Hoffman IV G Plan · Hazel Green, AL 35750

$259,990

3 bd · 2.0 ba · 1,490 sqft · SingleFamily · 116 Days on market

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Why this score? — see what drove the F 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 +4.5/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0

Listing remarks MLS

- Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick & Vinyl Exterior - Recessed Can Lighting in Kitchen - Walk-In Master Closet - Two Car Garage - Covered Rear Patio

Key facts

• Open floor plan
• Covered rear patio
• 2 garage spots

Tags

• OPEN FLOOR PLAN
• BRICK & VINYL EXTERIOR
• RECESSED CAN LIGHTING
• WALK-IN MASTER CLOSET
• COVERED REAR PATIO

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,061.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-768 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (28.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (37.8% below list).
• Recommended offer: $162k (37.8% 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); Moores Mill Intermediate School (math 42% / reading 66%, grade B-, #20 of 257 statewide, top 8%, 840 students, 46% 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 (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 260 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($237k) 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 $161,797 (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 116 days. Have you received any prior offers? Is the seller open to a 38% 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. 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: 0.55% ✗
• Cap rate: 3.18%
• Cash-on-cash: -11.11%
• DSCR: 0.51
• GRM: 15.2

CMA / ARV

• ARV (median comp): $296,061
• List price: $259,990
• Delta: -12.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
118 Parvin Way Dr	0.00mi	3/2.0	1,424 (-4%)	5mo	$285,560	$201	89
120 Parvin Way Dr	0.02mi	3/2.0	1,564 (+5%)	3mo	$278,990	$178	88
123 Parvin Way Dr	0.06mi	3/2.0	1,424 (-4%)	4mo	$279,990	$197	86
134 Parvin Way Dr	0.14mi	3/2.0	1,424 (-4%)	6mo	$279,990	$197	81
114 Parvin Way Dr	0.02mi	3/2.0	1,444 (-3%)	17mo	$229,900	$159	80
129 Parvin Way Dr	0.10mi	3/2.0	1,649 (+11%)	2mo	$293,990	$178	76
122 Parvin Way Dr	0.04mi	3/2.0	1,649 (+11%)	8mo	$294,510	$179	73
126 Canopy Rd	0.48mi	3/2.0	1,610 (+8%)	2mo	$239,900	$149	62
112 Brenna Ln	0.71mi	3/2.0	1,477 (-1%)	8mo	$262,000	$177	59
112 Elledge Farm Dr	0.43mi	3/2.0	1,389 (-7%)	12mo	$255,000	$184	58
213 Rindon Ln	0.56mi	3/2.0	1,623 (+9%)	11mo	$245,000	$151	50
317 Walker Ln	0.73mi	3/2.0	1,368 (-8%)	8mo	$250,000	$183	46

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: 16.5%
• Equity multiple: 2.36×
• Total profit: $112,365
• Equity at exit: $266,715

10-year hold

• IRR: 15.8%
• Equity multiple: 5.46×
• Total profit: $369,400
• Equity at exit: $575,181

Cash invested: $82,897 (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: 260
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $1,618 medium
• Mortgage (P&I): −$1,553
• Tax est. 1.5%: −$370 /mo · $4,441/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $-768

Break-even live

Break-even rent $2,590

Max offer price $184,957

Occupancy floor —

Sensitivity live

Price	-10% $-563	-5% $-666	+0% $-768	+5% $-870	+10% $-972
Rent	-10% $-896	-5% $-832	+0% $-768	+5% $-704	+10% $-640
Rate	-1.0pp $-619	-0.5pp $-693	base $-768	+0.5pp $-845	+1.0pp $-923

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: $74,015
• Closing costs: $8,882
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
110b Kaliegh Paige Cir Unit 110 B New Market, AL	2.0	2.0	888	$1,295	$1.46	45d	1	1.44mi
1051 Steger Rd Meridianville, AL	3.0	2.0	1560	$1,700	$1.09	25d	1	1.48mi

Listing history 15 events

1. 2026-06-22
   days on market $259,990 Active 116 DOM
2. 2026-06-18
   days on market $259,990 Active 113 DOM
3. 2026-06-17
   days on market $259,990 Active 112 DOM
4. 2026-06-16
   days on market $259,990 Active 111 DOM
5. 2026-06-15
   days on market $259,990 Active 110 DOM
6. 2026-06-14
   days on market $259,990 Active 108 DOM
7. 2026-06-10
   days on market $259,990 Active 105 DOM
8. 2026-06-09
   days on market $259,990 Active 104 DOM
9. 2026-06-08
   days on market $259,990 Active 103 DOM
10. 2026-06-07
    pricedays on market $259,990 Active 102 DOM
11. 2026-06-02
    days on market $273,990 Active 97 DOM
12. 2026-06-01
    days on market $273,990 Active 96 DOM
13. 2026-05-31
    days on market $273,990 Active 95 DOM
14. 2026-05-30
    days on market $273,990 Active 94 DOM
15. 2026-02-26
    listed $273,990 Active 177-char remark

    Show marketing remark (177 chars)

    - Open Floor Plan - Three Bedrooms, Two Bathrooms - Brick & Vinyl Exterior - Recessed Can Lighting in Kitchen - Walk-In Master Closet - Two Car Garage - Covered Rear Patio

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $19,416
• − Mortgage interest: −$16,584
• − Property taxes: −$4,441
• − Insurance: −$1,480
• − Repairs & maintenance: −$1,553
• − Management: −$1,553
• − Depreciation: −$8,613
• Taxable loss: −$14,809
• Est. tax savings @ 24.0%: +$3,554
• After-tax cash flow: $-5,660/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

1 event — show timeline

• 2026-02-26 Listed $273,990 Zillow