111 Sagebrook Dr · Huntsville, AL 35757

$275,000

3 bd · 1.5 ba · 2,244 sqft · SingleFamily public records · 108 Days on market

Built 2010 7,840 sqft lot $123/sqft · 7% below area Est $294k · 7% under $13/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).

• Cash flow +10.6/30.0
• ARV discount +10.4/15.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• DSCR +3.0/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back on the market at no fault of seller. Newly Renovated 3 Bed/3 Bath home! Fresh paint throughout. Downstairs has beautiful New LVP Flooring, Crown Molding, Updated Light Fixtures, New Blinds and a New Back Door with Interior Blind. The Kitchen has under counter lighting, Garbage Disposal, Dishwasher .and A New Stove and Built In Microwave. Upstairs has 3 Bedrooms with New Carpet, Ceiling Fans and Blinds. Two of the bedroom have walk-in Closets. The Primary Bedroom and Bath are spacious. Privacy Fenced Back Yard. Great Starter Home. Convenient to Shopping, Restaurants and Schools All Info TBV

Key facts

• New back door
• New lvp flooring
• Crown molding

Tags

• NEW LVP FLOORING
• CROWN MOLDING
• UPDATED LIGHT FIXTURES
• NEW BLINDS
• NEW BACK DOOR
• UNDER COUNTER LIGHTING

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $251k (8.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (30.8% below list).
• Recommended offer: $190k (30.8% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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; 203 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 108 days — a 9% lower offer ($250k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $209k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,179 (30.8% 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 108 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. 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: 0.69% ✗
• Cap rate: 5.69%
• Cash-on-cash: -2.15%
• DSCR: 0.90
• GRM: 12.1

CMA / ARV

• ARV (median comp): $294,158
• List price: $275,000
• Delta: -6.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
160 Forestbrook Dr	0.32mi	3/2.5	2,321 (+3%)	2mo	$269,000	$116	73
201 Summer Cove Cir	0.46mi	3/2.0	2,190 (-2%)	2mo	$335,000	$153	71
101 Ridgewood Dr	0.64mi	3/2.5	2,268 (+1%)	2mo	$380,000	$168	63
316 Broadway Ln	0.52mi	4/2.5 (+1)	2,299 (+2%)	2mo	$395,000	$172	61
127 Misty Pointe Dr	0.44mi	3/2.0	2,046 (-9%)	4mo	$333,000	$163	59
154 Summer Pointe Ln	0.71mi	4/2.0 (+1)	2,230 (-1%)	6mo	$347,000	$156	54
153 Summer Pointe Ln NW	0.72mi	4/2.0 (+1)	2,159 (-4%)	2mo	$341,400	$158	51
304 Broadway Ln	0.46mi	4/2.5 (+1)	2,460 (+10%)	6mo	$479,900	$195	49
360 Jasmine Dr	0.61mi	3/2.5	2,416 (+8%)	11mo	$292,000	$121	46
618 Summer Cove Cir NW	0.46mi	4/2.5 (+1)	2,573 (+15%)	8mo	$336,875	$131	39
326 Weatherford Dr	0.47mi	4/3.5 (+1)	2,573 (+15%)	3mo	$453,000	$176	38
225 Nettles Dr NW	0.64mi	4/3.0 (+1)	2,448 (+9%)	9mo	$449,000	$183	37

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 · 0.69% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.25×
• Total profit: $-57,805
• Equity at exit: $41,003

10-year hold

• IRR: -22.0%
• Equity multiple: -0.03×
• Total profit: $-79,116
• Equity at exit: $23,777

Cash invested: $77,000 (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 35757

• Home prices YoY: -10.3%
• Rents YoY: 0.7%
• Active inventory: 203
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,902 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$71 /mo · $849/yr
• Insurance: −$115
• HOA: −$13
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-138

Break-even live

Break-even rent $2,077

Max offer price $250,616

Occupancy floor —

Sensitivity live

Price	-10% $18	-5% $-60	+0% $-138	+5% $-216	+10% $-294
Rent	-10% $-288	-5% $-213	+0% $-138	+5% $-63	+10% $12
Rate	-1.0pp $0	-0.5pp $-68	base $-138	+0.5pp $-209	+1.0pp $-282

