The Greenbrier II Plan · Huntsville, AL 35749

$261,900

3 bd · 2.5 ba · 2,237 sqft · SingleFamily · 931 Days on market

Excellent condition ↓ 5% since listing

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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).

• ARV discount +7.5/15.0
• Cash flow +7.2/30.0
• Condition / age +4.8/5.0
• Livability +4.1/5.0
• Schools +3.4/10.0
• Rent growth +2.7/5.0
• 1% rule +2.0/10.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Greenbrier II greets you with a covered front porch for excellent curb appeal. Just off the owner's entrance is a spacious island kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest and relaxation, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook.

Key facts

• Listed 930 days

🏗️ New construction. The $261,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $303,219.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $262k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-418 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $243k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (18.9% below list).
• Recommended offer: $212k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.8% in Huntsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• Zoned schools: Endeavor Elementary School (math 30% / reading 63%, grade D-, #159 of 627 statewide, top 26%, 628 students, 33% FRL); Monrovia Middle School (math 29% / reading 66%, grade C-, #32 of 257 statewide, top 12%, 1,003 students, 31% FRL); Sparkman High School (math 28% / reading 37%, grade F, #58 of 305 statewide, top 19%, 1,738 students, 37% FRL).
• Market conditions: Rents flat; 790 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 73d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $9k 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 931 days — a 12% lower offer ($230k) is reasonable based on typical stale-listing flexibility.

Recommended offer $212,364 (18.9% 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 931 days. Have you received any prior offers? Is the seller open to a 19% 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: 0.70% ✗
• Cap rate: 4.64%
• Cash-on-cash: -5.91%
• DSCR: 0.74
• GRM: 11.9

CMA / ARV

• ARV (median comp): $303,219
• List price: $261,900
• Delta: -13.63%
• 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
388 Sandy Oak Dr	0.16mi	4/3.0 (+1)	2,361 (+6%)	1mo	$373,900	$158	75
358 Sandy Oak Dr	0.24mi	4/3.0 (+1)	2,361 (+6%)	0mo	$380,900	$161	72
377 Sandy Oak Dr	0.25mi	4/3.0 (+1)	2,108 (-6%)	1mo	$338,900	$161	71
1129 Tanger Glen Trl NW	0.18mi	3/2.5	1,933 (-14%)	1mo	$288,847	$149	68
127 Duskwood Dr	0.30mi	4/3.0 (+1)	2,377 (+6%)	1mo	$375,900	$158	68
378 Sandy Oak Dr	0.24mi	4/3.0 (+1)	2,019 (-10%)	0mo	$346,900	$172	65
382 Sandy Oak Dr	0.24mi	4/3.0 (+1)	2,019 (-10%)	1mo	$342,900	$170	65
386 Sandy Oak Dr	0.24mi	4/3.0 (+1)	2,019 (-10%)	1mo	$343,900	$170	64
312 Sandy Oak Dr	0.28mi	4/3.0 (+1)	2,019 (-10%)	0mo	$350,000	$173	64
30057 Glenrose Way	0.30mi	4/2.5 (+1)	2,492 (+11%)	1mo	$225,000	$90	62
1019 Pine Grove Rd	0.73mi	4/2.0 (+1)	2,094 (-6%)	0mo	$465,000	$222	48
17210 Fieldway Cir	0.70mi	4/2.0 (+1)	2,010 (-10%)	1mo	$337,000	$168	42

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -28.9%
• Equity multiple: 0.05×
• Total profit: $-80,292
• Equity at exit: $45,211

10-year hold

• IRR: -40.3%
• Equity multiple: -0.44×
• Total profit: $-122,035
• Equity at exit: $26,217

Cash invested: $84,901 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 41 active · 56 under contract
• Months of supply: 3.7 mo (27%/mo absorbed)
• Median asking: $299,900 ($156/sqft)
• Median days on market: 151 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: -12.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 790
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,124 high
• Mortgage (P&I): −$1,590
• Tax est. 1.5%: −$379 /mo · $4,548/yr
• Insurance: −$126
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $-418

Break-even live

Break-even rent $2,653

Max offer price $242,762

Occupancy floor —

Sensitivity live

Price	-10% $-208	-5% $-313	+0% $-418	+5% $-523	+10% $-627
Rent	-10% $-586	-5% $-502	+0% $-418	+5% $-334	+10% $-250
Rate	-1.0pp $-265	-0.5pp $-341	base $-418	+0.5pp $-496	+1.0pp $-576

