (23.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (33.3% below list).
• Recommended offer: $162k (33.3% 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 26d 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 $29k of equity ($2k loan paydown + $27k 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 ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($214k) is reasonable based on typical stale-listing flexibility.

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 $161,958 (33.3% 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 257 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.61% ✗
• Cap rate: 3.75%
• Cash-on-cash: -9.09%
• DSCR: 0.60
• GRM: 13.7

CMA / ARV

• ARV (median comp): $267,081
• 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
6214 Taramore Ln	0.03mi	3/2.0	1,209 (0%)	6mo	$253,952	$210	93
6210 Taramore Ln	0.04mi	3/2.0	1,209 (0%)	7mo	$229,850	$190	93
6219 Taramore Ln NW	0.12mi	3/2.0	1,209 (0%)	2mo	$234,850	$194	92
6207 Taramore Ln	0.12mi	3/2.0	1,209 (0%)	5mo	$233,327	$193	90
73 Tall Sky Ln	0.03mi	3/2.0	1,158 (-4%)	18mo	$256,013	$221	76
6510 Cotton Creek Rd	0.08mi	3/2.0	1,158 (-4%)	20mo	$256,013	$221	73
56 Tall Sky Ln	0.06mi	3/2.0	1,158 (-4%)	23mo	$254,705	$220	71
6018 Stonewater Ct NW	0.28mi	3/2.0	1,235 (+2%)	15mo	$265,000	$215	71
6002 Stonewater Ct NW	0.35mi	3/2.0	1,233 (+2%)	21mo	$265,000	$215	62
6001 NW Taramore Ln	0.40mi	3/2.0	1,173 (-3%)	18mo	$255,000	$217	62

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: 17.8%
• Equity multiple: 2.45×
• Total profit: $108,720
• Equity at exit: $240,608

10-year hold

• IRR: 16.6%
• Equity multiple: 5.64×
• Total profit: $347,182
• Equity at exit: $518,879

Cash invested: $74,783 (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: $1,620 high
• Mortgage (P&I): −$1,401
• Tax est. 1.5%: −$334 /mo · $4,006/yr
• Insurance: −$111
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-566

Break-even live

Break-even rent $2,336

Max offer price $185,141

Occupancy floor —

Sensitivity live

Price	-10% $-382	-5% $-474	+0% $-566	+5% $-659	+10% $-751
Rent	-10% $-694	-5% $-630	+0% $-566	+5% $-502	+10% $-438
Rate	-1.0pp $-432	-0.5pp $-498	base $-566	+0.5pp $-635	+1.0pp $-706

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: $66,770
• Closing costs: $8,012
• 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	0.82mi
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	16d	7	0.92mi
7500 Discovery Point Dr NW Huntsville, AL	3.0	2.5	1527	$1,822	$1.19	16d	7	0.98mi
121 Foster Way Dr Huntsville, AL	2.0	2.0	937	$1,295	$1.38	45d	1	1.47mi
125 Foster Way Dr Huntsville, AL	2.0	2.0	937	$1,350	$1.44	45d	1	1.48mi

Listing history 18 events

1. 2026-06-22
   days on market $242,850 Active 257 DOM
2. 2026-06-18
   days on market $242,850 Active 254 DOM
3. 2026-06-18
   price $242,850 Active 253 DOM
4. 2026-06-17
   days on market $239,850 Active 253 DOM
5. 2026-06-16
   days on market $239,850 Active 252 DOM
6. 2026-06-15
   days on market $239,850 Active 251 DOM
7. 2026-06-14
   days on market $239,850 Active 249 DOM
8. 2026-06-10
   days on market $239,850 Active 246 DOM
9. 2026-06-09
   days on market $239,850 Active 245 DOM
10. 2026-06-08
    days on market $239,850 Active 244 DOM
11. 2026-06-07
    days on market $239,850 Active 243 DOM
12. 2026-06-03
    days on market $239,850 Active 239 DOM
13. 2026-06-02
    days on market $239,850 Active 238 DOM
14. 2026-06-01
    days on market $239,850 Active 237 DOM
15. 2026-05-31
    days on market $239,850 Active 236 DOM
16. 2026-05-30
    days on market $239,850 Active 235 DOM
17. 2026-05-12
    price $239,850 576-char remark

    Show marketing remark (576 chars)

    The Melody, brand new floor plan for Ashton Springs! From your covered front porch step into the comfort of your brand new 1 story home. Enjoy entertaining friends & family in the open layout of your 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. Call us today to learn more about the awesome new plan. Photos of a similar floor plan, for marketing purposes only, subject to change during construction.

18. 2025-10-08
    listed $229,850 Active 576-char remark

    Show marketing remark (576 chars)

    The Melody, brand new floor plan for Ashton Springs! From your covered front porch step into the comfort of your brand new 1 story home. Enjoy entertaining friends & family in the open layout of your 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. Call us today to learn more about the awesome new plan. Photos of a similar floor plan, for marketing purposes only, subject to change during construction.

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $19,435
• − Mortgage interest: −$14,961
• − Property taxes: −$4,006
• − Insurance: −$1,335
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$7,770
• Taxable loss: −$11,747
• Est. tax savings @ 24.0%: +$2,819
• After-tax cash flow: $-3,976/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 Zillow
• 2025-10-08 Listed $229,850 Zillow