149 Morning Dew Rd · Huntsville, AL 35773

$275,000

3 bd · 1.0 ba · 1,570 sqft · SingleFamily public records · 49 Days on market

Built 2022 7,840 sqft lot $175/sqft · 6% below area Est $289k · at est. $29/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +11.5/30.0
• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• DSCR +3.4/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This beautiful beautiful 3 bedroom 2 bathroom home was just built last summer, has granite countertops and a large tiled shower in the primary bathroom. This home has a sunny home office and a privacy fenced back yard.The community has a pool and clubhouse. Its convenient location allows for easy access to Redstone Arsenal, Research Park, The Bridge Street Centre, Midcity District, and Wade Mountain Greenway.

Key facts

• 7,840 sq ft lot
• 2 garage spots
• Listed 49 days

Property features AI

Finance

• Other: Living area approximately 1,558 square feet
• HOA & community: HOA present with an annual fee of $350; Subdivision: Garden At Ivy Hills

Exterior

• Parking: Two-car garage
• Utilities: Public sewer
• Home design: Single family residence; One story; Residential property; New construction: No
• Construction: Brick construction; Slab foundation; Built with one level
• Exterior features: Patio; Covered porch; Public water

Interior

• Kitchen: Range; Dishwasher; Microwave; Electric water heater
• Bathrooms: Two full bathrooms
• Heating & cooling: Central cooling; Electric heating
• Interior features: Nine total rooms; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-92 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $259k (5.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (23.6% below list).
• Recommended offer: $210k (23.6% below list) — sets the bar for 1% rule.
• Cap rate 5.9% 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.
• Zoned schools: Madison Cross Roads Elementary School (math 14% / reading 48%, grade F, #360 of 627 statewide, top 58%, 1,035 students, 59% FRL); Sparkman Middle School (math 18% / reading 53%, grade F, #81 of 257 statewide, top 33%, 859 students, 60% FRL); Sparkman High School (math 28% / reading 37%, grade F, #58 of 305 statewide, top 19%, 1,738 students, 37% FRL) — zoned schools average 52% FRL vs 29% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 319 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $210,000 (23.6% 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 49 days. Have you received any prior offers? Is the seller open to a 24% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 10.9

CMA / ARV

• ARV (median comp): $289,373
• List price: $275,000
• Delta: -4.97%
• 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
176 Beaver Brook Pl	0.16mi	3/2.0	1,627 (+4%)	2mo	$309,000	$190	81
192 Beaver Brook Pl	0.18mi	3/2.0	1,620 (+3%)	8mo	$269,900	$167	75
151 Ivy Vine Dr	0.23mi	3/2.0	1,620 (+3%)	6mo	$289,900	$179	75
161 Ivy Vine Dr	0.28mi	3/2.0	1,620 (+3%)	6mo	$299,500	$185	73
139 Ivy Vine Dr	0.17mi	3/2.0	1,620 (+3%)	14mo	$291,264	$180	71
145 Ivy Vine Dr	0.20mi	3/2.0	1,484 (-6%)	8mo	$274,900	$185	71
138 Ivy Vine Dr	0.14mi	3/2.0	1,484 (-6%)	12mo	$279,900	$189	71
145 Beaver Brook Pl	0.07mi	3/2.0	1,659 (+6%)	17mo	$260,000	$157	70
153 Ivy Vine Dr	0.24mi	3/2.0	1,484 (-6%)	8mo	$278,900	$188	70
146 Beaver Brook Pl	0.10mi	4/2.0 (+1)	1,746 (+11%)	5mo	$252,000	$144	64
200 Iowana Dr	0.11mi	4/2.0 (+1)	1,682 (+7%)	16mo	$289,900	$172	60
164 Beaver Brook Pl	0.17mi	4/2.0 (+1)	1,748 (+11%)	16mo	$301,445	$172	51

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: 23.2%
• Equity multiple: 2.87×
• Total profit: $143,870
• Equity at exit: $247,742

10-year hold

• IRR: 20.7%
• Equity multiple: 6.56×
• Total profit: $428,148
• Equity at exit: $534,265

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 35773

• Home prices YoY: 28.8%
• Active inventory: 319
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$165 /mo · $1,980/yr
• Insurance: −$115
• HOA: −$29
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $-92

Break-even live

Break-even rent $2,216

Max offer price $258,797

Occupancy floor 99%

Sensitivity live

Price	-10% $64	-5% $-14	+0% $-92	+5% $-170	+10% $-247
Rent	-10% $-258	-5% $-175	+0% $-92	+5% $-9	+10% $74
Rate	-1.0pp $47	-0.5pp $-22	base $-92	+0.5pp $-163	+1.0pp $-235

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Ivy Vine Dr Toney, AL	4.0	3.0	2136	$2,100	$0.98	24d	1	0.20mi