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: $75,805
• Closing costs: $9,097
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Smith Vasser Rd Harvest, AL	4.0	3.0	2620	$2,300	$0.88	93d	1	0.21mi
29889 Glenrose Way Harvest, AL	3.0	2.0	1670	$1,600	$0.96	72d	1	0.42mi
227 Poplar Hollow Dr Harvest, AL	4.0	3.0	2108	$2,100	$1.00	93d	1	0.43mi
30000 Abbeywood Ln Harvest, AL	3.0	2.0	1618	$1,600	$0.99	72d	1	0.46mi
100 Gibbon Dr Harvest, AL	3.0	2.0	1500	$1,625	$1.08	93d	1	0.68mi
17331 Fieldway Cir Harvest, AL	3.0	2.0	1648	$1,800	$1.09	70d	1	0.78mi
179 Raspberry Way Madison, AL	4.0	2.0	2021	$2,000	$0.99	72d	1	1.05mi
15980 Trey Hughes Dr Harvest, AL	4.0	2.5	1898	$1,686	$0.89	93d	1	1.15mi
15881 Elaine Ct Unit 1250617P Harvest, AL	3.0	2.0	2497	$4,891	$1.96	63d	1	1.16mi
29419 Canoe Cir NW Harvest, AL	4.0	2.5	1964	$2,095	$1.07	72d	1	1.22mi
117 Water Oak Ct Harvest, AL	3.0	2.0	1400	$1,650	$1.18	93d	1	1.43mi

Listing history 35 events

1. 2026-07-01
   days on market $261,900 Active 931 DOM
2. 2026-06-30
   days on market $261,900 Active 930 DOM
3. 2026-06-29
   days on market $261,900 Active 929 DOM
4. 2026-06-28
   days on market $261,900 Active 928 DOM
5. 2026-06-28
   days on market $261,900 Active 927 DOM
6. 2026-06-25
   days on market $261,900 Active 924 DOM
7. 2026-06-23
   days on market $261,900 Active 922 DOM
8. 2026-06-22
   days on market $261,900 Active 921 DOM
9. 2026-06-18
   days on market $261,900 Active 918 DOM
10. 2026-06-17
    days on market $261,900 Active 917 DOM
11. 2026-06-16
    days on market $261,900 Active 916 DOM
12. 2026-06-15
    days on market $261,900 Active 915 DOM
13. 2026-06-14
    days on market $261,900 Active 913 DOM
14. 2026-06-10
    days on market $261,900 Active 910 DOM
15. 2026-06-09
    days on market $261,900 Active 909 DOM
16. 2026-06-08
    days on market $261,900 Active 908 DOM
17. 2026-06-07
    days on market $261,900 Active 907 DOM
18. 2026-06-03
    days on market $261,900 Active 903 DOM
19. 2026-06-02
    days on market $261,900 Active 902 DOM
20. 2026-06-01
    days on market $261,900 Active 901 DOM
21. 2026-05-31
    days on market $261,900 Active 900 DOM
22. 2026-05-30
    days on market $261,900 Active 899 DOM
23. 2026-05-01
    price $271,900 593-char remark

    Show marketing remark (593 chars)

    The Greenbrier II greets you with a covered front porch for excellent curb appeal. Just off the owner's entrance is a spacious island kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest and relaxation, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook.

24. 2026-04-01
    price $270,900 593-char remark

    Show marketing remark (593 chars)

    The Greenbrier II greets you with a covered front porch for excellent curb appeal. Just off the owner's entrance is a spacious island kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest and relaxation, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook.

25. 2026-02-10
    price $269,900 593-char remark

    Show marketing remark (593 chars)

    The Greenbrier II greets you with a covered front porch for excellent curb appeal. Just off the owner's entrance is a spacious island kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest and relaxation, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook.

26. 2025-12-02
    price $282,900 593-char remark

    Show marketing remark (593 chars)

    The Greenbrier II greets you with a covered front porch for excellent curb appeal. Just off the owner's entrance is a spacious island kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest and relaxation, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook.

27. 2025-11-04
    price $281,900 593-char remark

    Show marketing remark (593 chars)

    The Greenbrier II greets you with a covered front porch for excellent curb appeal. Just off the owner's entrance is a spacious island kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest and relaxation, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook.

