2336 Charity Ln · Hazel Green, AL 35750

$165,000

2 bd · 2.0 ba · 1,280 sqft · Land · 265 Days on market

Built 2003 1.70 ac lot

---

Why this score? — see what drove the C- 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 +13.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Sold As-Is. Great for starting your own Mini-Farm. 3 parcels, will not separate. Total of 1.7 acres with 16x80 2003 model mobile home. Eat In Kitchen-Living Room gives space for family gatherings. Remodeled in several rooms, new sheet rock, new insulation, new plumbing, new electrical. Remodeled for 2 Full Bed Rooms and 2 Full In-Suite Bath-rooms. New Tile Showers and Granite Vanity Tops Very Nicely Done. Separate Laundry Room. Covered Front Porch for Relaxing. 12x16 Concrete Patio for Grilling and Privacy Several Fig Trees and other Fruit Trees, other Mature Landscaping. Detached Livestock Building currently used for chickens. Fully Fenced

Key facts

• 3 parcels
• Remodeled
• New sheet rock

Tags

• 3 PARCELS
• 1.7 ACRES
• EAT IN KITCHEN-LIVING ROOM
• REMODELED
• NEW SHEET ROCK
• NEW INSULATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath land listed at $165k.

Deal economics

• At list price, monthly cash flow is $8 ($96/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (11.9% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 3.9% in Hazel Green — 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 69/100 on livability (#54 in AL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, 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: 256 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($1k loan paydown + $16k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 265 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $27k; list at $165k implies a 511% gain — meaningful room to come down on a strong offer.

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 $145,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 265 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.21%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.96×
• Total profit: $90,393
• Equity at exit: $148,645

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $265,837
• Equity at exit: $320,559

Cash invested: $46,200 (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 35750

• Home prices YoY: 8.2%
• Active inventory: 256
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,453 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$305
• Net cashflow: $8

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 94%

Sensitivity live

Price	-10% $122	-5% $65	+0% $8	+5% $-49	+10% $-106
Rent	-10% $-107	-5% $-49	+0% $8	+5% $65	+10% $123
Rate	-1.0pp $91	-0.5pp $50	base $8	+0.5pp $-35	+1.0pp $-78

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
166 Stafford Rd Hazel Green, AL	3.0	2.0	1300	$1,450	$1.12	45d	1	0.79mi
170 Stafford Rd Hazel Green, AL	3.0	2.0	1068	$1,350	$1.26	24d	1	0.79mi
108 Jude Ln Hazel Green, AL	3.0	2.0	1720	$1,823	$1.06	24d	1	0.96mi

Listing history 15 events

1. 2026-06-18
   days on market $165,000 Active 265 DOM
2. 2026-06-17
   days on market $165,000 Active 264 DOM
3. 2026-06-16
   days on market $165,000 Active 263 DOM
4. 2026-06-15
   days on market $165,000 Active 262 DOM
5. 2026-06-14
   days on market $165,000 Active 260 DOM
6. 2026-06-10
   days on market $165,000 Active 257 DOM
7. 2026-06-09
   days on market $165,000 Active 256 DOM
8. 2026-06-08
   days on market $165,000 Active 255 DOM
9. 2026-06-07
   days on market $165,000 Active 254 DOM
10. 2026-06-02
    days on market $165,000 Active 249 DOM
11. 2026-06-01
    days on market $165,000 Active 248 DOM
12. 2026-05-31
    days on market $165,000 Active 247 DOM
13. 2026-05-30
    days on market $165,000 Active 246 DOM
14. 2025-09-26
    listed $165,000 Active 648-char remark

    Show marketing remark (648 chars)

    Sold As-Is. Great for starting your own Mini-Farm. 3 parcels, will not separate. Total of 1.7 acres with 16x80 2003 model mobile home. Eat In Kitchen-Living Room gives space for family gatherings. Remodeled in several rooms, new sheet rock, new insulation, new plumbing, new electrical. Remodeled for 2 Full Bed Rooms and 2 Full In-Suite Bath-rooms. New Tile Showers and Granite Vanity Tops Very Nicely Done. Separate Laundry Room. Covered Front Porch for Relaxing. 12x16 Concrete Patio for Grilling and Privacy Several Fig Trees and other Fruit Trees, other Mature Landscaping. Detached Livestock Building currently used for chickens. Fully Fenced

15. 2019-03-15
    soldstatus $27,000

ⓘ 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 · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,442
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,395
• − Management: −$1,395
• − Depreciation: −$4,800
• Taxable loss: −$2,691
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $742/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 — Hazel Green

• Score: 69/100
• State rank: #54
• US rank: #8575

Category grades

Amenities F Commute F Cost of living A+ Crime A Employment F Housing A+ Health & safety B- User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 380,832 people
• City population: 13,413
• Metro: Huntsville, AL
• Population (ZIP): 13,413
• Household income: $68,389
• Rent vs Own: 14.7% rent · 85.3% own
• Severe rent burden: 162.0

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: Predominantly White (71%)
• Race & ethnicity: White 71% Black 19% Asian 5% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Slovak 1% Serbian 1% Romanian 1%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Chinese 1% Korean 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: ▲ 33.59%
• Current HPI: 444.7418
• Rent YoY: —
• 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

+511.1% since first listed

2 events — show timeline

• 2025-09-26 Listed $165,000 VMLS
• 2019-03-15 Sold (Public Records) $27,000 Public Records

Property tax history

+8.4%/yr

Latest (2024): $63 · +0.0% YoY. Source: county tax records.