112 Starling Mill Trl · Moores Mill, AL 35811

$277,900

4 bd · 2.0 ba · 1,852 sqft · SingleFamily · 140 Days on market

10,680 sqft lot $150/sqft · 13% below area Est $320k · 13% under $33/mo HOA · 2% of rent

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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 +13.4/15.0
• Cash flow +7.5/30.0
• Rent growth +4.2/5.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.7/10.0
• Appreciation +1.4/10.0

Listing remarks MLS

The Beautiful RC Raleigh plan is loaded with curb appeal with its inviting covered front porch and attractive front yard landscaping. This home features an open floor plan with 4 bedrooms, 2 bathrooms, an expansive living area, a stunning dining area, and a gorgeous kitchen fully equipped with energy-efficient appliances, an island, and a spacious pantry.

Key facts

• Covered front porch
• Open floor plan
• Gorgeous kitchen

Tags

• COVERED FRONT PORCH
• FRONT YARD LANDSCAPING
• OPEN FLOOR PLAN
• EXPANSIVE LIVING AREA
• GORGEOUS KITCHEN
• ENERGY-EFFICIENT APPLIANCES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $278k.

Deal economics

• At list price, monthly cash flow is $-341 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (26.6% below list).
• Recommended offer: $204k (26.6% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.8% in Moores Mill — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 66/100 on livability (#109 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools F, 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: Rents rising fast (+6.8%/yr); 560 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 140 days — a 12% lower offer ($245k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $204,109 (26.6% 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 140 days. Have you received any prior offers? Is the seller open to a 27% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.73% ✗
• Cap rate: 4.82%
• Cash-on-cash: -5.26%
• DSCR: 0.77
• GRM: 11.3

CMA / ARV

• ARV (median comp): $319,717
• List price: $277,900
• Delta: -13.08%
• 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
317 Pond Spring Dr	0.08mi	4/3.0	1,938 (+5%)	2mo	$315,400	$163	83
109 Cool Cir	0.10mi	4/3.0	1,938 (+5%)	9mo	$314,725	$162	76
6102 Edwin Jones Dr	0.27mi	3/2.0 (-1)	1,860 (+0%)	7mo	$300,000	$161	76
105 Cool Cir	0.13mi	4/3.0	1,938 (+5%)	9mo	$314,900	$162	75
305 Pond Spring Dr	0.08mi	3/2.0 (-1)	1,703 (-8%)	5mo	$285,650	$168	74
304 Pond Spring Dr	0.08mi	3/2.0 (-1)	1,703 (-8%)	6mo	$265,000	$156	73
314 Pond Spring Dr	0.08mi	3/2.0 (-1)	1,703 (-8%)	6mo	$286,990	$169	73
226 Hydra Cir	0.44mi	3/2.0 (-1)	1,853 (+0%)	3mo	$305,000	$165	72
313 Pond Spring Dr	0.08mi	4/2.0	2,106 (+14%)	4mo	$312,032	$148	70
107 Cool Cir	0.12mi	4/2.0	2,106 (+14%)	8mo	$309,900	$147	65
112 Meadow Run NE	0.64mi	3/2.0 (-1)	1,958 (+6%)	5mo	$335,000	$171	52
146 Henson Dr	0.65mi	3/2.0 (-1)	1,723 (-7%)	7mo	$301,000	$175	47

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: -21.0%
• Equity multiple: 0.25×
• Total profit: $-58,578
• Equity at exit: $41,436

10-year hold

• IRR: -7.5%
• Equity multiple: 0.45×
• Total profit: $-42,711
• Equity at exit: $24,028

Cash invested: $77,812 (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 35811

• Home prices YoY: -2.1%
• Rents YoY: 6.8%
• Active inventory: 560
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,041 high
• Mortgage (P&I): −$1,457
• Tax est. 1.5%: −$347 /mo · $4,168/yr
• Insurance: −$116
• HOA: −$33
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-341

Break-even live

Break-even rent $2,473

Max offer price $228,550

Occupancy floor —

Sensitivity live

Price	-10% $-149	-5% $-245	+0% $-341	+5% $-437	+10% $-533
Rent	-10% $-502	-5% $-422	+0% $-341	+5% $-260	+10% $-180
Rate	-1.0pp $-201	-0.5pp $-270	base $-341	+0.5pp $-413	+1.0pp $-486

