122 Domingues Ave · Moores Mill, AL 35759

$258,000

3 bd · 1.0 ba · 1,463 sqft · SingleFamily public records · 91 Days on market

Built 2023 8,276 sqft lot $176/sqft · 6% below area Est $269k · at est. $13/mo HOA · 1% of rent ↓ 2% since listing

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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).

• Cash flow +11.0/30.0
• ARV discount +9.3/15.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• DSCR +3.2/10.0
• Rent growth +2.6/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Like-new full brick 3BR/2BA home in Meridianville, AL built in 2023! This well-maintained home features an open layout with LVP flooring in the main areas and carpet in the bedrooms for added comfort. The kitchen includes granite countertops and stainless steel appliances, flowing seamlessly into the living space perfect for everyday living or entertaining. Enjoy a privacy fenced backyard ideal for relaxing or pets. Includes an ADT Security System (doorbell camera, window and door sensors).

Key facts

• Full brick
• Open layout
• Granite countertops

Tags

• FULL BRICK
• OPEN LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• PRIVACY FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $258k.

Deal economics

• At list price, monthly cash flow is $-106 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $239k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (24.6% below list).
• Recommended offer: $195k (24.6% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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: schools F, amenities F, commute 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.
• Market conditions: Rents flat; 492 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 $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 91 days — a 9% lower offer ($235k) is reasonable based on typical stale-listing flexibility.

Recommended offer $194,524 (24.6% 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 91 days. Have you received any prior offers? Is the seller open to a 25% 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: 0.75% ✗
• Cap rate: 5.80%
• Cash-on-cash: -1.77%
• DSCR: 0.92
• GRM: 11.1

CMA / ARV

• ARV (median comp): $268,919
• List price: $258,000
• Delta: -4.06%
• 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
104 Old Shell Rd	0.15mi	3/2.0	1,459 (-0%)	4mo	$255,000	$175	85
233 Jerrie Lynn Blvd	0.20mi	3/2.0	1,484 (+1%)	7mo	$274,585	$185	78
234 Jerrie Lynn Blvd	0.20mi	3/2.0	1,484 (+1%)	9mo	$261,900	$176	77
224 Jerrie Lynn Blvd	0.11mi	3/2.0	1,620 (+11%)	6mo	$305,051	$188	68
136 Domingues Ave	0.02mi	3/2.0	1,305 (-11%)	11mo	$254,900	$195	68
236 Jerrie Lynn Blvd	0.20mi	3/2.0	1,620 (+11%)	6mo	$289,900	$179	64
232 Jerrie Lynn Blvd	0.20mi	3/2.0	1,620 (+11%)	8mo	$275,500	$170	62
261 John Harold Dr	0.60mi	3/2.0	1,495 (+2%)	5mo	$270,000	$181	60
265 John Harold Dr	0.61mi	3/2.0	1,517 (+4%)	7mo	$271,990	$179	56
267 John Harold Dr	0.62mi	3/2.0	1,375 (-6%)	7mo	$257,990	$188	51
124 Midpark Dr	0.66mi	3/2.0	1,642 (+12%)	10mo	$275,000	$167	36
170 Midpark Dr	0.71mi	3/2.0	1,660 (+14%)	6mo	$278,000	$167	35

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 · 0.55% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.26×
• Total profit: $-53,318
• Equity at exit: $38,469

10-year hold

• IRR: -22.2%
• Equity multiple: -0.02×
• Total profit: $-73,667
• Equity at exit: $22,307

Cash invested: $72,240 (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 35759

• Home prices YoY: -6.1%
• Rents YoY: 0.6%
• Active inventory: 492
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $1,945 medium
• Mortgage (P&I): −$1,353
• Tax from tax record: −$170 /mo · $2,035/yr
• Insurance: −$108
• HOA: −$13
• Vacancy / Maint / Mgmt: −$409
• Net cashflow: $-106

Break-even live

Break-even rent $2,080

Max offer price $239,214

Occupancy floor —

Sensitivity live

Price	-10% $40	-5% $-33	+0% $-106	+5% $-179	+10% $-252
Rent	-10% $-260	-5% $-183	+0% $-106	+5% $-30	+10% $47
Rate	-1.0pp $24	-0.5pp $-41	base $-106	+0.5pp $-173	+1.0pp $-241