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 Sagebrook Dr Madison, AL	3.0	3.0	1826	$1,695	$0.93	44d	1	0.26mi
409 Summer Cove Cir NW Madison, AL	3.0	2.0	1500	$1,795	$1.20	44d	1	0.28mi
202 Sagebrook Dr Madison, AL	4.0	2.0	2099	$1,750	$0.83	44d	1	0.38mi
106 Crab Orchard Dr Madison, AL	4.0	2.0	1675	$1,750	$1.04	44d	1	0.40mi
182 Forestbrook Dr Madison, AL	3.0	2.5	2316	$1,800	$0.78	24d	1	0.41mi
602 Penny Jar Ln NW Madison, AL	4.0	2.0	2120	$2,250	$1.06	44d	1	0.65mi
115 Willow Rose Ln Madison, AL	4.0	3.0	1942	$2,300	$1.18	14d	1	0.87mi
9420 Crysillas Dr Madison, AL	3.0	2.5	2490	$2,800	$1.12	44d	1	0.91mi
113 Suffolk Dr Madison, AL	3.0	2.0	1453	$1,800	$1.24	44d	1	1.13mi
228 Pumprock Dr Huntsville, AL	3.0	2.0	1917	$2,175	$1.13	44d	1	1.22mi
7403 Wall Triana Hwy Madison, AL	3.0	2.0	1512	$1,495	$0.99	24d	1	1.41mi
115 Sabel Cir Madison, AL	3.0	2.5	1412	$1,698	$1.20	14d	1	1.44mi
1010 Elliston Pl NW Madison, AL	3.0	1.0–2.0	1051	$1,825	$1.74	14d	19	1.49mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: trash

Listing history 23 events

1. 2026-06-18
   days on market $275,000 Active 108 DOM
2. 2026-06-17
   days on market $275,000 Active 107 DOM
3. 2026-06-16
   days on market $275,000 Active 106 DOM
4. 2026-06-15
   days on market $275,000 Active 105 DOM
5. 2026-06-14
   days on market $275,000 Active 103 DOM
6. 2026-06-10
   days on market $275,000 Active 100 DOM
7. 2026-06-09
   days on market $275,000 Active 99 DOM
8. 2026-06-08
   days on market $275,000 Active 98 DOM
9. 2026-06-07
   days on market $275,000 Active 97 DOM
10. 2026-06-02
    days on market $275,000 Active 92 DOM
11. 2026-06-01
    days on market $275,000 Active 91 DOM
12. 2026-05-31
    days on market $275,000 Active 90 DOM
13. 2026-05-30
    days on market $275,000 Active 89 DOM
14. 2026-05-12
    price $275,000 603-char remark

    Show marketing remark (603 chars)

    Back on the market at no fault of seller. Newly Renovated 3 Bed/3 Bath home! Fresh paint throughout. Downstairs has beautiful New LVP Flooring, Crown Molding, Updated Light Fixtures, New Blinds and a New Back Door with Interior Blind. The Kitchen has under counter lighting, Garbage Disposal, Dishwasher .and A New Stove and Built In Microwave. Upstairs has 3 Bedrooms with New Carpet, Ceiling Fans and Blinds. Two of the bedroom have walk-in Closets. The Primary Bedroom and Bath are spacious. Privacy Fenced Back Yard. Great Starter Home. Convenient to Shopping, Restaurants and Schools All Info TBV

15. 2026-04-23
    status Active 603-char remark

    Show marketing remark (603 chars)

    Back on the market at no fault of seller. Newly Renovated 3 Bed/3 Bath home! Fresh paint throughout. Downstairs has beautiful New LVP Flooring, Crown Molding, Updated Light Fixtures, New Blinds and a New Back Door with Interior Blind. The Kitchen has under counter lighting, Garbage Disposal, Dishwasher .and A New Stove and Built In Microwave. Upstairs has 3 Bedrooms with New Carpet, Ceiling Fans and Blinds. Two of the bedroom have walk-in Closets. The Primary Bedroom and Bath are spacious. Privacy Fenced Back Yard. Great Starter Home. Convenient to Shopping, Restaurants and Schools All Info TBV

16. 2026-04-20
    historical 603-char remark

    Show marketing remark (603 chars)

    Back on the market at no fault of seller. Newly Renovated 3 Bed/3 Bath home! Fresh paint throughout. Downstairs has beautiful New LVP Flooring, Crown Molding, Updated Light Fixtures, New Blinds and a New Back Door with Interior Blind. The Kitchen has under counter lighting, Garbage Disposal, Dishwasher .and A New Stove and Built In Microwave. Upstairs has 3 Bedrooms with New Carpet, Ceiling Fans and Blinds. Two of the bedroom have walk-in Closets. The Primary Bedroom and Bath are spacious. Privacy Fenced Back Yard. Great Starter Home. Convenient to Shopping, Restaurants and Schools All Info TBV

17. 2026-04-09
    price $280,000 603-char remark

    Show marketing remark (603 chars)

    Back on the market at no fault of seller. Newly Renovated 3 Bed/3 Bath home! Fresh paint throughout. Downstairs has beautiful New LVP Flooring, Crown Molding, Updated Light Fixtures, New Blinds and a New Back Door with Interior Blind. The Kitchen has under counter lighting, Garbage Disposal, Dishwasher .and A New Stove and Built In Microwave. Upstairs has 3 Bedrooms with New Carpet, Ceiling Fans and Blinds. Two of the bedroom have walk-in Closets. The Primary Bedroom and Bath are spacious. Privacy Fenced Back Yard. Great Starter Home. Convenient to Shopping, Restaurants and Schools All Info TBV

