201 Dinner Tree Sq · Huntsville, AL 35811

$279,000

3 bd · 1.0 ba · 1,444 sqft · SingleFamily public records · 56 Days on market

Built 2019 $193/sqft · 9% below area Est $331k · 16% under

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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 +14.6/15.0
• Cash flow +7.5/30.0
• Rent growth +4.2/5.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Condition / age +2.5/5.0
• DSCR +1.7/10.0
• Appreciation +1.4/10.0
• 1% rule +1.0/10.0

Listing remarks MLS

Under Construction-You'll love this great location with a peaceful country setting, huge .75 acre cul-de-sac lot, and a private backyard! This Kerry with 3 bedrooms, 2 baths, large open kitchen to living room, and 2 car side entry garage has lots of great open space and features! The kitchen has stainless steel appliances, granite, backsplash and a large island with seating. Great owners suite with a separate shower, cultured marble double vanity and large walk in closet! Certified smart home features included! Homes being sold from the Turner Farm model at 100 Rick Turner Drive Huntsville, Al 35811. Call or visit today for more details!

Key facts

• 2 garage spots
• Built 2019
• Listed 55 days

Property features AI

Finance

• HOA & community: No HOA; Subdivision: Turner Farm; Community curbs

Exterior

• Parking: Attached two-car garage with opener; Side-facing garage
• Utilities: Septic tank
• Home design: Single-family residence; Residential property; One level; Built in 2019
• Construction: Brick construction; Slab foundation
• Exterior features: Located on a cul-de-sac; Curb and gutter; Concrete driveway; Sidewalks; Underground utilities; Covered porch

Interior

• Kitchen: Microwave
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: 9 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-344 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (21.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $167k (40.3% below list).
• Recommended offer: $167k (40.3% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.8% in Huntsville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Riverton Elementary School (math 52% / reading 67%, grade B-, #63 of 627 statewide, top 10%, 581 students, 29% 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) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents rising fast (+6.8%/yr); 570 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 56 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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.
• Current owner paid $188k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $166,565 (40.3% 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 56 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.60% ✗
• Cap rate: 4.81%
• Cash-on-cash: -5.28%
• DSCR: 0.77
• GRM: 14.0

CMA / ARV

• ARV (median comp): $331,395
• List price: $279,000
• Delta: -15.81%
• 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
225 Dinner Tree Sq	0.22mi	3/2.0	1,560 (+8%)	9mo	$260,000	$167	65
206 Harlans Cir	0.53mi	3/2.0	1,422 (-2%)	5mo	$265,900	$187	64
207 Steppe Ct	0.47mi	3/2.0	1,400 (-3%)	6mo	$255,000	$182	64
601 Bell Factory Rd	0.50mi	3/2.0	1,377 (-5%)	2mo	$265,000	$192	64
217 Harlans Cir	0.50mi	3/2.0	1,358 (-6%)	3mo	$259,000	$191	60
229 Steppe Ct	0.48mi	3/2.0	1,357 (-6%)	7mo	$248,000	$183	58
120 Mikaelas Way	0.34mi	3/2.0	1,228 (-15%)	3mo	$239,900	$195	53
4406 Maysville Rd NE	0.56mi	3/2.0	1,297 (-10%)	5mo	$260,000	$200	49
982 Bell Factory Rd	0.51mi	3/2.0	1,277 (-12%)	10mo	$240,000	$188	44
117 Sidney Ruth Dr	0.74mi	3/2.0	1,525 (+6%)	10mo	$260,000	$170	44
292 Tercel Dr	0.68mi	4/2.0 (+1)	1,608 (+11%)	4mo	$237,400	$148	37
116 Sidney Ruth Dr	0.73mi	4/2.0 (+1)	1,635 (+13%)	9mo	$264,900	$162	27

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: -21.9%
• Equity multiple: 0.22×
• Total profit: $-60,611
• Equity at exit: $41,600

10-year hold

• IRR: -9.6%
• Equity multiple: 0.33×
• Total profit: $-52,109
• Equity at exit: $24,123

Cash invested: $78,120 (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: 14.0×

Monthly cashflow live

• Estimated rent: $1,666 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$80 /mo · $963/yr
• Insurance: −$116
• HOA: −$0
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $-344

Break-even live

Break-even rent $2,101

Max offer price $218,283

Occupancy floor —

Sensitivity live

Price	-10% $-186	-5% $-265	+0% $-344	+5% $-423	+10% $-502
Rent	-10% $-475	-5% $-410	+0% $-344	+5% $-278	+10% $-212
Rate	-1.0pp $-203	-0.5pp $-273	base $-344	+0.5pp $-416	+1.0pp $-490