28. 2025-10-03
    price $280,900 593-char remark

    Show marketing remark (593 chars)

    The Greenbrier II greets you with a covered front porch for excellent curb appeal. Just off the owner's entrance is a spacious island kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest and relaxation, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook.

29. 2025-08-01
    price $279,900 593-char remark

    Show marketing remark (593 chars)

    The Greenbrier II greets you with a covered front porch for excellent curb appeal. Just off the owner's entrance is a spacious island kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest and relaxation, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook.

30. 2025-05-12
    price $278,900 593-char remark

    Show marketing remark (593 chars)

    The Greenbrier II greets you with a covered front porch for excellent curb appeal. Just off the owner's entrance is a spacious island kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest and relaxation, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook.

31. 2025-02-01
    price $277,900 593-char remark

    Show marketing remark (593 chars)

    The Greenbrier II greets you with a covered front porch for excellent curb appeal. Just off the owner's entrance is a spacious island kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest and relaxation, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook.

32. 2024-10-02
    price $275,900 593-char remark

    Show marketing remark (593 chars)

    The Greenbrier II greets you with a covered front porch for excellent curb appeal. Just off the owner's entrance is a spacious island kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest and relaxation, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook.

33. 2024-08-27
    price $274,900 593-char remark

    Show marketing remark (593 chars)

    The Greenbrier II greets you with a covered front porch for excellent curb appeal. Just off the owner's entrance is a spacious island kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest and relaxation, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook.

34. 2024-05-01
    price $287,900 593-char remark

    Show marketing remark (593 chars)

    The Greenbrier II greets you with a covered front porch for excellent curb appeal. Just off the owner's entrance is a spacious island kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest and relaxation, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook.

35. 2023-12-13
    listed $284,900 Active 593-char remark

    Show marketing remark (593 chars)

    The Greenbrier II greets you with a covered front porch for excellent curb appeal. Just off the owner's entrance is a spacious island kitchen with a large pantry for easy grocery drop-off. The open and light-filled family room and dining areas have direct access to the backyard for seamless entertaining. A generous upstairs owner's suite offers privacy for rest and relaxation, while the laundry is just steps away. Two additional bedrooms and a shared bath are separated by an oversized loft that can be optioned into a fourth bedroom while leaving space for a small office or reading nook.

ⓘ 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: $25,484
• − Mortgage interest: −$16,985
• − Property taxes: −$4,548
• − Insurance: −$1,516
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$8,821
• Taxable loss: −$10,464
• Est. tax savings @ 24.0%: +$2,511
• After-tax cash flow: $-2,502/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.

Condition & rehab AI · 6 photos

Excellent 95/100 None rehab

This home is in excellent condition with no visible repairs or maintenance needed. It offers a great opportunity for a potential buyer or investor looking for a move-in-ready property with high resale and rental value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Resale New flooring in bathrooms — Improves functionality and appearance ↑
• Resale New kitchen appliances — Enhances functionality and appeal ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Monrovia Elementary School C AL #100/627 Nat'l #10,986/41,679 Middle Williams Middle School F AL #101/257 Nat'l #8,059/14,009 High Columbia High School F AL #220/305 Nat'l #15,534/17,239

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

A Composite livability gradescore 82/100

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 · 392,086 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% Other Indo-European 1%

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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: ▼ -16.54%
• Current HPI: 291.1184
• Rent YoY: ▲ 0.81%
• Metro: Huntsville, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-4.6% since first listed

13 events — show timeline

• 2026-05-01 Price Changed $271,900 Zillow
• 2026-04-01 Price Changed $270,900 Zillow
• 2026-02-10 Price Changed $269,900 Zillow
• 2025-12-02 Price Changed $282,900 Zillow
• 2025-11-04 Price Changed $281,900 Zillow
• 2025-10-03 Price Changed $280,900 Zillow
• 2025-08-01 Price Changed $279,900 Zillow
• 2025-05-12 Price Changed $278,900 Zillow
• 2025-02-01 Price Changed $277,900 Zillow
• 2024-10-02 Price Changed $275,900 Zillow
• 2024-08-27 Price Changed $274,900 Zillow
• 2024-05-01 Price Changed $287,900 Zillow
• 2023-12-13 Listed $284,900 Zillow