The Ryman Plan · Huntsville, AL 35749

$231,900

3 bd · 2.0 ba · 1,164 sqft · SingleFamily · 918 Days on market

↓ 3% 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 +5.8/30.0
• Livability +4.1/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

Key facts

• Listed 918 days

🏗️ New construction. The $231,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $286,463.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $232k.

Deal economics

• At list price, monthly cash flow is $-572 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $178k (23.2% below list).
• Recommended offer: $178k (23.2% 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 flat; 667 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 918 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Recommended offer $178,185 (23.2% 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 918 days. Have you received any prior offers? Is the seller open to a 23% 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: 0.62% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.56%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (median comp): $286,463
• List price: $231,900
• Delta: -19.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1101 Tanger Glen Trl	0.16mi	3/2.0	1,164 (0%)	6mo	$244,995	$210	88
1111 Tanger Glen Trl NW	0.19mi	3/2.0	1,164 (0%)	5mo	$264,145	$227	87
1000 Birkhall Blvd	0.10mi	3/2.0	1,164 (0%)	15mo	$240,770	$207	83
1116 Birkhall Blvd	0.11mi	3/2.0	1,164 (0%)	20mo	$255,500	$220	78
1129 Birkhall Blvd	0.17mi	3/2.0	1,164 (0%)	23mo	$235,000	$202	73
2517 Old Railroad Bed Rd	0.14mi	3/1.5	1,008 (-13%)	15mo	$220,000	$218	56

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: -33.8%
• Equity multiple: -0.08×
• Total profit: $-86,667
• Equity at exit: $42,713

10-year hold

• IRR: -57.9%
• Equity multiple: -0.71×
• Total profit: $-137,361
• Equity at exit: $24,768

Cash invested: $80,210 (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 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 667
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,782 medium
• Mortgage (P&I): −$1,502
• Tax est. 1.5%: −$358 /mo · $4,297/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$374
• Net cashflow: $-572

Break-even live

Break-even rent $2,506

Max offer price $203,691

Occupancy floor —

Sensitivity live

Price	-10% $-374	-5% $-473	+0% $-572	+5% $-671	+10% $-770
Rent	-10% $-713	-5% $-642	+0% $-572	+5% $-502	+10% $-431
Rate	-1.0pp $-428	-0.5pp $-499	base $-572	+0.5pp $-646	+1.0pp $-722

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: $71,616
• Closing costs: $8,594
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17439 Morgan Dr Harvest, AL	3.0	2.0	1193	$1,550	$1.30	22d	1	0.47mi
100 Gibbon Dr Harvest, AL	3.0	2.0	1500	$1,625	$1.08	45d	1	0.68mi
117 Water Oak Ct Harvest, AL	3.0	2.0	1400	$1,650	$1.18	44d	1	1.43mi

Listing history 27 events

1. 2026-06-18
   days on market $231,900 Active 918 DOM
2. 2026-06-17
   days on market $231,900 Active 917 DOM
3. 2026-06-16
   days on market $231,900 Active 916 DOM
4. 2026-06-15
   days on market $231,900 Active 915 DOM
5. 2026-06-14
   days on market $231,900 Active 913 DOM
6. 2026-06-10
   days on market $231,900 Active 910 DOM
7. 2026-06-09
   days on market $231,900 Active 909 DOM
8. 2026-06-08
   days on market $231,900 Active 908 DOM
9. 2026-06-07
   days on market $231,900 Active 907 DOM
10. 2026-06-03
    days on market $231,900 Active 903 DOM
11. 2026-06-02
    days on market $231,900 Active 902 DOM
12. 2026-06-01
    days on market $231,900 Active 901 DOM
13. 2026-05-31
    days on market $231,900 Active 900 DOM
14. 2026-05-30
    days on market $231,900 Active 899 DOM
15. 2026-05-01
    price $231,900 402-char remark

    Show marketing remark (402 chars)

    The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

16. 2026-04-01
    price $230,900 402-char remark

    Show marketing remark (402 chars)

    The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

17. 2026-02-10
    price $229,900 402-char remark

    Show marketing remark (402 chars)

    The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

18. 2025-12-02
    price $237,900 402-char remark

    Show marketing remark (402 chars)

    The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

19. 2025-11-04
    price $236,900 402-char remark

    Show marketing remark (402 chars)

    The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

20. 2025-10-03
    price $235,900 402-char remark

    Show marketing remark (402 chars)

    The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

21. 2025-08-01
    price $234,900 402-char remark

    Show marketing remark (402 chars)

    The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

22. 2025-05-12
    price $233,900 402-char remark

    Show marketing remark (402 chars)

    The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

23. 2025-02-01
    price $232,900 402-char remark

    Show marketing remark (402 chars)

    The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

24. 2024-10-02
    price $230,900 402-char remark

    Show marketing remark (402 chars)

    The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

25. 2024-08-27
    price $229,900 402-char remark

    Show marketing remark (402 chars)

    The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

26. 2024-05-01
    price $242,900 402-char remark

    Show marketing remark (402 chars)

    The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

27. 2023-12-13
    listed $239,900 Active 402-char remark

    Show marketing remark (402 chars)

    The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office.

ⓘ 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: $21,382
• − Mortgage interest: −$16,046
• − Property taxes: −$4,297
• − Insurance: −$1,432
• − Repairs & maintenance: −$1,711
• − Management: −$1,711
• − Depreciation: −$8,333
• Taxable loss: −$12,148
• Est. tax savings @ 24.0%: +$2,916
• After-tax cash flow: $-3,949/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): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 174.0

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 0.56)
• 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%

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

Industry mix (Fortune 500 HQ in AL)

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

Price history

-3.3% since first listed

13 events — show timeline

• 2026-05-01 Price Changed $231,900 Zillow
• 2026-04-01 Price Changed $230,900 Zillow
• 2026-02-10 Price Changed $229,900 Zillow
• 2025-12-02 Price Changed $237,900 Zillow
• 2025-11-04 Price Changed $236,900 Zillow
• 2025-10-03 Price Changed $235,900 Zillow
• 2025-08-01 Price Changed $234,900 Zillow
• 2025-05-12 Price Changed $233,900 Zillow
• 2025-02-01 Price Changed $232,900 Zillow
• 2024-10-02 Price Changed $230,900 Zillow
• 2024-08-27 Price Changed $229,900 Zillow
• 2024-05-01 Price Changed $242,900 Zillow
• 2023-12-13 Listed $239,900 Zillow