HOA detail

• Monthly dues: $29 · $348/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-18
   days on market $275,000 Active 49 DOM
2. 2026-06-17
   days on market $275,000 Active 48 DOM
3. 2026-06-16
   days on market $275,000 Active 47 DOM
4. 2026-06-15
   days on market $275,000 Active 46 DOM
5. 2026-06-14
   days on market $275,000 Active 44 DOM
6. 2026-06-10
   days on market $275,000 Active 41 DOM
7. 2026-06-09
   days on market $275,000 Active 40 DOM
8. 2026-06-08
   days on market $275,000 Active 39 DOM
9. 2026-06-07
   days on market $275,000 Active 38 DOM
10. 2026-06-02
    days on market $275,000 Active 33 DOM
11. 2026-06-01
    days on market $275,000 Active 32 DOM
12. 2026-05-31
    days on market $275,000 Active 31 DOM
13. 2026-05-30
    days on market $275,000 Active 30 DOM
14. 2026-04-30
    listed $275,000 Active 432-char remark
15. 2023-08-28
    soldstatus $290,000
16. 2023-08-24
    soldstatus $290,000 Sold 412-char remark

    Show marketing remark (412 chars)

    This beautiful beautiful 3 bedroom 2 bathroom home was just built last summer, has granite countertops and a large tiled shower in the primary bathroom. This home has a sunny home office and a privacy fenced back yard.The community has a pool and clubhouse. Its convenient location allows for easy access to Redstone Arsenal, Research Park, The Bridge Street Centre, Midcity District, and Wade Mountain Greenway.

17. 2023-08-07
    status Pending 412-char remark

    Show marketing remark (412 chars)

    This beautiful beautiful 3 bedroom 2 bathroom home was just built last summer, has granite countertops and a large tiled shower in the primary bathroom. This home has a sunny home office and a privacy fenced back yard.The community has a pool and clubhouse. Its convenient location allows for easy access to Redstone Arsenal, Research Park, The Bridge Street Centre, Midcity District, and Wade Mountain Greenway.

18. 2023-05-25
    price $290,000 412-char remark

    Show marketing remark (412 chars)

    This beautiful beautiful 3 bedroom 2 bathroom home was just built last summer, has granite countertops and a large tiled shower in the primary bathroom. This home has a sunny home office and a privacy fenced back yard.The community has a pool and clubhouse. Its convenient location allows for easy access to Redstone Arsenal, Research Park, The Bridge Street Centre, Midcity District, and Wade Mountain Greenway.

19. 2023-04-30
    listed $300,000 Active 412-char remark

    Show marketing remark (412 chars)

    This beautiful beautiful 3 bedroom 2 bathroom home was just built last summer, has granite countertops and a large tiled shower in the primary bathroom. This home has a sunny home office and a privacy fenced back yard.The community has a pool and clubhouse. Its convenient location allows for easy access to Redstone Arsenal, Research Park, The Bridge Street Centre, Midcity District, and Wade Mountain Greenway.

20. 2022-07-15
    soldstatus $275,050 Sold

    Show marketing remark (579 chars)

    Under Construction-READY JULY 2022!! This Piedmont farmhouse 3-bedroom 2-bath design greets you with a covered front porch that leads to an open layout with a family room and formal living room! A centrally-located island kitchen has space for bar seating to keep your kitchen inviting and welcoming! The spacious family room keeps the space open with a view of the backyard and large open patio. The luxurious owner's suite features a walk-in closet, private water closet and a large walk in shower. Please note: Photos are representations of similar homes but not actual home

21. 2021-10-07
    soldstatus $112,000
22. 2021-08-25
    listed $275,050

    Show marketing remark (579 chars)

    Under Construction-READY JULY 2022!! This Piedmont farmhouse 3-bedroom 2-bath design greets you with a covered front porch that leads to an open layout with a family room and formal living room! A centrally-located island kitchen has space for bar seating to keep your kitchen inviting and welcoming! The spacious family room keeps the space open with a view of the backyard and large open patio. The luxurious owner's suite features a walk-in closet, private water closet and a large walk in shower. Please note: Photos are representations of similar homes but not actual home

ⓘ 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: $1,980 · $165/mo
• Projected year-2 tax: $1,980 · $165/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: $25,200
• − Mortgage interest: −$15,404
• − Property taxes: −$1,980
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − HOA: −$348
• − Depreciation: −$8,000
• Taxable loss: −$5,939
• Est. tax savings @ 24.0%: +$1,425
• After-tax cash flow: $325/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

• City population: 220,435
• Population (ZIP): 13,977

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 (72%)
• Race & ethnicity: White 72% Black 17% Hispanic / Latino 7% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 149.14%
• Current HPI: 666.8602
• Rent YoY: —
• Metro: —
• 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

-0.0% since first listed

9 events — show timeline

• 2026-04-30 Listed $275,000 VMLS
• 2023-08-28 Sold (Public Records) $290,000 Public Records
• 2023-08-24 Sold (MLS) $290,000 VMLS
• 2023-08-07 Pending — VMLS
• 2023-05-25 Price Changed $290,000 VMLS
• 2023-04-30 Listed $300,000 VMLS
• 2022-07-15 Sold (MLS) $275,050 VMLS
• 2021-10-07 Sold (Public Records) $112,000 Public Records
• 2021-08-25 Listed $275,050 VMLS

Property tax history

+112.9%/yr

Latest (2024): $1,980 · +112.9% YoY. Source: county tax records.