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: $69,475
• Closing costs: $8,337
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
154 SOUTHERN Trl Huntsville, AL	4.0	2.0	2106	$2,070	$0.98	45d	1	0.08mi
186 Pennington Ave Huntsville, AL	3.0	2.5	2209	$2,100	$0.95	24d	1	0.39mi
144 Oakcrest Rd Huntsville, AL	3.0	2.0	2153	$1,695	$0.79	22d	1	0.54mi
120 Pomelo St Huntsville, AL	4.0	3.0	2583	$2,395	$0.93	45d	1	0.55mi
149 Wolfe Ln Huntsville, AL	3.0	3.0	1442	$2,000	$1.39	15d	1	0.88mi
147 Wolfe Ln Huntsville, AL	3.0	3.0	1442	$2,100	$1.46	15d	1	0.88mi
244 Paca Ln Huntsville, AL	4.0	2.0	2106	$2,150	$1.02	45d	1	0.97mi
244 Paca Ln Huntsville, AL	4.0	2.0	2106	$2,150	$1.02	24d	1	0.97mi
229 Paca Ln Huntsville, AL	3.0	2.0	1850	$1,950	$1.05	45d	1	0.97mi
153 LILLIAN FARMS Blvd Huntsville, AL	3.0	2.0	1703	$1,900	$1.12	24d	1	0.97mi
150 LILLIAN FARMS Blvd Huntsville, AL	3.0	2.0	1703	$1,900	$1.12	24d	1	0.97mi
313 Mchenry DR Huntsville, AL	4.0	3.0	1938	$1,970	$1.02	45d	1	1.03mi
119 Wind Rush Rd Huntsville, AL	3.0	2.0	1690	$1,875	$1.11	45d	1	1.08mi
6107 Trailwood Dr Huntsville, AL	3.0	2.0	1879	$1,650	$0.88	24d	1	1.08mi
128 Somerset Park Dr Huntsville, AL	3.0	2.0	1570	$1,750	$1.11	24d	1	1.25mi
6111 Homestead Rd Huntsville, AL	4.0	2.0	1640	$2,500	$1.52	45d	1	1.26mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: landscaping

Listing history 14 events

1. 2026-06-18
   days on market $277,900 Active 140 DOM
2. 2026-06-17
   days on market $277,900 Active 139 DOM
3. 2026-06-16
   days on market $277,900 Active 138 DOM
4. 2026-06-15
   days on market $277,900 Active 137 DOM
5. 2026-06-14
   days on market $277,900 Active 135 DOM
6. 2026-06-10
   days on market $277,900 Active 132 DOM
7. 2026-06-09
   days on market $277,900 Active 131 DOM
8. 2026-06-08
   days on market $277,900 Active 130 DOM
9. 2026-06-07
   days on market $277,900 Active 129 DOM
10. 2026-06-02
    days on market $277,900 Active 124 DOM
11. 2026-06-01
    days on market $277,900 Active 123 DOM
12. 2026-05-31
    days on market $277,900 Active 122 DOM
13. 2026-05-30
    days on market $277,900 Active 121 DOM
14. 2026-01-29
    listed $277,900 Active 357-char remark

    Show marketing remark (357 chars)

    The Beautiful RC Raleigh plan is loaded with curb appeal with its inviting covered front porch and attractive front yard landscaping. This home features an open floor plan with 4 bedrooms, 2 bathrooms, an expansive living area, a stunning dining area, and a gorgeous kitchen fully equipped with energy-efficient appliances, an island, and a spacious pantry.

ⓘ 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 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,493
• − Mortgage interest: −$15,567
• − Property taxes: −$4,168
• − Insurance: −$1,390
• − Repairs & maintenance: −$1,959
• − Management: −$1,959
• − HOA: −$396
• − Depreciation: −$8,084
• Taxable loss: −$9,031
• Est. tax savings @ 24.0%: +$2,167
• After-tax cash flow: $-1,925/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 — Moores Mill

• Score: 66/100
• State rank: #109
• US rank: #11986

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 380,832 people
• Metro: Huntsville, AL
• Population (ZIP): 31,008
• Household income: $90,812
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 517.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 27% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -7.13%
• Current HPI: 332.9423
• Rent YoY: ▲ 6.81%
• 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 event — show timeline

• 2026-01-29 Listed $277,900 VMLS