Braselton II Tanger Glen Trl · Huntsville, AL 35749

$255,900

3 bd · 2.5 ba · 1,933 sqft · SingleFamily · 416 Days on market

$132/sqft · 11% below area Est $287k · 11% under $29/mo HOA · 1% of rent ↓ 1% since listing

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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).

• ARV discount +12.4/15.0
• Cash flow +9.6/30.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• 1% rule +3.0/10.0
• DSCR +2.7/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Proposed Construction-The Braselton II is a fan favorite, thanks to thoughtful planning that maximizes your square footage. The open-concept main level makes your entertainment space both cozy and spacious. The upstairs bonus loft offers you a way to create the space as you imagine. This three-bedroom, two-and-a-half-bath home offers a covered patio and a fabulous primary bedroom with a spa-inspired en-suite bathroom. The community is conveniently located 10 minutes from Clift Farms and Madison Hospital. REPRESENTATIVE IMAGES – ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

Key facts

• Private bath
• Spacious loft
• 2 garage spots

Tags

• REAR CORNER COVERED PATIO
• LARGE EAT-IN ISLAND KITCHEN
• SPACIOUS LOFT
• MASSIVE WALK-IN CLOSET
• PRIVATE BATH
• EASY ACCESS TO LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $-175 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $205k (19.8% below list).
• Recommended offer: $205k (19.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.8% in Huntsville — 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 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.
• Market conditions: Rents flat; 666 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $8k 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 416 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

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 $205,317 (19.8% 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 416 days. Have you received any prior offers? Is the seller open to a 20% 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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.80% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.94%
• DSCR: 0.87
• GRM: 10.4

CMA / ARV

• ARV (median comp): $287,274
• List price: $255,900
• Delta: -10.92%
• 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
1110 Tanger Glen Trl	0.04mi	3/2.5	1,933 (0%)	3mo	$275,945	$143	96
1120 Tanger Glen Trl NW	0.04mi	3/2.5	1,909 (-1%)	1mo	$278,620	$146	95
1116 Tanger Glen Trl NW	0.10mi	3/2.5	1,933 (0%)	2mo	$288,720	$149	94
1114 Tanger Glen Trl NW	0.10mi	3/2.5	1,933 (0%)	2mo	$288,950	$149	94
1119 Tanger Glen Trl NW	0.17mi	3/2.5	1,933 (0%)	3mo	$283,555	$147	90
1121 Tanger Glen Trl NW	0.15mi	3/2.5	1,909 (-1%)	2mo	$269,995	$141	89
1016 Highgrove Hts	0.16mi	3/2.5	1,900 (-2%)	1mo	$260,000	$137	89
164 Smith Vasser Rd	0.42mi	3/3.0	2,000 (+4%)	1mo	$255,000	$128	72
387 Sandy Oak Dr	0.29mi	4/3.0 (+1)	2,019 (+4%)	1mo	$343,900	$170	71
390 Sandy Oak Dr	0.32mi	4/3.0 (+1)	2,019 (+4%)	2mo	$342,900	$170	69
391 Sandy Oak Dr	0.34mi	3/2.0	1,683 (-13%)	2mo	$300,900	$179	59
106 Sunlit Grove Dr	0.39mi	4/3.0 (+1)	2,160 (+12%)	1mo	$325,000	$150	55

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: -23.7%
• Equity multiple: 0.20×
• Total profit: $-57,020
• Equity at exit: $38,156

10-year hold

• IRR: -26.1%
• Equity multiple: -0.13×
• Total profit: $-81,231
• Equity at exit: $22,126

Cash invested: $71,652 (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: 666
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $2,053 high
• Mortgage (P&I): −$1,342
• Tax est. 1.5%: −$320 /mo · $3,838/yr
• Insurance: −$107
• HOA: −$29
• Vacancy / Maint / Mgmt: −$431
• Net cashflow: $-175

