The Rabun A Plan · Hazel Green, AL 35750

$291,900

4 bd · 2.5 ba · 2,182 sqft · SingleFamily · 62 Days on market

$29/mo HOA · 1% of rent

---

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 +6.1/30.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.5/10.0
• DSCR +0.5/10.0

Listing remarks MLS

The Rabun is a home that you'll be proud to call your own. Built to enhance your daily life, this home features 4 bedrooms and 2.5 bathrooms. Step inside to find expansive windows flooding the family room with natural light, complemented by open-concept living and a flexible floor plan. The conversation kitchen serves as the heart of the home, perfect for gatherings. Make it your own with The Rabun's flexible floor plan. Please note that available features and upgrades vary by community. Your local sales agent can share the standard offerings for your neighborhood. * Attached photos may include upgrades and non-standard features.

Key facts

• 2 parking spots
• Listed 62 days

🏗️ New construction. The $291,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $308,413.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $292k.

Deal economics

• At list price, monthly cash flow is $-569 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (22.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (31.0% below list).
• Recommended offer: $201k (31.0% 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: schools C-, amenities F, commute 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.
• Market conditions: 256 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).
• This rent runs 35% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $31k 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 ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($274k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 6→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $201,414 (31.0% 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 62 days. Have you received any prior offers? Is the seller open to a 31% 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. 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: 0.65% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.91%
• DSCR: 0.65
• GRM: 12.8

CMA / ARV

• ARV (median comp): $308,413
• List price: $291,900
• Delta: -5.35%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Plum Tree Ln	0.09mi	3/2.5 (-1)	2,155 (-1%)	2mo	$319,900	$148	87
123 Plum Tree Ln	0.13mi	4/2.5	2,155 (-1%)	20mo	$312,000	$145	75
121 Plum Tree Ln	0.11mi	4/2.5	2,155 (-1%)	24mo	$319,900	$148	73
103 Gladeview Ct	0.05mi	4/2.0	1,866 (-14%)	7mo	$299,900	$161	65
217 Hibiscus Dr	0.05mi	4/3.0	2,502 (+15%)	12mo	$349,950	$140	61
210 Hibiscus Dr	0.04mi	4/2.0	1,866 (-14%)	15mo	$299,895	$161	60
132 Plum Tree Ln	0.11mi	4/2.0	1,866 (-14%)	18mo	$267,000	$143	54
228 Hibiscus Dr	0.13mi	4/3.0	2,502 (+15%)	19mo	$384,330	$154	52
135 Plum Tree Ln	0.17mi	4/3.0	2,502 (+15%)	18mo	$318,000	$127	51
137 Plum Tree Ln	0.17mi	4/2.0	1,866 (-14%)	20mo	$294,000	$158	49
126 Plum Tree Ln	0.20mi	4/2.0	1,866 (-14%)	23mo	$279,900	$150	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: 18.7%
• Equity multiple: 2.53×
• Total profit: $131,765
• Equity at exit: $277,843

10-year hold

• IRR: 17.4%
• Equity multiple: 5.82×
• Total profit: $416,632
• Equity at exit: $599,178

Cash invested: $86,356 (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: 256
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,014 high
• Mortgage (P&I): −$1,617
• Tax est. 1.5%: −$386 /mo · $4,626/yr
• Insurance: −$129
• HOA: −$29
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $-569

Break-even live

Break-even rent $2,735

Max offer price $226,049

Occupancy floor —

Sensitivity live

Price	-10% $-356	-5% $-463	+0% $-569	+5% $-676	+10% $-782
Rent	-10% $-728	-5% $-649	+0% $-569	+5% $-490	+10% $-410
Rate	-1.0pp $-414	-0.5pp $-491	base $-569	+0.5pp $-649	+1.0pp $-730

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: $77,103
• Closing costs: $9,252
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Hibiscus Dr Hazel Green, AL	4.0	3.0	2502	$2,595	$1.04	22d	1	0.16mi
102 London Calvin Way Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	24d	1	0.84mi
104 London Calvin Way Hazel Green, AL	4.0	2.5	1971	$1,745	$0.89	24d	1	0.85mi
106 London Calvin Way Hazel Green, AL	4.0	2.0	1797	$1,684	$0.94	45d	1	0.87mi
115 London Calvin Way Hazel Green, AL	4.0	2.5	1971	$1,734	$0.88	45d	1	0.90mi
203 Hailey May Ct Hazel Green, AL	4.0	2.0	1797	$1,695	$0.94	24d	1	0.91mi
119 London Calvin Way Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	15d	1	0.93mi
202 Hailey May Ct Hazel Green, AL	4.0	2.5	1727	$1,645	$0.95	24d	1	0.94mi
206 Hailey May Ct Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	15d	1	0.95mi
127 London Calvin Way Hazel Green, AL	4.0	2.5	1727	$1,645	$0.95	15d	1	0.97mi
214 Briarcrest Rd Hazel Green, AL	4.0	2.5	2091	$1,825	$0.87	24d	1	1.04mi
214 Briarcrest Rd Hazel Green, AL	4.0	2.5	2091	$1,825	$0.87	45d	1	1.04mi
120 Elledge Farm Dr Hazel Green, AL	4.0	2.0	1999	$1,999	$1.00	24d	1	1.12mi
115 Elledge Farm Dr Hazel Green, AL	4.0	2.5	1990	$1,648	$0.83	24d	1	1.15mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 14 events

1. 2026-06-18
   days on market $291,900 Active 62 DOM
2. 2026-06-17
   days on market $291,900 Active 61 DOM
3. 2026-06-16
   days on market $291,900 Active 60 DOM
4. 2026-06-15
   days on market $291,900 Active 59 DOM
5. 2026-06-14
   days on market $291,900 Active 57 DOM
6. 2026-06-10
   days on market $291,900 Active 54 DOM
7. 2026-06-09
   days on market $291,900 Active 53 DOM
8. 2026-06-08
   days on market $291,900 Active 52 DOM
9. 2026-06-07
   days on market $291,900 Active 51 DOM
10. 2026-06-02
    days on market $291,900 Active 46 DOM
11. 2026-06-01
    days on market $291,900 Active 45 DOM
12. 2026-05-31
    days on market $291,900 Active 44 DOM
13. 2026-05-30
    days on market $291,900 Active 43 DOM
14. 2026-04-18
    listed $291,900 Active 637-char remark

    Show marketing remark (637 chars)

    The Rabun is a home that you'll be proud to call your own. Built to enhance your daily life, this home features 4 bedrooms and 2.5 bathrooms. Step inside to find expansive windows flooding the family room with natural light, complemented by open-concept living and a flexible floor plan. The conversation kitchen serves as the heart of the home, perfect for gatherings. Make it your own with The Rabun's flexible floor plan. Please note that available features and upgrades vary by community. Your local sales agent can share the standard offerings for your neighborhood. * Attached photos may include upgrades and non-standard features.

ⓘ 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 5/10 Major 6 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $24,170
• − Mortgage interest: −$17,276
• − Property taxes: −$4,626
• − Insurance: −$1,542
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − HOA: −$348
• − Depreciation: −$8,972
• Taxable loss: −$12,462
• Est. tax savings @ 24.0%: +$2,991
• After-tax cash flow: $-3,840/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

• 2026-04-18 Listed $291,900 Zillow