114 Starling Mill Trl · Moores Mill, AL 35811

$244,390

3 bd · 2.0 ba · 1,355 sqft · SingleFamily · 111 Days on market

9,147 sqft lot $180/sqft · 18% below area Est $299k · 18% under $33/mo HOA · 2% 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).

• ARV discount +15.0/15.0
• Cash flow +8.2/30.0
• Rent growth +4.2/5.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +1.4/10.0

Listing remarks MLS

The Foster Plan is a ADORABLE 3-bedroom 2 bath home. Beautiful kitchen layout with a breakfast bar. Great for a First Time Home Buyer starter home with NEW roof, NEW plumbing, NEW electrical, NEW appliances, NEW cabinets, NEW flooring!! did we say that? Great covered back porch.

Key facts

• New plumbing
• Kitchen layout
• New electrical

Tags

• KITCHEN LAYOUT
• BREAKFAST BAR
• NEW ROOF
• NEW PLUMBING
• NEW ELECTRICAL
• NEW APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $244k.

Deal economics

• At list price, monthly cash flow is $-233 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $211k (13.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (22.9% below list).
• Recommended offer: $188k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 5.1% 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: Mt Carmel Elementary School (math 37% / reading 72%, grade C, #87 of 627 statewide, top 15%, 646 students, 34% FRL); Buckhorn Middle School (math 19% / reading 59%, grade F, #64 of 257 statewide, top 25%, 688 students, 38% FRL); Buckhorn High School (math 31% / reading 33%, grade F, #59 of 305 statewide, top 21%, 1,287 students, 34% FRL).
• Market conditions: Rents rising fast (+6.8%/yr); 570 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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 111 days — a 9% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,438 (22.9% 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 111 days. Have you received any prior offers? Is the seller open to a 23% 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. 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?
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: 0.77% ✗
• Cap rate: 5.15%
• Cash-on-cash: -4.09%
• DSCR: 0.82
• GRM: 10.8

CMA / ARV

• ARV (median comp): $299,125
• List price: $244,390
• Delta: -18.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Starling Mill Trl	0.00mi	3/2.0	1,355 (0%)	1mo	$245,390	$181	99
249 Catalyst St	0.19mi	3/2.0	1,556 (+15%)	1mo	$286,500	$184	66
243 Stone Hill Dr	0.70mi	3/2.0	1,414 (+4%)	1mo	$265,000	$187	59
140 Oakcrest Rd	0.55mi	3/2.0	1,290 (-5%)	11mo	$229,900	$178	57
242 Stone Hill Dr	0.66mi	3/2.0	1,282 (-5%)	8mo	$245,000	$191	54
377 Robinson Rd	0.45mi	3/2.0	1,525 (+12%)	10mo	$266,000	$174	50
135 Oakcrest Rd	0.54mi	3/2.0	1,551 (+14%)	4mo	$167,000	$108	47
110 Laurel Oak Rd	0.62mi	3/2.0	1,241 (-8%)	12mo	$237,000	$191	47
3102 Ray Blair Pl	0.50mi	3/2.0	1,520 (+12%)	12mo	$286,000	$188	46
121 Robinson Rd NE	0.74mi	3/2.0	1,428 (+5%)	14mo	$269,900	$189	45
154 Stone Hill Dr	0.70mi	3/2.5	1,504 (+11%)	6mo	$249,900	$166	42
100 Poplar Branch Ln	0.55mi	3/2.0	1,554 (+15%)	11mo	$265,100	$171	41

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.31×
• Total profit: $-46,910
• Equity at exit: $36,439

10-year hold

• IRR: -5.1%
• Equity multiple: 0.61×
• Total profit: $-26,489
• Equity at exit: $21,130

Cash invested: $68,429 (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 35811

• Home prices YoY: -2.1%
• Rents YoY: 6.8%
• Active inventory: 570
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,884 high
• Mortgage (P&I): −$1,282
• Tax est. 1.5%: −$305 /mo · $3,666/yr
• Insurance: −$102
• HOA: −$33
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-233

Break-even live

Break-even rent $2,180

Max offer price $210,636

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-149	+0% $-233	+5% $-318	+10% $-402
Rent	-10% $-382	-5% $-308	+0% $-233	+5% $-159	+10% $-84
Rate	-1.0pp $-110	-0.5pp $-171	base $-233	+0.5pp $-297	+1.0pp $-361

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: $61,098
• Closing costs: $7,332
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
149 Wolfe Ln Huntsville, AL	3.0	3.0	1442	$2,000	$1.39	15d	1	0.88mi
147 Wolfe Ln Huntsville, AL	3.0	3.0	1442	$2,100	$1.46	15d	1	0.88mi
229 Paca Ln Huntsville, AL	3.0	2.0	1850	$1,950	$1.05	45d	1	0.97mi
153 LILLIAN FARMS Blvd Huntsville, AL	3.0	2.0	1703	$1,900	$1.12	25d	1	0.97mi
150 LILLIAN FARMS Blvd Huntsville, AL	3.0	2.0	1703	$1,900	$1.12	25d	1	0.97mi
100 Marcus Byers Dr NE Huntsville, AL	1.0–2.0	1.0–2.0	970	$1,405	$1.45	15d	48	1.01mi
119 Wind Rush Rd Huntsville, AL	3.0	2.0	1690	$1,875	$1.11	45d	1	1.08mi
128 Somerset Park Dr Huntsville, AL	3.0	2.0	1570	$1,750	$1.11	25d	1	1.25mi
6111 Homestead Rd Huntsville, AL	4.0	2.0	1640	$2,500	$1.52	45d	1	1.26mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: electric

Listing history 1 events

1. 2026-01-29
   listed $244,390 Active 282-char remark

   Show marketing remark (282 chars)

   The Foster Plan is a ADORABLE 3-bedroom 2 bath home. Beautiful kitchen layout with a breakfast bar. Great for a First Time Home Buyer starter home with NEW roof, NEW plumbing, NEW electrical, NEW appliances, NEW cabinets, NEW flooring!! did we say that? Great covered back porch.

ⓘ 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 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,613
• − Mortgage interest: −$13,690
• − Property taxes: −$3,666
• − Insurance: −$1,222
• − Repairs & maintenance: −$1,809
• − Management: −$1,809
• − HOA: −$396
• − Depreciation: −$7,110
• Taxable loss: −$7,088
• Est. tax savings @ 24.0%: +$1,701
• After-tax cash flow: $-1,098/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): 31,008
• Household income: $90,812
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 517.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 27% Two or more races 5% Hispanic / Latino 3% Asian 2%
• Common ancestry: Slovak 2% Italian 2% Serbian 2%
• Foreign-born: 4% · Canada, Vietnam, China
• Languages at home: 95% English-only · Spanish 3% Vietnamese 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: ▼ -7.13%
• Current HPI: 332.9423
• Rent YoY: ▲ 6.81%
• 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

• 2026-01-29 Listed $244,390 VMLS