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: $64,500
• Closing costs: $7,740
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Old Shell Rd Meridianville, AL	4.0	2.0	1852	$1,850	$1.00	44d	1	0.16mi
201 John Harold Dr Meridianville, AL	4.0	2.0	1848	$1,795	$0.97	14d	1	0.43mi
210 John Harold Dr Meridianville, AL	3.0	2.0	1771	$1,695	$0.96	24d	1	0.48mi

HOA detail

• Monthly dues: $13 · $156/yr
• Likely covers: security

Listing history 7 events

1. 2026-06-02
   days on market $258,000 Active 91 DOM
2. 2026-06-01
   days on market $258,000 Active 90 DOM
3. 2026-05-31
   days on market $258,000 Active 89 DOM
4. 2026-05-30
   days on market $258,000 Active 88 DOM
5. 2026-04-28
   price $258,000 495-char remark

   Show marketing remark (495 chars)

   Like-new full brick 3BR/2BA home in Meridianville, AL built in 2023! This well-maintained home features an open layout with LVP flooring in the main areas and carpet in the bedrooms for added comfort. The kitchen includes granite countertops and stainless steel appliances, flowing seamlessly into the living space perfect for everyday living or entertaining. Enjoy a privacy fenced backyard ideal for relaxing or pets. Includes an ADT Security System (doorbell camera, window and door sensors).

6. 2026-04-10
   price $260,000 495-char remark

   Show marketing remark (495 chars)

   Like-new full brick 3BR/2BA home in Meridianville, AL built in 2023! This well-maintained home features an open layout with LVP flooring in the main areas and carpet in the bedrooms for added comfort. The kitchen includes granite countertops and stainless steel appliances, flowing seamlessly into the living space perfect for everyday living or entertaining. Enjoy a privacy fenced backyard ideal for relaxing or pets. Includes an ADT Security System (doorbell camera, window and door sensors).

7. 2026-03-03
   listed $262,000 Active 495-char remark

   Show marketing remark (495 chars)

   Like-new full brick 3BR/2BA home in Meridianville, AL built in 2023! This well-maintained home features an open layout with LVP flooring in the main areas and carpet in the bedrooms for added comfort. The kitchen includes granite countertops and stainless steel appliances, flowing seamlessly into the living space perfect for everyday living or entertaining. Enjoy a privacy fenced backyard ideal for relaxing or pets. Includes an ADT Security System (doorbell camera, window and door sensors).

ⓘ 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: $2,035 · $170/mo
• Projected year-2 tax: $2,035 · $170/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: $23,343
• − Mortgage interest: −$14,452
• − Property taxes: −$2,035
• − Insurance: −$1,290
• − Repairs & maintenance: −$1,867
• − Management: −$1,867
• − HOA: −$156
• − Depreciation: −$7,505
• Taxable loss: −$5,831
• Est. tax savings @ 24.0%: +$1,399
• After-tax cash flow: $123/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

• Census place: Moores Mill, AL
• County: Madison County · 380,832 people
• Metro: Huntsville, AL
• Population (ZIP): 14,103
• Household income: $102,880
• Rent vs Own: 9.3% rent · 90.7% own
• Severe rent burden: 148.0

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 0.57)
• Race & ethnicity: White 61% Black 23% Two or more races 8% Hispanic / Latino 4% Native American 3% Asian 2%
• Common ancestry: Italian 2% Lithuanian 2% Portuguese 2%
• Foreign-born: 6% · Canada
• Languages at home: 94% English-only · Spanish 3% Tagalog/Filipino 1% German/W. Germanic 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: ▼ -18.37%
• Current HPI: 282.7104
• Rent YoY: ▲ 0.55%
• 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

-1.5% since first listed

3 events — show timeline

• 2026-04-28 Price Changed $258,000 VMLS
• 2026-04-10 Price Changed $260,000 VMLS
• 2026-03-03 Listed $262,000 VMLS