The Meadowbrook A Plan · Hazel Green, AL 35750

$299,900

5 bd · 2.5 ba · 2,200 sqft · SingleFamily · 65 Days on market

$29/mo HOA · 1% 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +6.0/30.0
• 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 +0.4/10.0

Listing remarks

Welcome to The Meadowbrook! This two-story home is ready to welcome you home! You'll find an open concept family and kitchen area on the main floor as well as a powder room, mudroom and laundry off the two-car garage. The primary suite is also on the main floor and boasts a large walk-in closet. There are four additional bedrooms upstairs along with a bathroom and loft area. Make it your own with The Meadowbrook's flexible floor plan. From an additional bathroom to a covered patio, you've got every opportunity to make The Meadowbrook your dream home. Please note that available features and upgrades vary by community. Your local sales agent can share the standard offerings for your neighborh

Key facts

• 2 parking spots
• Listed 65 days

Property features AI

Finance

• Other: List price $299,900; Status: Active
• HOA & community: Association fee approximately $29.17

Exterior

• Parking: 2 parking spaces
• Utilities: Electric service; Central air conditioning
• Home design: Single-family plan (The Meadowbrook A)
• Construction: Living area approximately 2200
• Exterior features: Shake roof

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms and 1 half bathroom (2.5 total)
• Heating & cooling: Electric heating with heat pump; Central air conditioning
• Interior features: Plan: The Meadowbrook A (new construction plan)

🏗️ New construction. The $299,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $319,427.

What this means for you Summary

Snapshot

• This is a 5-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-606 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $232k (22.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $206k (31.2% below list).
• Recommended offer: $206k (31.2% 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: amenities F, commute F, employment 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: Hazel Green Elementary School (math 23% / reading 58%, grade F, #238 of 627 statewide, top 38%, 738 students, 50% FRL); Moores Mill Intermediate School (math 42% / reading 66%, grade B-, #20 of 257 statewide, top 8%, 840 students, 46% FRL); Hazel Green High School (math 23% / reading 31%, grade F, #90 of 305 statewide, top 35%, 1,348 students, 42% FRL) — zoned schools average 46% FRL vs 29% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 260 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 36% 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($282k) 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 $206,421 (31.2% 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 65 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: 4.02%
• Cash-on-cash: -8.13%
• DSCR: 0.64
• GRM: 12.9

CMA / ARV

• ARV (median comp): $319,427
• List price: $299,900
• Delta: -6.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 Plum Tree Ln	0.13mi	4/2.5 (-1)	2,155 (-2%)	20mo	$312,000	$145	69
121 Plum Tree Ln	0.11mi	4/2.5 (-1)	2,155 (-2%)	24mo	$319,900	$148	66
217 Hibiscus Dr	0.05mi	4/3.0 (-1)	2,502 (+14%)	12mo	$349,950	$140	58
228 Hibiscus Dr	0.13mi	4/3.0 (-1)	2,502 (+14%)	19mo	$384,330	$154	48
135 Plum Tree Ln	0.17mi	4/3.0 (-1)	2,502 (+14%)	18mo	$318,000	$127	47

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: 18.6%
• Equity multiple: 2.51×
• Total profit: $135,437
• Equity at exit: $287,765

10-year hold

• IRR: 17.2%
• Equity multiple: 5.80×
• Total profit: $429,275
• Equity at exit: $620,576

Cash invested: $89,440 (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: 260
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $2,064 high
• Mortgage (P&I): −$1,675
• Tax est. 1.5%: −$399 /mo · $4,791/yr
• Insurance: −$133
• HOA: −$29
• Vacancy / Maint / Mgmt: −$433
• Net cashflow: $-606

Break-even live

Break-even rent $2,831

Max offer price $231,773

Occupancy floor —

Sensitivity live

Price	-10% $-385	-5% $-495	+0% $-606	+5% $-716	+10% $-827
Rent	-10% $-769	-5% $-687	+0% $-606	+5% $-524	+10% $-443
Rate	-1.0pp $-445	-0.5pp $-525	base $-606	+0.5pp $-689	+1.0pp $-773

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: $79,857
• Closing costs: $9,583
• 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	23d	1	0.16mi
102 London Calvin Way Hazel Green, AL	4.0	2.5	1924	$1,745	$0.91	25d	1	0.84mi
104 London Calvin Way Hazel Green, AL	4.0	2.5	1971	$1,745	$0.89	25d	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	25d	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	25d	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	25d	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	25d	1	1.12mi
115 Elledge Farm Dr Hazel Green, AL	4.0	2.5	1990	$1,648	$0.83	25d	1	1.15mi

HOA detail

• Monthly dues: $29 · $348/yr

Listing history 15 events

1. 2026-06-22
   days on market $299,900 Active 65 DOM
2. 2026-06-18
   days on market $299,900 Active 62 DOM
3. 2026-06-17
   days on market $299,900 Active 61 DOM
4. 2026-06-16
   days on market $299,900 Active 60 DOM
5. 2026-06-15
   days on market $299,900 Active 59 DOM
6. 2026-06-14
   days on market $299,900 Active 57 DOM
7. 2026-06-10
   days on market $299,900 Active 54 DOM
8. 2026-06-09
   days on market $299,900 Active 53 DOM
9. 2026-06-08
   days on market $299,900 Active 52 DOM
10. 2026-06-07
    days on market $299,900 Active 51 DOM
11. 2026-06-02
    days on market $299,900 Active 46 DOM
12. 2026-06-01
    days on market $299,900 Active 45 DOM
13. 2026-05-31
    days on market $299,900 Active 44 DOM
14. 2026-05-30
    days on market $299,900 Active 43 DOM
15. 2026-04-18
    listed $299,900 Active 769-char remark

ⓘ 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: $24,771
• − Mortgage interest: −$17,893
• − Property taxes: −$4,791
• − Insurance: −$1,597
• − Repairs & maintenance: −$1,982
• − Management: −$1,982
• − HOA: −$348
• − Depreciation: −$9,292
• Taxable loss: −$13,114
• Est. tax savings @ 24.0%: +$3,147
• After-tax cash flow: $-4,122/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