951 Charley Patterson Rd · Moores Mill, AL 35761

$249,000

3 bd · 1.0 ba · 1,420 sqft · SingleFamily public records · 28 Days on market

Built 2019 0.34 ac lot $175/sqft · 19% above area Est $245k · at est.

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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).

• Cash flow +12.7/30.0
• ARV discount +6.8/15.0
• DSCR +3.8/10.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Okay ALL, this home is Back on the Market, at No Fault of Sellers. Home Inspection has been done and was acceptable. Financing fell through for previous buyer. This is a doll house, and you definitely want to come check it out. Full brick, 3 bedrooms 2 baths, laundry room and just like new. Enjoy sitting out on the covered back porch. Convenient drive to Redstone Arsenal, Research Park, FBI, Facebook, Grocery Stores, Restaurants to name a few. Home qualifies for 100% financing.

Key facts

• Full brick
• Open concept
• Gas fireplace

Tags

• FULL BRICK
• OPEN CONCEPT
• GAS FIREPLACE
• STAINLESS STEEL APPLIANCE
• RECESSED LIGHTING
• LVP FLOORING

Property features AI

Finance

• HOA & community: No HOA; Subdivision: Metes And Bounds

Exterior

• Parking: Attached two-car garage
• Utilities: Public water; Septic sewer; Electric service (standard)
• Home design: Single-family residence; One story; Built in 2019
• Construction: Brick construction; Slab foundation
• Exterior features: Public water; Septic tank

Interior

• Bedrooms: Total of 10 rooms (bedroom count not specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Gas log fireplace (one)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-26 ($-317/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (24.1% below list).
• Recommended offer: $189k (24.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.8% in Moores Mill — 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 66/100 on livability (#109 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety 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: Lynn Fanning Elementary School (math 27% / reading 57%, grade F, #213 of 627 statewide, top 37%, 772 students, 39% FRL); Meridianville Middle School (math 19% / reading 62%, grade F, #56 of 257 statewide, top 22%, 724 students, 45% FRL); Hazel Green High School (math 23% / reading 31%, grade F, #90 of 305 statewide, top 35%, 1,348 students, 42% FRL).
• Market conditions: 393 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $7k 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 28 days — a 2% lower offer ($245k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $188,978 (24.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.76% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.45%
• DSCR: 0.98
• GRM: 11.0

CMA / ARV

• ARV (median comp): $245,145
• List price: $249,000
• Delta: 1.57%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
788 Charley Patterson Rd	0.30mi	3/2.0	1,519 (+7%)	3mo	$195,000	$128	68
804 Charley Patterson Rd	0.27mi	3/2.0	1,285 (-10%)	1mo	$225,000	$175	66
192 Mill Valley Way	0.74mi	3/2.0	1,479 (+4%)	0mo	$250,000	$169	54
816 Charley Patterson Rd	0.25mi	3/2.0	1,301 (-8%)	23mo	$214,000	$164	51
183 Mill Valley Way	0.74mi	3/2.0	1,479 (+4%)	6mo	$234,055	$158	50
195 Chesire Cove Ln	0.63mi	3/2.0	1,511 (+6%)	10mo	$264,850	$175	48
1673 Walker Ln	0.57mi	2/2.0 (-1)	1,248 (-12%)	1mo	$120,000	$96	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-42,125
• Equity at exit: $37,127

10-year hold

• IRR: -9.1%
• Equity multiple: 0.44×
• Total profit: $-39,233
• Equity at exit: $21,529

Cash invested: $69,720 (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 35761

• Home prices YoY: -9.3%
• Active inventory: 393
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,890 medium
• Mortgage (P&I): −$1,306
• Tax from tax record: −$110 /mo · $1,317/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-26

Break-even live

Break-even rent $1,923

Max offer price $244,338

Occupancy floor 96%

Sensitivity live

Price	-10% $115	-5% $44	+0% $-26	+5% $-97	+10% $-167
Rent	-10% $-176	-5% $-101	+0% $-26	+5% $48	+10% $123
Rate	-1.0pp $99	-0.5pp $37	base $-26	+0.5pp $-91	+1.0pp $-157

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Saylor Rose Dr New Market, AL	3.0	2.0	1620	$1,739	$1.07	45d	1	0.79mi
110b Kaliegh Paige Cir Unit 110 B New Market, AL	2.0	2.0	888	$1,295	$1.46	45d	1	1.32mi

Listing history 14 events

1. 2026-05-15
   price $249,000 436-char remark
2. 2026-05-01
   price $250,000 436-char remark
3. 2026-04-23
   listed $255,000 Active 436-char remark
4. 2022-12-12
   soldstatus $240,000 Sold 484-char remark

   Show marketing remark (484 chars)

   Okay ALL, this home is Back on the Market, at No Fault of Sellers. Home Inspection has been done and was acceptable. Financing fell through for previous buyer. This is a doll house, and you definitely want to come check it out. Full brick, 3 bedrooms 2 baths, laundry room and just like new. Enjoy sitting out on the covered back porch. Convenient drive to Redstone Arsenal, Research Park, FBI, Facebook, Grocery Stores, Restaurants to name a few. Home qualifies for 100% financing.

