157 Leigh Ann Rd · Hazel Green, AL 35750

$208,000

3 bd · 0.5 ba · 2,000 sqft · SingleFamily public records · 14 Days on market

Built 1989 0.54 ac lot $104/sqft · 37% below area Est $314k · 34% under

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Why this score? — see what drove the C 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).

• Cash flow +15.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +4.7/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Country Charmer! Vaulted Ceiling in the large Family Room with gas logs fireplace. Terrific 2nd floor deck for entertaining. Quiet dead end street with Cul-de-sac. Add your personal touches and make this your home for many years to come. A well maintained home with the convenience to Huntsville.

Key facts

• Gas logs fireplace
• Vaulted ceiling
• Cul-de-sac

Tags

• VAULTED CEILING
• GAS LOGS FIREPLACE
• 2ND FLOOR DECK
• QUIET DEAD END STREET
• CUL-DE-SAC

What this means for you Summary

Snapshot

• This is a 3-bed/0.5-bath single-family listed at $208k.

Deal economics

• At list price, monthly cash flow is $73 ($876/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (21.3% below list).
• Recommended offer: $164k (21.3% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.9% in Hazel Green — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 1 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 $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $58k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

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 $163,780 (21.3% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.79% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.50%
• DSCR: 1.07
• GRM: 10.6

CMA / ARV

• ARV (median comp): $313,876
• List price: $208,000
• Delta: -33.73%
• 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
216 Condah Ct	0.46mi	3/2.5	2,036 (+2%)	9mo	$349,999	$172	60
203 Condah Ct	0.43mi	4/2.0 (+1)	2,026 (+1%)	10mo	$371,999	$184	59
119 Fawn Brook Dr	0.49mi	3/2.0	1,986 (-1%)	14mo	$314,900	$159	58
137 Khaki Ridge Dr	0.69mi	3/2.5	2,020 (+1%)	4mo	$309,900	$153	55
132 Birch Falls Dr	0.65mi	3/2.0	2,088 (+4%)	5mo	$310,000	$148	52
138 Khaki Ridge Dr	0.72mi	4/2.0 (+1)	2,026 (+1%)	4mo	$309,900	$153	50
110 Khaki Ridge Dr	0.71mi	3/2.0	1,900 (-5%)	3mo	$359,900	$189	50
100 Ivy Meadow Cir	0.68mi	4/3.0 (+1)	2,026 (+1%)	2mo	$339,990	$168	50
127 Birch Falls Dr	0.62mi	4/2.0 (+1)	2,045 (+2%)	9mo	$325,000	$159	49
104 Fawn Brook Dr	0.53mi	4/3.0 (+1)	1,984 (-1%)	14mo	$285,000	$144	47
120 Ivy Meadow Cir	0.51mi	3/2.0	1,742 (-13%)	16mo	$295,000	$169	36
108 Birch Falls Dr	0.66mi	4/1.5 (+1)	1,708 (-15%)	15mo	$270,000	$158	24

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: 25.3%
• Equity multiple: 3.02×
• Total profit: $117,821
• Equity at exit: $187,383

10-year hold

• IRR: 22.3%
• Equity multiple: 6.89×
• Total profit: $343,093
• Equity at exit: $404,098

Cash invested: $58,240 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,638 medium
• Mortgage (P&I): −$1,091
• Tax from tax record: −$43 /mo · $522/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $73

Break-even live

Break-even rent $1,545

Max offer price $208,000

Occupancy floor 91%

Sensitivity live

Price	-10% $191	-5% $132	+0% $73	+5% $14	+10% $-45
Rent	-10% $-56	-5% $8	+0% $73	+5% $138	+10% $202
Rate	-1.0pp $178	-0.5pp $126	base $73	+0.5pp $19	+1.0pp $-36

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: $52,000
• Closing costs: $6,240
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
120 Grip Dr Hazel Green, AL	4.0	2.0	1732	$1,823	$1.05	22d	1	0.61mi

Listing history 4 events

1. 2026-05-13
   listed $208,000 Active 166-char remark
2. 2021-09-07
   soldstatus $195,000
3. 2021-08-27
   soldstatus $195,000 Sold 296-char remark

   Show marketing remark (296 chars)

   Country Charmer! Vaulted Ceiling in the large Family Room with gas logs fireplace. Terrific 2nd floor deck for entertaining. Quiet dead end street with Cul-de-sac. Add your personal touches and make this your home for many years to come. A well maintained home with the convenience to Huntsville.

4. 2021-07-28
   listed $188,000 296-char remark

   Show marketing remark (296 chars)

   Country Charmer! Vaulted Ceiling in the large Family Room with gas logs fireplace. Terrific 2nd floor deck for entertaining. Quiet dead end street with Cul-de-sac. Add your personal touches and make this your home for many years to come. A well maintained home with the convenience to Huntsville.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $522 · $43/mo
• Projected year-2 tax: $853 · $71/mo
• Expected delta: +$331/yr (+$28/mo · 63.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,654
• − Mortgage interest: −$11,651
• − Property taxes: −$522
• − Insurance: −$1,040
• − Repairs & maintenance: −$1,572
• − Management: −$1,572
• − Depreciation: −$6,051
• Taxable loss: −$2,755
• Est. tax savings @ 24.0%: +$661
• After-tax cash flow: $1,537/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

• 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

+3.7% since first listed

3 events — show timeline

• 2021-09-07 Sold (Public Records) $195,000 Public Records
• 2021-08-27 Sold (MLS) $195,000 VMLS
• 2021-07-28 Listed $188,000 VMLS

Property tax history

+4.2%/yr

Latest (2024): $522 · +0.0% YoY. Source: county tax records.