274 Maggie Mance Ln · Huntsville, AL 35749

$239,900

3 bd · 1.0 ba · 1,421 sqft · SingleFamily public records · 1 Days on market

Built 2021 8,400 sqft lot Est $253k · 5% under $13/mo HOA · 1% of rent

---

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 +13.0/30.0
• ARV discount +9.8/15.0
• Livability +4.1/5.0
• DSCR +3.9/10.0
• Schools +3.7/10.0
• Rent growth +2.7/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction-Under Construction!! The Phoenix is the epitome of great use of space. The kitchen offers a large island with raised breakfast bar open to the family room, with an extra window to offer scenic views of the backyard! Thoughtful design of the secondary bedrooms provides extra noise isolation from the front entry hall. The owner’s suite is situated at the back of the home away from it all, with a master en suite retreat complete with a double vanity and MASSIVE walk in shower!

Key facts

• 8,400 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Lot dimensions approximately 140 x 60; Subdivision: Trotwood Estates
• HOA & community: HOA with common grounds; Annual association fee of $150

Exterior

• Parking: Attached two-car garage with garage door opener; Front-facing garage; Concrete driveway
• Utilities: Septic tank
• Home design: Single-family residence; Residential property; One level; Built in 2021
• Construction: Brick construction; Slab foundation
• Exterior features: Sidewalk; Underground utilities; Patio; Private pool; Public water

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: 5 total rooms; No fireplaces

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $-14 ($-170/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (25.1% below list).
• Recommended offer: $180k (25.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: Endeavor Elementary School (math 30% / reading 63%, grade D-, #159 of 627 statewide, top 26%, 628 students, 33% 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).
• Market conditions: Rents flat; 675 active listings in the ZIP; 5 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,754 (25.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.75% ✗
• Cap rate: 6.22%
• Cash-on-cash: -0.25%
• DSCR: 0.99
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $252,938
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
225 Maggie Mance Ln	0.12mi	3/2.0	1,373 (-3%)	2mo	$255,000	$186	83
230 Maggie Mance Ln	0.16mi	3/2.0	1,408 (-1%)	10mo	$249,000	$177	79
398 Smith Vasser Rd	0.21mi	3/2.5	1,580 (+11%)	3mo	$282,000	$178	63
1024 NW Highgrove Hts Unit N/A	0.62mi	3/2.0	1,355 (-5%)	7mo	$265,000	$196	53
649 Smith Vasser Rd	0.70mi	3/2.0	1,551 (+9%)	2mo	$268,000	$173	47
123 Vasser Farms Dr	0.72mi	3/2.0	1,515 (+7%)	8mo	$240,000	$158	45
1029 Highgrove Hts NW	0.60mi	3/2.0	1,349 (-5%)	21mo	$277,000	$205	42
1041 Highgrove Hts NW	0.60mi	3/2.0	1,345 (-5%)	24mo	$269,900	$201	40
113 Vasser Farms Dr	0.69mi	3/2.0	1,525 (+7%)	16mo	$263,000	$172	38
3815 Jameson Dr	0.54mi	3/2.0	1,629 (+15%)	10mo	$193,000	$118	38

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: -18.9%
• Equity multiple: 0.35×
• Total profit: $-43,762
• Equity at exit: $35,770

10-year hold

• IRR: -16.0%
• Equity multiple: 0.18×
• Total profit: $-54,939
• Equity at exit: $20,742

Cash invested: $67,172 (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: 11.1×

Monthly cashflow live

• Estimated rent: $1,798 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$63 /mo · $758/yr
• Insurance: −$100
• HOA: −$13
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $-14

Break-even live

Break-even rent $1,815

Max offer price $237,400

Occupancy floor 96%

Sensitivity live

Price	-10% $122	-5% $54	+0% $-14	+5% $-82	+10% $-150
Rent	-10% $-156	-5% $-85	+0% $-14	+5% $57	+10% $128
Rate	-1.0pp $107	-0.5pp $47	base $-14	+0.5pp $-76	+1.0pp $-140

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17439 Morgan Dr Harvest, AL	3.0	2.0	1193	$1,550	$1.30	23d	1	0.41mi
29889 Glenrose Way Harvest, AL	3.0	2.0	1670	$1,600	$0.96	25d	1	1.03mi
30000 Abbeywood Ln Harvest, AL	3.0	2.0	1618	$1,600	$0.99	25d	1	1.16mi
17331 Fieldway Cir Harvest, AL	3.0	2.0	1648	$1,800	$1.09	23d	1	1.27mi
100 Gibbon Dr Harvest, AL	3.0	2.0	1500	$1,625	$1.08	46d	1	1.29mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 3 events

1. 2026-05-22
   listed $239,900 Active
2. 2022-03-04
   soldstatus $216,830 Sold 504-char remark

   Show marketing remark (504 chars)

   Under Construction-Under Construction!! The Phoenix is the epitome of great use of space. The kitchen offers a large island with raised breakfast bar open to the family room, with an extra window to offer scenic views of the backyard! Thoughtful design of the secondary bedrooms provides extra noise isolation from the front entry hall. The owner’s suite is situated at the back of the home away from it all, with a master en suite retreat complete with a double vanity and MASSIVE walk in shower!

3. 2021-03-11
   listed $216,830 504-char remark

   Show marketing remark (504 chars)

   Under Construction-Under Construction!! The Phoenix is the epitome of great use of space. The kitchen offers a large island with raised breakfast bar open to the family room, with an extra window to offer scenic views of the backyard! Thoughtful design of the secondary bedrooms provides extra noise isolation from the front entry hall. The owner’s suite is situated at the back of the home away from it all, with a master en suite retreat complete with a double vanity and MASSIVE walk in shower!

ⓘ 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: $758 · $63/mo
• Projected year-2 tax: $984 · $82/mo
• Expected delta: +$225/yr (+$19/mo · 29.7%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $21,570
• − Mortgage interest: −$13,438
• − Property taxes: −$758
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,726
• − Management: −$1,726
• − HOA: −$156
• − Depreciation: −$6,979
• Taxable loss: −$4,412
• Est. tax savings @ 24.0%: +$1,059
• After-tax cash flow: $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): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 174.0

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 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 · 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: ▼ -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

+13.0% since first listed

5 events — show timeline

• 2026-06-18 Sold (MLS) $245,000 VMLS
• 2026-05-23 Pending — VMLS
• 2026-05-22 Listed $239,900 VMLS
• 2022-03-04 Sold (MLS) $216,830 VMLS
• 2021-03-11 Listed $216,830 VMLS

Property tax history

+3.2%/yr

Latest (2024): $758 · +3.2% YoY. Source: county tax records.