169 Stone Hill Dr · Moores Mill, AL 35811

$245,000

3 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 14 Days on market

Built 1997 0.42 ac lot $176/sqft · at area comps Est $264k · 7% under

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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 +14.8/30.0
• ARV discount +10.7/15.0
• DSCR +4.5/10.0
• Rent growth +4.2/5.0
• Schools +3.7/10.0
• Livability +3.3/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +1.4/10.0

Listing remarks

Beautifully renovated home in one of Huntsville’s fastest-growing areas! This move-in ready property features a stylish updated kitchen with new granite countertops and stainless steel appliances. Enjoy fresh paint throughout and durable LVP flooring with NO carpet. Major upgrades include a brand-new roof and HVAC system, offering peace of mind for years to come. Conveniently located near shopping, dining, and everything Huntsville has to offer. NO HOA! Don’t miss your opportunity to own this updated gem—schedule your private tour today!

Key facts

• Updated kitchen
• Granite countertops
• Durable lvp flooring

Tags

• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• DURABLE LVP FLOORING
• NEW ROOF
• NEW HVAC SYSTEM

Property features AI

Finance

• HOA & community: No homeowners association

Exterior

• Parking: Two-car garage facing front
• Utilities: Public water service; Septic sewer
• Home design: Single-family residence; One-story; Built in 1997
• Construction: Brick construction; Slab foundation
• Exterior features: Public water; Septic tank; Lot approximately 203 x 90; Located in the Wesleys Place subdivision

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: Gas log fireplace (one)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $67 ($806/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 $192k (21.7% below list).
• Recommended offer: $192k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: amenities F, commute F, health & safety 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: Mt Carmel Elementary School (math 37% / reading 72%, grade C, #87 of 627 statewide, top 15%, 646 students, 34% FRL); Riverton Intermediate School (math 25% / reading 63%, grade D, #42 of 257 statewide, top 17%, 813 students, 36% FRL); Buckhorn High School (math 31% / reading 33%, grade F, #59 of 305 statewide, top 21%, 1,287 students, 34% FRL).
• Market conditions: Rents rising fast (+6.8%/yr); 570 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $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 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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: moderate wind risk, 26% 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 $191,733 (21.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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?
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: 0.78% ✗
• Cap rate: 6.62%
• Cash-on-cash: 1.17%
• DSCR: 1.05
• GRM: 10.6

CMA / ARV

• ARV (median comp): $263,800
• List price: $245,000
• Delta: -7.13%
• 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
243 Stone Hill Dr	0.18mi	3/2.0	1,414 (+1%)	1mo	$265,000	$187	85
154 Stone Hill Dr	0.05mi	3/2.5	1,504 (+8%)	6mo	$249,900	$166	74
242 Stone Hill Dr	0.18mi	3/2.0	1,282 (-8%)	8mo	$245,000	$191	68
140 Oakcrest Rd	0.18mi	3/2.0	1,290 (-8%)	11mo	$229,900	$178	66
135 Oakcrest Rd	0.21mi	3/2.0	1,551 (+11%)	4mo	$167,000	$108	64
110 Laurel Oak Rd	0.12mi	3/2.0	1,241 (-11%)	12mo	$237,000	$191	61
114 Starling Mill Trl	0.73mi	3/2.0	1,355 (-3%)	1mo	$245,390	$181	56
377 Robinson Rd	0.34mi	3/2.0	1,525 (+9%)	10mo	$266,000	$174	56
6860 Moores Mill Rd	0.32mi	3/2.0	1,240 (-11%)	9mo	$250,000	$202	55
100 Poplar Branch Ln	0.38mi	3/2.0	1,554 (+11%)	11mo	$265,100	$171	50
127 Ruby Dr	0.73mi	4/1.0 (+1)	1,503 (+8%)	0mo	$106,000	$71	48
3102 Ray Blair Pl	0.66mi	3/2.0	1,520 (+9%)	12mo	$286,000	$188	40

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 · 6.81% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.59×
• Total profit: $-27,914
• Equity at exit: $36,530

10-year hold

• IRR: 2.6%
• Equity multiple: 1.21×
• Total profit: $14,579
• Equity at exit: $21,183

Cash invested: $68,600 (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 35811

• Home prices YoY: -2.1%
• Rents YoY: 6.8%
• Active inventory: 570
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,917 high
• Mortgage (P&I): −$1,285
• Tax from tax record: −$61 /mo · $728/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $67

Break-even live

Break-even rent $1,832

Max offer price $245,000

Occupancy floor 92%

Sensitivity live

Price	-10% $206	-5% $137	+0% $67	+5% $-2	+10% $-72
Rent	-10% $-84	-5% $-9	+0% $67	+5% $143	+10% $219
Rate	-1.0pp $191	-0.5pp $129	base $67	+0.5pp $4	+1.0pp $-61

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Wolfe Ln Huntsville, AL	3.0	3.0	1442	$2,100	$1.46	15d	1	0.22mi
149 Wolfe Ln Huntsville, AL	3.0	3.0	1442	$2,000	$1.39	15d	1	0.22mi
153 LILLIAN FARMS Blvd Huntsville, AL	3.0	2.0	1703	$1,900	$1.12	25d	1	0.27mi
150 LILLIAN FARMS Blvd Huntsville, AL	3.0	2.0	1703	$1,900	$1.12	25d	1	0.27mi
229 Paca Ln Huntsville, AL	3.0	2.0	1850	$1,950	$1.05	45d	1	0.33mi
337 Mistfield St Huntsville, AL	3.0	2.0	1723	$1,795	$1.04	45d	1	1.13mi
6111 Homestead Rd Huntsville, AL	4.0	2.0	1640	$2,500	$1.52	45d	1	1.25mi
127 Colby Dr NE Huntsville, AL	3.0	2.0	1239	$1,395	$1.13	25d	1	1.27mi
119 Wind Rush Rd Huntsville, AL	3.0	2.0	1690	$1,875	$1.11	45d	1	1.43mi
100 Marcus Byers Dr NE Huntsville, AL	1.0–2.0	1.0–2.0	970	$1,405	$1.45	15d	48	1.46mi

Listing history 8 events

1. 2026-06-10
   status $245,000 Pending 14 DOM
2. 2026-06-09
   days on market $245,000 Active 14 DOM
3. 2026-06-08
   days on market $245,000 Active 13 DOM
4. 2026-06-07
   days on market $245,000 Active 12 DOM
5. 2026-06-02
   days on market $245,000 Active 10 DOM
6. 2026-06-01
   status $245,000 Active 9 DOM
7. 2026-05-18
   status Pending 561-char remark
8. 2026-05-09
   listed $245,000 Active 561-char remark

ⓘ 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: $728 · $61/mo
• Projected year-2 tax: $1,005 · $84/mo
• Expected delta: +$277/yr (+$23/mo · 38.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 19 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: $23,008
• − Mortgage interest: −$13,724
• − Property taxes: −$728
• − Insurance: −$1,225
• − Repairs & maintenance: −$1,841
• − Management: −$1,841
• − Depreciation: −$7,127
• Taxable loss: −$3,477
• Est. tax savings @ 24.0%: +$834
• After-tax cash flow: $1,640/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
• City population: 220,435
• 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

6 events — show timeline

• 2026-06-10 Pending — VMLS
• 2026-06-06 Relisted — VMLS
• 2026-06-03 Pending — VMLS
• 2026-06-01 Relisted — VMLS
• 2026-05-18 Pending — VMLS
• 2026-05-09 Listed $245,000 VMLS

Property tax history

+7.9%/yr

Latest (2024): $728 · +2.2% YoY. Source: county tax records.