The 1400 Plan Plan · Huntsville, AL 35749

$229,900

3 bd · 2.0 ba · 1,402 sqft · SingleFamily · 89 Days on market

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.1/30.0
• Livability +4.1/5.0
• Schools +2.8/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

The 1400 Plan offers 3 beds, 2 baths, and an open concept living space!

Key facts

• Listed 89 days

🏗️ New construction. The $229,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $284,176.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-524 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $182k (20.7% below list).
• Recommended offer: $182k (20.7% below list) — sets the bar for 1% rule.

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.
• Limestone County (rural): math 21% / reading 44% proficiency, ranked #52 of 129 in AL (top 40%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Creekside Elementary School (math 42% / reading 66%, grade C, #96 of 627 statewide, top 16%, 560 students, 41% FRL) — zoned schools at 41% FRL track the district average.
• Zoned-school proficiency averages 54% at this address vs 32% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Limestone County average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 675 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 494 units permitted in Limestone County in 2024 (0 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 $9k of value loss. Plan a longer hold.
• Limestone County population projected at +43% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $182,217 (20.7% 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 89 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 0.64% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.91%
• DSCR: 0.65
• GRM: 13.0

CMA / ARV

• ARV (median comp): $284,176
• List price: $229,900
• Delta: -19.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14701 Sara Beth Dr	0.34mi	3/2.0	1,401 (-0%)	0mo	$264,000	$188	84
28065 Caperton Dr	0.34mi	3/2.0	1,402 (0%)	3mo	$253,900	$181	81
28207 Ladson St	0.05mi	3/2.0	1,402 (0%)	22mo	$261,900	$187	79
14302 Sara Beth Dr	0.33mi	3/2.0	1,360 (-3%)	13mo	$255,000	$188	69
14700 Sara Beth Dr	0.34mi	3/2.0	1,432 (+2%)	17mo	$279,000	$195	66
28238 Dalewood Ln	0.40mi	3/2.0	1,330 (-5%)	10mo	$250,000	$188	65
28235 Ladson St	0.07mi	3/2.0	1,580 (+13%)	22mo	$283,041	$179	57
28114 Caperton Dr	0.37mi	3/2.0	1,580 (+13%)	12mo	$285,661	$181	52
15220 Knoll Dr	0.62mi	3/2.0	1,558 (+11%)	24mo	$295,000	$189	32

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -32.6%
• Equity multiple: -0.05×
• Total profit: $-83,348
• Equity at exit: $42,372

10-year hold

• IRR: -53.4%
• Equity multiple: -0.65×
• Total profit: $-130,901
• Equity at exit: $24,570

Cash invested: $79,569 (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 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 675
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,822 medium
• Mortgage (P&I): −$1,490
• Tax est. 1.5%: −$355 /mo · $4,263/yr
• Insurance: −$118
• HOA: −$0
• Vacancy / Maint / Mgmt: −$383
• Net cashflow: $-524

Break-even live

Break-even rent $2,486

Max offer price $208,300

Occupancy floor —

Sensitivity live

Price	-10% $-328	-5% $-426	+0% $-524	+5% $-623	+10% $-721
Rent	-10% $-668	-5% $-596	+0% $-524	+5% $-452	+10% $-380
Rate	-1.0pp $-381	-0.5pp $-452	base $-524	+0.5pp $-598	+1.0pp $-673

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: $71,044
• Closing costs: $8,525
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14287 Wildflower Dr Harvest, AL	3.0	2.0	1717	$1,800	$1.05	45d	1	0.76mi

Listing history 17 events

1. 2026-06-22
   days on market $229,900 Active 89 DOM
2. 2026-06-18
   days on market $229,900 Active 86 DOM
3. 2026-06-17
   days on market $229,900 Active 85 DOM
4. 2026-06-16
   days on market $229,900 Active 84 DOM
5. 2026-06-15
   days on market $229,900 Active 83 DOM
6. 2026-06-14
   days on market $229,900 Active 81 DOM
7. 2026-06-10
   days on market $229,900 Active 78 DOM
8. 2026-06-09
   days on market $229,900 Active 77 DOM
9. 2026-06-08
   days on market $229,900 Active 76 DOM
10. 2026-06-07
    days on market $229,900 Active 75 DOM
11. 2026-06-05
    days on market $229,900 Active 72 DOM
12. 2026-06-03
    days on market $229,900 Active 71 DOM
13. 2026-06-02
    days on market $229,900 Active 70 DOM
14. 2026-06-01
    days on market $229,900 Active 69 DOM
15. 2026-05-31
    days on market $229,900 Active 68 DOM
16. 2026-05-30
    days on market $229,900 Active 67 DOM
17. 2026-03-24
    listed $229,900 Active 71-char remark

    Show marketing remark (71 chars)

    The 1400 Plan offers 3 beds, 2 baths, and an open concept living space!

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,866
• − Mortgage interest: −$15,918
• − Property taxes: −$4,263
• − Insurance: −$1,421
• − Repairs & maintenance: −$1,749
• − Management: −$1,749
• − Depreciation: −$8,267
• Taxable loss: −$11,501
• Est. tax savings @ 24.0%: +$2,760
• After-tax cash flow: $-3,532/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: Limestone County
• NCES district ID: 0102100
• Math proficiency: 21% ▼ -23.00%
• Reading proficiency: 44% ▼ -3.00%
• Median HH income: $48,972
• Composite: 28.09/100
• National rank: #6829
• State rank: #52 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): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 174.0

Population outlook (Limestone County) Hauer SSP2

• Today (2025): 111,441 people
• By 2030: 121,272 · +8.8%
• By 2040: 140,705 · +26.3%
• By 2050: 159,069 · +42.7%
• By 2075: 202,231 · +81.5%
• By 2100: 230,608 · +106.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% Other Indo-European 1%

Political lean MEDSL · Limestone

• 2024 margin: Solid R (+43.9) · D 27.5% · R 71.4% · Other 1.2%
• 2008→2024 swing: -2.0pp toward R · 2008: -41.9pp · 2024: -43.9pp
• All cycles: 2024: R+43.9 2020: R+42.6 2016: R+49.5 2012: R+43.6 2008: R+41.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -16.54%
• Current HPI: 291.1184
• Rent YoY: ▲ 0.81%
• 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

• 2026-03-24 Listed $229,900 Zillow