5. 2022-12-12
   soldstatus $240,000

   Show marketing remark (484 chars)

   Okay ALL, this home is Back on the Market, at No Fault of Sellers. Home Inspection has been done and was acceptable. Financing fell through for previous buyer. This is a doll house, and you definitely want to come check it out. Full brick, 3 bedrooms 2 baths, laundry room and just like new. Enjoy sitting out on the covered back porch. Convenient drive to Redstone Arsenal, Research Park, FBI, Facebook, Grocery Stores, Restaurants to name a few. Home qualifies for 100% financing.

6. 2022-11-04
   status Pending 484-char remark

   Show marketing remark (484 chars)

   Okay ALL, this home is Back on the Market, at No Fault of Sellers. Home Inspection has been done and was acceptable. Financing fell through for previous buyer. This is a doll house, and you definitely want to come check it out. Full brick, 3 bedrooms 2 baths, laundry room and just like new. Enjoy sitting out on the covered back porch. Convenient drive to Redstone Arsenal, Research Park, FBI, Facebook, Grocery Stores, Restaurants to name a few. Home qualifies for 100% financing.

7. 2022-11-01
   price $240,000 484-char remark

   Show marketing remark (484 chars)

   Okay ALL, this home is Back on the Market, at No Fault of Sellers. Home Inspection has been done and was acceptable. Financing fell through for previous buyer. This is a doll house, and you definitely want to come check it out. Full brick, 3 bedrooms 2 baths, laundry room and just like new. Enjoy sitting out on the covered back porch. Convenient drive to Redstone Arsenal, Research Park, FBI, Facebook, Grocery Stores, Restaurants to name a few. Home qualifies for 100% financing.

8. 2022-10-26
   status Active 484-char remark

   Show marketing remark (484 chars)

   Okay ALL, this home is Back on the Market, at No Fault of Sellers. Home Inspection has been done and was acceptable. Financing fell through for previous buyer. This is a doll house, and you definitely want to come check it out. Full brick, 3 bedrooms 2 baths, laundry room and just like new. Enjoy sitting out on the covered back porch. Convenient drive to Redstone Arsenal, Research Park, FBI, Facebook, Grocery Stores, Restaurants to name a few. Home qualifies for 100% financing.

9. 2022-10-21
   status Pending 484-char remark

   Show marketing remark (484 chars)

   Okay ALL, this home is Back on the Market, at No Fault of Sellers. Home Inspection has been done and was acceptable. Financing fell through for previous buyer. This is a doll house, and you definitely want to come check it out. Full brick, 3 bedrooms 2 baths, laundry room and just like new. Enjoy sitting out on the covered back porch. Convenient drive to Redstone Arsenal, Research Park, FBI, Facebook, Grocery Stores, Restaurants to name a few. Home qualifies for 100% financing.

10. 2022-09-08
    price $250,000 484-char remark

    Show marketing remark (484 chars)

    Okay ALL, this home is Back on the Market, at No Fault of Sellers. Home Inspection has been done and was acceptable. Financing fell through for previous buyer. This is a doll house, and you definitely want to come check it out. Full brick, 3 bedrooms 2 baths, laundry room and just like new. Enjoy sitting out on the covered back porch. Convenient drive to Redstone Arsenal, Research Park, FBI, Facebook, Grocery Stores, Restaurants to name a few. Home qualifies for 100% financing.

11. 2022-09-05
    listed $265,000 Active 484-char remark

    Show marketing remark (484 chars)

    Okay ALL, this home is Back on the Market, at No Fault of Sellers. Home Inspection has been done and was acceptable. Financing fell through for previous buyer. This is a doll house, and you definitely want to come check it out. Full brick, 3 bedrooms 2 baths, laundry room and just like new. Enjoy sitting out on the covered back porch. Convenient drive to Redstone Arsenal, Research Park, FBI, Facebook, Grocery Stores, Restaurants to name a few. Home qualifies for 100% financing.

12. 2019-07-12
    soldstatus $298,500
13. 2019-01-08
    soldstatus $104,000
14. 2018-11-19
    soldstatus $130,000

ⓘ 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: $1,317 · $110/mo
• Projected year-2 tax: $1,317 · $110/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,677
• − Mortgage interest: −$13,948
• − Property taxes: −$1,317
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,814
• − Management: −$1,814
• − Depreciation: −$7,244
• Taxable loss: −$4,705
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $812/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): 13,557
• Household income: $79,440
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 220.0

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 (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 3% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: ▼ -26.88%
• Current HPI: 261.8281
• 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

+91.5% since first listed

15 events — show timeline

• 2026-05-21 Pending — VMLS
• 2026-05-15 Price Changed $249,000 VMLS
• 2026-05-01 Price Changed $250,000 VMLS
• 2026-04-23 Listed $255,000 VMLS
• 2022-12-12 Sold (Public Records) $240,000 Public Records
• 2022-12-12 Sold (MLS) $240,000 VMLS
• 2022-11-04 Pending — VMLS
• 2022-11-01 Price Changed $240,000 VMLS
• 2022-10-26 Relisted — VMLS
• 2022-10-21 Pending — VMLS
• 2022-09-08 Price Changed $250,000 VMLS
• 2022-09-05 Listed $265,000 VMLS
• 2019-07-12 Sold (Public Records) $298,500 Public Records
• 2019-01-08 Sold (Public Records) $104,000 Public Records
• 2018-11-19 Sold (Public Records) $130,000 Public Records

Property tax history

+7.0%/yr

Latest (2024): $1,317 · +115.6% YoY. Source: county tax records.