Break-even live

Break-even rent $2,275

Max offer price $230,511

Occupancy floor —

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: $63,975
• Closing costs: $7,677
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	43d	1	0.29mi
29889 Glenrose Way Harvest, AL	3.0	2.0	1670	$1,600	$0.96	23d	1	0.30mi
30000 Abbeywood Ln Harvest, AL	3.0	2.0	1618	$1,600	$0.99	23d	1	0.40mi
227 Poplar Hollow Dr Harvest, AL	4.0	3.0	2108	$2,100	$1.00	43d	1	0.48mi
17331 Fieldway Cir Harvest, AL	3.0	2.0	1648	$1,800	$1.09	21d	1	0.63mi
100 Gibbon Dr Harvest, AL	3.0	2.0	1500	$1,625	$1.08	44d	1	0.84mi
29419 Canoe Cir NW Harvest, AL	4.0	2.5	1964	$2,095	$1.07	23d	1	1.09mi
15980 Trey Hughes Dr Harvest, AL	4.0	2.5	1898	$1,686	$0.89	43d	1	1.10mi
15881 Elaine Ct Unit 1250617P Harvest, AL	3.0	2.0	2497	$4,891	$1.96	13d	1	1.13mi
179 Raspberry Way Madison, AL	4.0	2.0	2021	$2,000	$0.99	23d	1	1.22mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 22 events

1. 2026-06-18
   days on market $255,900 Active 416 DOM
2. 2026-06-17
   days on market $255,900 Active 415 DOM
3. 2026-06-16
   days on market $255,900 Active 414 DOM
4. 2026-06-15
   days on market $255,900 Active 413 DOM
5. 2026-06-14
   days on market $255,900 Active 411 DOM
6. 2026-06-10
   days on market $255,900 Active 408 DOM
7. 2026-06-09
   days on market $255,900 Active 407 DOM
8. 2026-06-08
   days on market $255,900 Active 406 DOM
9. 2026-06-07
   days on market $255,900 Active 405 DOM
10. 2026-06-03
    days on market $255,900 Active 401 DOM
11. 2026-06-02
    days on market $255,900 Active 400 DOM
12. 2026-06-01
    days on market $255,900 Active 399 DOM
13. 2026-05-31
    days on market $255,900 Active 398 DOM
14. 2026-05-30
    days on market $255,900 Active 397 DOM
15. 2026-05-01
    price $265,900 600-char remark

    Show marketing remark (600 chars)

    Proposed Construction-The Braselton II is a fan favorite, thanks to thoughtful planning that maximizes your square footage. The open-concept main level makes your entertainment space both cozy and spacious. The upstairs bonus loft offers you a way to create the space as you imagine. This three-bedroom, two-and-a-half-bath home offers a covered patio and a fabulous primary bedroom with a spa-inspired en-suite bathroom. The community is conveniently located 10 minutes from Clift Farms and Madison Hospital. REPRESENTATIVE IMAGES – ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

16. 2026-04-01
    price $264,900 600-char remark

    Show marketing remark (600 chars)

    Proposed Construction-The Braselton II is a fan favorite, thanks to thoughtful planning that maximizes your square footage. The open-concept main level makes your entertainment space both cozy and spacious. The upstairs bonus loft offers you a way to create the space as you imagine. This three-bedroom, two-and-a-half-bath home offers a covered patio and a fabulous primary bedroom with a spa-inspired en-suite bathroom. The community is conveniently located 10 minutes from Clift Farms and Madison Hospital. REPRESENTATIVE IMAGES – ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

17. 2026-02-10
    price $263,900 600-char remark

    Show marketing remark (600 chars)

    Proposed Construction-The Braselton II is a fan favorite, thanks to thoughtful planning that maximizes your square footage. The open-concept main level makes your entertainment space both cozy and spacious. The upstairs bonus loft offers you a way to create the space as you imagine. This three-bedroom, two-and-a-half-bath home offers a covered patio and a fabulous primary bedroom with a spa-inspired en-suite bathroom. The community is conveniently located 10 minutes from Clift Farms and Madison Hospital. REPRESENTATIVE IMAGES – ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

