123 Mccollum Ln · Hazel Green, AL 35761

$120,000

3 bd · 2.0 ba · 720 sqft · SingleFamily public records · 215 Days on market

Built 1960 0.50 ac lot $167/sqft · 17% below area Est $151k · 20% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Schools +3.7/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This property offers incredible potential for the right buyer with room to expand. The home was previously renovated but has since sustained damage to the flooring throughout and will require replacement. With prior updates already in place, this is a prime opportunity to restore and add value. SOLD-AS-IS, WHERE-IS-perfect for a buyer looking to customize and make it their own!

Key facts

• Plumbing
• Hvac
• Water heater

Tags

• NEW WINDOWS
• HVAC
• WATER HEATER
• PLUMBING
• ELECTRICAL
• FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $519 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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: 391 active listings in the ZIP; 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 $830 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $60k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk; moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.29% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.54%
• DSCR: 1.82
• GRM: 6.4

CMA / ARV

• ARV (median comp): $150,656
• List price: $120,000
• Delta: -7.07%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 10.2%
• Equity multiple: 1.40×
• Total profit: $13,562
• Equity at exit: $17,892

10-year hold

• IRR: 19.3%
• Equity multiple: 2.61×
• Total profit: $54,170
• Equity at exit: $10,375

Cash invested: $33,600 (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 35761

• Home prices YoY: -9.3%
• Active inventory: 391
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,553 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$29 /mo · $346/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $519

Break-even live

Break-even rent $896

Max offer price $120,000

Occupancy floor 62%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $120,000 Active 215 DOM
2. 2026-06-17
   days on market $120,000 Active 214 DOM
3. 2026-06-16
   days on market $120,000 Active 213 DOM
4. 2026-06-15
   days on market $120,000 Active 212 DOM
5. 2026-06-14
   pricedays on market $120,000 Active 210 DOM
6. 2026-06-10
   days on market $140,000 Active 207 DOM
7. 2026-06-09
   days on market $140,000 Active 206 DOM
8. 2026-06-08
   days on market $140,000 Active 205 DOM
9. 2026-06-07
   days on market $140,000 Active 204 DOM
10. 2026-06-02
    days on market $140,000 Active 199 DOM
11. 2026-06-01
    days on market $140,000 Active 198 DOM
12. 2026-05-31
    days on market $140,000 Active 197 DOM
13. 2026-05-30
    days on market $140,000 Active 196 DOM
14. 2026-04-01
    price $140,000 380-char remark

    Show marketing remark (380 chars)

    This property offers incredible potential for the right buyer with room to expand. The home was previously renovated but has since sustained damage to the flooring throughout and will require replacement. With prior updates already in place, this is a prime opportunity to restore and add value. SOLD-AS-IS, WHERE-IS-perfect for a buyer looking to customize and make it their own!

15. 2025-11-15
    listed $180,000 Active 380-char remark

    Show marketing remark (380 chars)

    This property offers incredible potential for the right buyer with room to expand. The home was previously renovated but has since sustained damage to the flooring throughout and will require replacement. With prior updates already in place, this is a prime opportunity to restore and add value. SOLD-AS-IS, WHERE-IS-perfect for a buyer looking to customize and make it their own!

16. 2023-10-27
    soldstatus $147,000
17. 2023-10-16
    soldstatus $147,000 Sold 499-char remark

    Show marketing remark (499 chars)

    VERY RARE FIND, this beautiful home has been completely remodeled making it perfect for a FRESH START. Marvelous updates include new windows, HVAC, water heater, updated plumbing, electrical, floors & siding, new roof, new driveway, open floor plan. The backyard has plenty of space to feel the country living, growing your own vegetables & giving your best furry friend all the land it needs. This home is very conveniently located with easy access to major roads. Hurry before it's gone!

18. 2023-09-20
    status Pending 499-char remark

    Show marketing remark (499 chars)

    VERY RARE FIND, this beautiful home has been completely remodeled making it perfect for a FRESH START. Marvelous updates include new windows, HVAC, water heater, updated plumbing, electrical, floors & siding, new roof, new driveway, open floor plan. The backyard has plenty of space to feel the country living, growing your own vegetables & giving your best furry friend all the land it needs. This home is very conveniently located with easy access to major roads. Hurry before it's gone!

19. 2023-09-15
    listed $155,000 Active 499-char remark

    Show marketing remark (499 chars)

    VERY RARE FIND, this beautiful home has been completely remodeled making it perfect for a FRESH START. Marvelous updates include new windows, HVAC, water heater, updated plumbing, electrical, floors & siding, new roof, new driveway, open floor plan. The backyard has plenty of space to feel the country living, growing your own vegetables & giving your best furry friend all the land it needs. This home is very conveniently located with easy access to major roads. Hurry before it's gone!

20. 2023-05-26
    soldstatus $110,000
21. 2023-04-24
    soldstatus $105,000

ⓘ 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: $346 · $29/mo
• Projected year-2 tax: $492 · $41/mo
• Expected delta: +$146/yr (+$12/mo · 42.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $18,641
• − Mortgage interest: −$6,722
• − Property taxes: −$346
• − Insurance: −$600
• − Repairs & maintenance: −$1,491
• − Management: −$1,491
• − Depreciation: −$3,491
• Taxable income: $4,499
• Est. tax owed @ 24.0%: −$1,080
• After-tax cash flow: $5,149/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

• Census place: Hazel Green, AL
• County: Madison County · 380,832 people
• City population: 13,413
• Metro: Huntsville, AL
• Population (ZIP): 13,557
• Household income: $79,440
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 220.0

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 (76%)
• Race & ethnicity: White 76% Black 15% Two or more races 6% Hispanic / Latino 3%
• Common ancestry: Italian 3% Serbian 2% Iranian 2%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · German/W. Germanic 1% Spanish 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: ▼ -26.88%
• Current HPI: 261.8281
• 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

+33.3% since first listed

8 events — show timeline

• 2026-04-01 Price Changed $140,000 VMLS
• 2025-11-15 Listed $180,000 VMLS
• 2023-10-27 Sold (Public Records) $147,000 Public Records
• 2023-10-16 Sold (MLS) $147,000 VMLS
• 2023-09-20 Pending — VMLS
• 2023-09-15 Listed $155,000 VMLS
• 2023-05-26 Sold (Public Records) $110,000 Public Records
• 2023-04-24 Sold (Public Records) $105,000 Public Records

Property tax history

+5.6%/yr

Latest (2024): $346 · +2.8% YoY. Source: county tax records.