The McGinnis Plan · Huntsville, AL 35763

$324,900

4 bd · 2.5 ba · 2,372 sqft · SingleFamily · 69 Days on market

Good condition

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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 +6.1/30.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Schools +3.7/10.0
• Rent growth +3.4/5.0
• 1% rule +1.4/10.0
• DSCR +0.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The McGinnis is a two-story plan with a welcoming wide entry leading to a traditional dining room perfect for entertaining. The kitchen and family room live to the rear of the home, with convenient access to the yard. Upstairs, you'll find the spacious owner's suite and three secondary bedrooms, each with walk-in closets. A large secondary bathroom and ample laundry room are located off the open loft. For flexible living, a study or fifth bedroom and full bath are optional on the first floor.

Key facts

• Access to the yard
• Walk-in closets
• Wide entry

Tags

• WIDE ENTRY
• TRADITIONAL DINING ROOM
• KITCHEN AND FAMILY ROOM
• ACCESS TO THE YARD
• OWNER'S SUITE
• WALK-IN CLOSETS

🏗️ New construction. The $324,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $398,974.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-743 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $291k (10.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (21.5% below list).
• Recommended offer: $255k (21.5% 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.
• 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: Madison County Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 412 students, 59% FRL); Madison County High School (math 32% / reading 42%, grade F, #39 of 305 statewide, top 13%, 483 students, 35% FRL) — zoned schools average 47% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 374 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 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 $3k of loan paydown is wiped out by about $12k 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 69 days — a 6% lower offer ($305k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $254,975 (21.5% 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 69 days. Have you received any prior offers? Is the seller open to a 22% 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: 0.64% ✗
• Cap rate: 4.06%
• Cash-on-cash: -7.98%
• DSCR: 0.64
• GRM: 13.0

CMA / ARV

• ARV (median comp): $398,974
• List price: $324,900
• Delta: -18.57%
• 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
119 Ada Dr SE	0.25mi	4/2.5	2,476 (+4%)	8mo	$489,900	$198	74
3018 Crystal Creek Dr	0.36mi	4/3.0	2,413 (+2%)	8mo	$437,000	$181	72
3002 Watchhill Dr	0.37mi	4/2.0	2,408 (+2%)	9mo	$389,000	$162	71
3001 Crystal Creek Dr	0.24mi	3/2.5 (-1)	2,287 (-4%)	11mo	$395,000	$173	69
114 Ada Dr SE	0.19mi	3/2.5 (-1)	2,516 (+6%)	13mo	$415,000	$165	66
106 Simmons Dr	0.41mi	3/3.5 (-1)	2,462 (+4%)	2mo	$535,000	$217	63
136 SE Catherine Dr	0.54mi	3/2.0 (-1)	2,370 (-0%)	8mo	$459,000	$194	61
3025 Crystal Creek Dr	0.38mi	4/3.0	2,718 (+15%)	7mo	$485,000	$178	50
259 Old Big Cove Rd	0.57mi	3/2.0 (-1)	2,251 (-5%)	10mo	$330,000	$147	50
133 Plainview Dr SE	0.66mi	3/2.0 (-1)	2,249 (-5%)	6mo	$340,000	$151	48
150 Ada Dr	0.46mi	3/2.0 (-1)	2,059 (-13%)	4mo	$369,900	$180	47
2508 Caldwell Park Ct	0.67mi	3/2.0 (-1)	2,194 (-8%)	5mo	$400,000	$182	45

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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: -29.7%
• Equity multiple: 0.01×
• Total profit: $-110,537
• Equity at exit: $59,488

10-year hold

• IRR: -28.4%
• Equity multiple: -0.35×
• Total profit: $-151,247
• Equity at exit: $34,496

Cash invested: $111,713 (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 35763

• Home prices YoY: -3.6%
• Rents YoY: 3.5%
• Active inventory: 374
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,550 medium
• Mortgage (P&I): −$2,092
• Tax est. 1.5%: −$499 /mo · $5,985/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $-743

Break-even live

Break-even rent $3,490

Max offer price $291,473

Occupancy floor —

Sensitivity live

Price	-10% $-467	-5% $-605	+0% $-743	+5% $-881	+10% $-1,019
Rent	-10% $-944	-5% $-844	+0% $-743	+5% $-642	+10% $-541
Rate	-1.0pp $-542	-0.5pp $-641	base $-743	+0.5pp $-846	+1.0pp $-951

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: $99,744
• Closing costs: $11,969
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Camp Ground Rd Brownsboro, AL	4.0	2.0	2558	$2,500	$0.98	15d	1	0.52mi
3023 Peevey Creek Ln Owens Cross Roads, AL	3.0	2.0	1903	$2,400	$1.26	25d	1	1.24mi

Listing history 15 events

1. 2026-06-22
   days on market $324,900 Active 69 DOM
2. 2026-06-18
   days on market $324,900 Active 66 DOM
3. 2026-06-17
   days on market $324,900 Active 65 DOM
4. 2026-06-16
   days on market $324,900 Active 64 DOM
5. 2026-06-15
   days on market $324,900 Active 63 DOM
6. 2026-06-14
   days on market $324,900 Active 61 DOM
7. 2026-06-10
   days on market $324,900 Active 58 DOM
8. 2026-06-09
   days on market $324,900 Active 57 DOM
9. 2026-06-08
   days on market $324,900 Active 56 DOM
10. 2026-06-07
    days on market $324,900 Active 55 DOM
11. 2026-06-02
    days on market $324,900 Active 50 DOM
12. 2026-06-01
    days on market $324,900 Active 49 DOM
13. 2026-05-31
    days on market $324,900 Active 48 DOM
14. 2026-05-30
    days on market $324,900 Active 47 DOM
15. 2026-04-14
    listed $324,900 Active 497-char remark

    Show marketing remark (497 chars)

    The McGinnis is a two-story plan with a welcoming wide entry leading to a traditional dining room perfect for entertaining. The kitchen and family room live to the rear of the home, with convenient access to the yard. Upstairs, you'll find the spacious owner's suite and three secondary bedrooms, each with walk-in closets. A large secondary bathroom and ample laundry room are located off the open loft. For flexible living, a study or fifth bedroom and full bath are optional on the first floor.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% 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: $30,597
• − Mortgage interest: −$22,349
• − Property taxes: −$5,985
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,448
• − Management: −$2,448
• − Depreciation: −$11,607
• Taxable loss: −$16,233
• Est. tax savings @ 24.0%: +$3,896
• After-tax cash flow: $-5,019/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 · 3 photos

Good 80/100 None rehab

The McGinnis Plan is a well-maintained two-story home with good curb appeal and interior condition. Minor updates to the exterior, interior, and systems can further enhance its value and appeal to potential buyers and tenants.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Both New flooring in high-traffic areas — New flooring can improve the home's appearance and increase its value.
• Both Upgrading the kitchen and bathrooms — Modernizing the kitchen and bathrooms can significantly increase the home's value and appeal to a broader market.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both New flooring in high-traffic areas — New flooring can improve the home's appearance and increase its value. ↑
• Both Upgrading the kitchen and bathrooms — Modernizing the kitchen and bathrooms can significantly increase the home's value and appeal to a broader market. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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

• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 19,819
• Household income: $123,497
• Rent vs Own: 7.5% rent · 92.5% own
• Severe rent burden: 73.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 5% Black 2% Asian 2%
• Common ancestry: Italian 5% Slovak 2% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -10.43%
• Current HPI: 281.0561
• Rent YoY: ▲ 3.54%
• 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

• 2026-04-14 Listed $324,900 Zillow