18. 2026-03-16
    price $295,000 603-char remark

    Show marketing remark (603 chars)

    Back on the market at no fault of seller. Newly Renovated 3 Bed/3 Bath home! Fresh paint throughout. Downstairs has beautiful New LVP Flooring, Crown Molding, Updated Light Fixtures, New Blinds and a New Back Door with Interior Blind. The Kitchen has under counter lighting, Garbage Disposal, Dishwasher .and A New Stove and Built In Microwave. Upstairs has 3 Bedrooms with New Carpet, Ceiling Fans and Blinds. Two of the bedroom have walk-in Closets. The Primary Bedroom and Bath are spacious. Privacy Fenced Back Yard. Great Starter Home. Convenient to Shopping, Restaurants and Schools All Info TBV

19. 2026-03-04
    status Active 603-char remark

    Show marketing remark (603 chars)

    Back on the market at no fault of seller. Newly Renovated 3 Bed/3 Bath home! Fresh paint throughout. Downstairs has beautiful New LVP Flooring, Crown Molding, Updated Light Fixtures, New Blinds and a New Back Door with Interior Blind. The Kitchen has under counter lighting, Garbage Disposal, Dishwasher .and A New Stove and Built In Microwave. Upstairs has 3 Bedrooms with New Carpet, Ceiling Fans and Blinds. Two of the bedroom have walk-in Closets. The Primary Bedroom and Bath are spacious. Privacy Fenced Back Yard. Great Starter Home. Convenient to Shopping, Restaurants and Schools All Info TBV

20. 2026-03-02
    historical Contingent 603-char remark

    Show marketing remark (603 chars)

    Back on the market at no fault of seller. Newly Renovated 3 Bed/3 Bath home! Fresh paint throughout. Downstairs has beautiful New LVP Flooring, Crown Molding, Updated Light Fixtures, New Blinds and a New Back Door with Interior Blind. The Kitchen has under counter lighting, Garbage Disposal, Dishwasher .and A New Stove and Built In Microwave. Upstairs has 3 Bedrooms with New Carpet, Ceiling Fans and Blinds. Two of the bedroom have walk-in Closets. The Primary Bedroom and Bath are spacious. Privacy Fenced Back Yard. Great Starter Home. Convenient to Shopping, Restaurants and Schools All Info TBV

21. 2026-02-27
    listed $315,000 Active 603-char remark

    Show marketing remark (603 chars)

    Back on the market at no fault of seller. Newly Renovated 3 Bed/3 Bath home! Fresh paint throughout. Downstairs has beautiful New LVP Flooring, Crown Molding, Updated Light Fixtures, New Blinds and a New Back Door with Interior Blind. The Kitchen has under counter lighting, Garbage Disposal, Dishwasher .and A New Stove and Built In Microwave. Upstairs has 3 Bedrooms with New Carpet, Ceiling Fans and Blinds. Two of the bedroom have walk-in Closets. The Primary Bedroom and Bath are spacious. Privacy Fenced Back Yard. Great Starter Home. Convenient to Shopping, Restaurants and Schools All Info TBV

22. 2026-01-29
    soldstatus $209,000
23. 2026-01-15
    soldstatus $150,000

ⓘ 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: $849 · $71/mo
• Projected year-2 tax: $1,128 · $94/mo
• Expected delta: +$279/yr (+$23/mo · 32.8%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% 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: $22,821
• − Mortgage interest: −$15,404
• − Property taxes: −$849
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − HOA: −$156
• − Depreciation: −$8,000
• Taxable loss: −$6,614
• Est. tax savings @ 24.0%: +$1,587
• After-tax cash flow: $-69/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

• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 18,529
• Household income: $106,175
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 242.0

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 61% Black 26% Two or more races 7% Hispanic / Latino 5% Asian 1%
• Common ancestry: Italian 3% Romanian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -31.04%
• Current HPI: 269.7329
• Rent YoY: ▲ 0.69%
• 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

+83.3% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $275,000 VMLS
• 2026-04-23 Relisted — VMLS
• 2026-04-20 Delisted — VMLS
• 2026-04-09 Price Changed $280,000 VMLS
• 2026-03-16 Price Changed $295,000 VMLS
• 2026-03-04 Relisted — VMLS
• 2026-03-02 Contingent — VMLS
• 2026-02-27 Listed $315,000 VMLS
• 2026-01-29 Sold (Public Records) $209,000 Public Records
• 2026-01-15 Sold (Public Records) $150,000 Public Records

Property tax history

+6.0%/yr

Latest (2024): $849 · +0.0% YoY. Source: county tax records.