Blakely Plan · Moores Mill, AL 35811

$257,150

3 bd · 3.0 ba · 1,442 sqft · Townhouse · 244 Days on market

↓ 9% since listing

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.1/30.0
• Rent growth +4.2/5.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• Appreciation +1.4/10.0
• DSCR +0.4/10.0

Listing remarks MLS

This new two-story home provides low-maintenance living with everything you need on the first floor. Past the foyer is a fully equipped kitchen which connects to the dining and living spaces, along with an attached patio for indoor-outdoor activities. The owner's suite with a private bathroom and walk-in closet is located at opposite ends of the home from the secondary bedroom. Upstairs, a versatile bedroom suite provides additional space for homeowners to customize as they please.

Key facts

• Pickleball courts
• Swimming pool
• Splash park

Tags

• STATE-OF-THE-ART CLUBHOUSE
• SWIMMING POOL
• SPLASH PARK
• PLAYGROUND
• PICKLEBALL COURTS
• LOW TAX RATES

🏗️ New construction. The $257,150 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $296,540.

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $257k.

Deal economics

• At list price, monthly cash flow is $-554 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (15.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (26.4% below list).
• Recommended offer: $189k (26.4% below list) — sets the bar for 1% rule.

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 rising fast (+6.8%/yr); 560 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $9k 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 244 days — a 12% lower offer ($226k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $189,297 (26.4% 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 244 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
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. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.64% ✗
• Cap rate: 4.05%
• Cash-on-cash: -8.00%
• DSCR: 0.64
• GRM: 13.1

CMA / ARV

• ARV (median comp): $296,540
• List price: $257,150
• Delta: -13.28%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.81% rent growth · sell at horizon

5-year hold

• IRR: -26.2%
• Equity multiple: 0.09×
• Total profit: $-75,766
• Equity at exit: $44,215

10-year hold

• IRR: -14.1%
• Equity multiple: 0.06×
• Total profit: $-77,841
• Equity at exit: $25,639

Cash invested: $83,031 (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: 560
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,893 high
• Mortgage (P&I): −$1,555
• Tax est. 1.5%: −$371 /mo · $4,448/yr
• Insurance: −$124
• HOA: −$0
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $-554

Break-even live

Break-even rent $2,594

Max offer price $216,393

Occupancy floor —

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: $74,135
• Closing costs: $8,896
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
153 LILLIAN FARMS Blvd Huntsville, AL	3.0	2.0	1703	$1,900	$1.12	23d	1	0.05mi
150 LILLIAN FARMS Blvd Huntsville, AL	3.0	2.0	1703	$1,900	$1.12	23d	1	0.05mi
229 Paca Ln Huntsville, AL	3.0	2.0	1850	$1,950	$1.05	44d	1	0.15mi
149 Wolfe Ln Huntsville, AL	3.0	3.0	1442	$2,000	$1.39	14d	1	0.17mi
147 Wolfe Ln Huntsville, AL	3.0	3.0	1442	$2,100	$1.46	14d	1	0.17mi
337 Mistfield St Huntsville, AL	3.0	2.0	1723	$1,795	$1.04	44d	1	0.82mi
127 Colby Dr NE Huntsville, AL	3.0	2.0	1239	$1,395	$1.13	23d	1	1.03mi
194 Topaz Rd Huntsville, AL	3.0	2.0	1550	$1,895	$1.22	44d	1	1.29mi
6111 Homestead Rd Huntsville, AL	4.0	2.0	1640	$2,500	$1.52	44d	1	1.45mi