18. 2025-12-02
    price $271,900 600-char remark

    Show marketing remark (600 chars)

    Proposed Construction-The Braselton II is a fan favorite, thanks to thoughtful planning that maximizes your square footage. The open-concept main level makes your entertainment space both cozy and spacious. The upstairs bonus loft offers you a way to create the space as you imagine. This three-bedroom, two-and-a-half-bath home offers a covered patio and a fabulous primary bedroom with a spa-inspired en-suite bathroom. The community is conveniently located 10 minutes from Clift Farms and Madison Hospital. REPRESENTATIVE IMAGES – ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

19. 2025-11-04
    price $269,900 600-char remark

    Show marketing remark (600 chars)

    Proposed Construction-The Braselton II is a fan favorite, thanks to thoughtful planning that maximizes your square footage. The open-concept main level makes your entertainment space both cozy and spacious. The upstairs bonus loft offers you a way to create the space as you imagine. This three-bedroom, two-and-a-half-bath home offers a covered patio and a fabulous primary bedroom with a spa-inspired en-suite bathroom. The community is conveniently located 10 minutes from Clift Farms and Madison Hospital. REPRESENTATIVE IMAGES – ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

20. 2025-08-02
    price $267,900 600-char remark

    Show marketing remark (600 chars)

    Proposed Construction-The Braselton II is a fan favorite, thanks to thoughtful planning that maximizes your square footage. The open-concept main level makes your entertainment space both cozy and spacious. The upstairs bonus loft offers you a way to create the space as you imagine. This three-bedroom, two-and-a-half-bath home offers a covered patio and a fabulous primary bedroom with a spa-inspired en-suite bathroom. The community is conveniently located 10 minutes from Clift Farms and Madison Hospital. REPRESENTATIVE IMAGES – ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

21. 2025-05-10
    price $266,900 600-char remark

    Show marketing remark (600 chars)

    Proposed Construction-The Braselton II is a fan favorite, thanks to thoughtful planning that maximizes your square footage. The open-concept main level makes your entertainment space both cozy and spacious. The upstairs bonus loft offers you a way to create the space as you imagine. This three-bedroom, two-and-a-half-bath home offers a covered patio and a fabulous primary bedroom with a spa-inspired en-suite bathroom. The community is conveniently located 10 minutes from Clift Farms and Madison Hospital. REPRESENTATIVE IMAGES – ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

22. 2025-04-28
    listed $269,900 Active 600-char remark

    Show marketing remark (600 chars)

    Proposed Construction-The Braselton II is a fan favorite, thanks to thoughtful planning that maximizes your square footage. The open-concept main level makes your entertainment space both cozy and spacious. The upstairs bonus loft offers you a way to create the space as you imagine. This three-bedroom, two-and-a-half-bath home offers a covered patio and a fabulous primary bedroom with a spa-inspired en-suite bathroom. The community is conveniently located 10 minutes from Clift Farms and Madison Hospital. REPRESENTATIVE IMAGES – ACTUAL FEATURES WILL VARY BASED ON YOUR PERSONAL SELECTIONS.

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,638
• − Mortgage interest: −$14,334
• − Property taxes: −$3,838
• − Insurance: −$1,280
• − Repairs & maintenance: −$1,971
• − Management: −$1,971
• − HOA: −$348
• − Depreciation: −$7,444
• Taxable loss: −$6,549
• Est. tax savings @ 24.0%: +$1,572
• After-tax cash flow: $-534/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 — 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

-1.5% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $265,900 VMLS
• 2026-04-01 Price Changed $264,900 VMLS
• 2026-02-10 Price Changed $263,900 VMLS
• 2025-12-02 Price Changed $271,900 VMLS
• 2025-11-04 Price Changed $269,900 VMLS
• 2025-08-02 Price Changed $267,900 VMLS
• 2025-05-10 Price Changed $266,900 VMLS
• 2025-04-28 Listed $269,900 VMLS