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Bataleur Ct Huntsville, AL	3.0	2.0	1250	$1,600	$1.28	45d	1	0.30mi
227 Falcon Ridge Dr Huntsville, AL	3.0	2.0	1425	$1,591	$1.12	45d	1	0.56mi
4429 Maysville Rd NE Huntsville, AL	3.0	2.0	1248	$1,650	$1.32	15d	1	0.58mi
112 Raptor Ct Huntsville, AL	3.0	2.0	1242	$1,700	$1.37	45d	1	0.63mi
292 Tercel Dr New Market, AL	4.0	2.0	1608	$1,600	$1.00	45d	1	0.71mi
236 Tanner Point Dr New Market, AL	3.0	2.0	1288	$1,665	$1.29	15d	1	0.91mi
228 Tanner Point Dr New Market, AL	3.0	2.0	1645	$1,750	$1.06	45d	1	0.98mi
102 Derbyshire Dr New Market, AL	3.0	2.0	1537	$1,600	$1.04	45d	1	1.04mi
121 Rolling Green Dr New Market, AL	4.0	2.0	1863	$1,825	$0.98	25d	1	1.07mi
109 Tanner Ridge Cir New Market, AL	3.0	2.0	1332	$1,595	$1.20	45d	1	1.11mi

Listing history 17 events

1. 2026-06-22
   days on market $279,000 Active 56 DOM
2. 2026-06-18
   days on market $279,000 Active 53 DOM
3. 2026-06-17
   days on market $279,000 Active 52 DOM
4. 2026-06-16
   days on market $279,000 Active 51 DOM
5. 2026-06-15
   days on market $279,000 Active 50 DOM
6. 2026-06-14
   days on market $279,000 Active 48 DOM
7. 2026-06-10
   days on market $279,000 Active 45 DOM
8. 2026-06-09
   days on market $279,000 Active 44 DOM
9. 2026-06-08
   days on market $279,000 Active 43 DOM
10. 2026-06-07
    days on market $279,000 Active 42 DOM
11. 2026-06-02
    days on market $279,000 Active 37 DOM
12. 2026-06-01
    days on market $279,000 Active 36 DOM
13. 2026-05-31
    days on market $279,000 Active 35 DOM
14. 2026-05-30
    days on market $279,000 Active 34 DOM
15. 2026-04-27
    listed $279,000 Active 706-char remark
16. 2019-12-28
    soldstatus $188,490 Sold 645-char remark

    Show marketing remark (645 chars)

    Under Construction-You'll love this great location with a peaceful country setting, huge .75 acre cul-de-sac lot, and a private backyard! This Kerry with 3 bedrooms, 2 baths, large open kitchen to living room, and 2 car side entry garage has lots of great open space and features! The kitchen has stainless steel appliances, granite, backsplash and a large island with seating. Great owners suite with a separate shower, cultured marble double vanity and large walk in closet! Certified smart home features included! Homes being sold from the Turner Farm model at 100 Rick Turner Drive Huntsville, Al 35811. Call or visit today for more details!

17. 2019-09-07
    listed $191,190 645-char remark

    Show marketing remark (645 chars)

    Under Construction-You'll love this great location with a peaceful country setting, huge .75 acre cul-de-sac lot, and a private backyard! This Kerry with 3 bedrooms, 2 baths, large open kitchen to living room, and 2 car side entry garage has lots of great open space and features! The kitchen has stainless steel appliances, granite, backsplash and a large island with seating. Great owners suite with a separate shower, cultured marble double vanity and large walk in closet! Certified smart home features included! Homes being sold from the Turner Farm model at 100 Rick Turner Drive Huntsville, Al 35811. Call or visit today for more details!

ⓘ 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: $963 · $80/mo
• Projected year-2 tax: $1,144 · $95/mo
• Expected delta: +$181/yr (+$15/mo · 18.8%)

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

Taxation est. · year 1

• Rental income: $19,988
• − Mortgage interest: −$15,628
• − Property taxes: −$963
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,599
• − Management: −$1,599
• − Depreciation: −$8,116
• Taxable loss: −$9,313
• Est. tax savings @ 24.0%: +$2,235
• After-tax cash flow: $-1,889/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): 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

+45.9% since first listed

3 events — show timeline

• 2026-04-27 Listed $279,000 VMLS
• 2019-12-28 Sold (MLS) $188,490 VMLS
• 2019-09-07 Listed $191,190 VMLS

Property tax history

+25.1%/yr

Latest (2024): $963 · +38.2% YoY. Source: county tax records.