Listing history 19 events

1. 2026-06-18
   days on market $257,150 Active 244 DOM
2. 2026-06-17
   days on market $257,150 Active 243 DOM
3. 2026-06-16
   days on market $257,150 Active 242 DOM
4. 2026-06-15
   days on market $257,150 Active 241 DOM
5. 2026-06-14
   days on market $257,150 Active 239 DOM
6. 2026-06-10
   days on market $257,150 Active 236 DOM
7. 2026-06-09
   days on market $257,150 Active 235 DOM
8. 2026-06-08
   days on market $257,150 Active 234 DOM
9. 2026-06-07
   days on market $257,150 Active 233 DOM
10. 2026-06-02
    days on market $257,150 Active 228 DOM
11. 2026-06-01
    days on market $257,150 Active 227 DOM
12. 2026-05-31
    days on market $257,150 Active 226 DOM
13. 2026-05-30
    days on market $257,150 Active 225 DOM
14. 2026-05-02
    price $255,900 486-char remark

    Show marketing remark (486 chars)

    This new two-story home provides low-maintenance living with everything you need on the first floor. Past the foyer is a fully equipped kitchen which connects to the dining and living spaces, along with an attached patio for indoor-outdoor activities. The owner's suite with a private bathroom and walk-in closet is located at opposite ends of the home from the secondary bedroom. Upstairs, a versatile bedroom suite provides additional space for homeowners to customize as they please.

15. 2026-04-23
    price $252,400 486-char remark

    Show marketing remark (486 chars)

    This new two-story home provides low-maintenance living with everything you need on the first floor. Past the foyer is a fully equipped kitchen which connects to the dining and living spaces, along with an attached patio for indoor-outdoor activities. The owner's suite with a private bathroom and walk-in closet is located at opposite ends of the home from the secondary bedroom. Upstairs, a versatile bedroom suite provides additional space for homeowners to customize as they please.

16. 2026-03-22
    price $250,900 486-char remark

    Show marketing remark (486 chars)

    This new two-story home provides low-maintenance living with everything you need on the first floor. Past the foyer is a fully equipped kitchen which connects to the dining and living spaces, along with an attached patio for indoor-outdoor activities. The owner's suite with a private bathroom and walk-in closet is located at opposite ends of the home from the secondary bedroom. Upstairs, a versatile bedroom suite provides additional space for homeowners to customize as they please.

17. 2026-02-20
    price $250,150 486-char remark

    Show marketing remark (486 chars)

    This new two-story home provides low-maintenance living with everything you need on the first floor. Past the foyer is a fully equipped kitchen which connects to the dining and living spaces, along with an attached patio for indoor-outdoor activities. The owner's suite with a private bathroom and walk-in closet is located at opposite ends of the home from the secondary bedroom. Upstairs, a versatile bedroom suite provides additional space for homeowners to customize as they please.

18. 2026-02-13
    price $249,900 486-char remark

    Show marketing remark (486 chars)

    This new two-story home provides low-maintenance living with everything you need on the first floor. Past the foyer is a fully equipped kitchen which connects to the dining and living spaces, along with an attached patio for indoor-outdoor activities. The owner's suite with a private bathroom and walk-in closet is located at opposite ends of the home from the secondary bedroom. Upstairs, a versatile bedroom suite provides additional space for homeowners to customize as they please.

19. 2025-10-18
    listed $279,900 Active 486-char remark

    Show marketing remark (486 chars)

    This new two-story home provides low-maintenance living with everything you need on the first floor. Past the foyer is a fully equipped kitchen which connects to the dining and living spaces, along with an attached patio for indoor-outdoor activities. The owner's suite with a private bathroom and walk-in closet is located at opposite ends of the home from the secondary bedroom. Upstairs, a versatile bedroom suite provides additional space for homeowners to customize as they please.

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,716
• − Mortgage interest: −$16,611
• − Property taxes: −$4,448
• − Insurance: −$1,483
• − Repairs & maintenance: −$1,817
• − Management: −$1,817
• − Depreciation: −$8,627
• Taxable loss: −$12,087
• Est. tax savings @ 24.0%: +$2,901
• After-tax cash flow: $-3,746/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): 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

-8.6% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $255,900 Zillow
• 2026-04-23 Price Changed $252,400 Zillow
• 2026-03-22 Price Changed $250,900 Zillow
• 2026-02-20 Price Changed $250,150 Zillow
• 2026-02-13 Price Changed $249,900 Zillow
• 2025-10-18 Listed $279,900 Zillow