7213 Fox Glen Cir SE · Huntsville, AL 35763

$248,995

3 bd · 2.0 ba · 1,164 sqft · SingleFamily · 85 Days on market

Built 2026 Excellent condition 6,969 sqft lot $214/sqft · 14% below area Est $290k · 14% under $33/mo HOA · 2% of rent ↓ 3% 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).

• ARV discount +13.8/15.0
• Cash flow +7.9/30.0
• Condition / age +5.0/5.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +3.4/5.0
• 1% rule +2.5/10.0
• DSCR +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Under Construction-Under Construction, Early July Completion! -The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office. PHOTOS ARE REPRESENTATIONS

Key facts

• Welcoming entry area
• Laundry room
• Natural light

Tags

• EFFICIENT LAYOUT
• WELCOMING ENTRY AREA
• NATURAL LIGHT
• GENEROUS COUNTER SPACE
• OWNER'S SUITE
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $249k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-270 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $188k (24.5% below list).
• Recommended offer: $188k (24.5% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 3.8% in Huntsville — 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 82/100 on livability (#3 in AL, #1,082 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime 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: Madison County Elementary School (math 17% / reading 47%, grade F, #331 of 627 statewide, top 57%, 412 students, 59% FRL); Madison County High School (math 32% / reading 42%, grade F, #39 of 305 statewide, top 13%, 483 students, 35% FRL) — zoned schools average 47% FRL vs 29% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.5%/yr); 374 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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

• It's been on market 85 days — a 6% lower offer ($234k) is reasonable based on typical stale-listing flexibility.
• 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: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $187,872 (24.5% 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 85 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. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 4.99%
• Cash-on-cash: -4.64%
• DSCR: 0.79
• GRM: 11.0

CMA / ARV

• ARV (median comp): $289,722
• List price: $248,995
• Delta: -14.06%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7210 Fox Glen Cir	0.00mi	3/2.0	1,164 (0%)	2mo	$255,485	$219	98
7209 Fox Glen Cir SE	0.02mi	3/2.0	1,164 (0%)	2mo	$267,265	$230	97
7203 Fox Glen Cir SE	0.06mi	3/2.0	1,164 (0%)	3mo	$264,715	$227	95
7328 Pine Run Ln	0.09mi	3/2.0	1,164 (0%)	7mo	$258,000	$222	90
7309 Pine Run Ln	0.09mi	3/2.0	1,164 (0%)	11mo	$259,245	$223	87

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 · 3.54% rent growth · sell at horizon

5-year hold

• IRR: -23.5%
• Equity multiple: 0.19×
• Total profit: $-56,441
• Equity at exit: $37,126

10-year hold

• IRR: -16.9%
• Equity multiple: 0.04×
• Total profit: $-66,800
• Equity at exit: $21,529

Cash invested: $69,719 (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 35763

• Home prices YoY: -3.6%
• Rents YoY: 3.5%
• Active inventory: 374
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $1,879 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$33
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $-270

Break-even live

Break-even rent $2,220

Max offer price $209,989

Occupancy floor —

Sensitivity live

Price	-10% $-97	-5% $-184	+0% $-270	+5% $-356	+10% $-442
Rent	-10% $-418	-5% $-344	+0% $-270	+5% $-195	+10% $-121
Rate	-1.0pp $-144	-0.5pp $-206	base $-270	+0.5pp $-334	+1.0pp $-400

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: $62,249
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5015 Montauk Trl SE Owens Cross Roads, AL	3.0	2.0	1312	$1,800	$1.37	16d	1	0.83mi

HOA detail

• Monthly dues: $33 · $396/yr

Listing history 21 events

1. 2026-06-22
   days on market $248,995 Active 85 DOM
2. 2026-06-18
   days on market $248,995 Active 82 DOM
3. 2026-06-17
   days on market $248,995 Active 81 DOM
4. 2026-06-16
   days on market $248,995 Active 80 DOM
5. 2026-06-15
   days on market $248,995 Active 79 DOM
6. 2026-06-14
   days on market $248,995 Active 77 DOM
7. 2026-06-10
   days on market $248,995 Active 74 DOM
8. 2026-06-09
   days on market $248,995 Active 73 DOM
9. 2026-06-08
   days on market $248,995 Active 72 DOM
10. 2026-06-07
    days on market $248,995 Active 71 DOM
11. 2026-06-02
    days on market $248,995 Active 66 DOM
12. 2026-06-01
    days on market $248,995 Active 65 DOM
13. 2026-05-31
    remarks 562-char remark
14. 2026-05-31
    days on market $248,995 Active 64 DOM
15. 2026-05-30
    days on market $248,995 Active 63 DOM
16. 2026-04-24
    price $249,995 492-char remark

    Show marketing remark (492 chars)

    Under Construction-Under Construction, Early July Completion! -The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office. PHOTOS ARE REPRESENTATIONS

17. 2026-04-23
    price $249,995 492-char remark

    Show marketing remark (492 chars)

    Under Construction-Under Construction, Early July Completion! -The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office. PHOTOS ARE REPRESENTATIONS

18. 2026-04-18
    status Active 492-char remark

    Show marketing remark (492 chars)

    Under Construction-Under Construction, Early July Completion! -The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office. PHOTOS ARE REPRESENTATIONS

19. 2026-04-18
    historical 492-char remark

    Show marketing remark (492 chars)

    Under Construction-Under Construction, Early July Completion! -The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office. PHOTOS ARE REPRESENTATIONS

20. 2026-04-04
    listed $256,675 Active 492-char remark

    Show marketing remark (492 chars)

    Under Construction-Under Construction, Early July Completion! -The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office. PHOTOS ARE REPRESENTATIONS

21. 2026-03-28
    listed $256,675 Active 492-char remark

    Show marketing remark (492 chars)

    Under Construction-Under Construction, Early July Completion! -The Ryman offers an efficient layout in a cottage-style home with a welcoming entry area. In the center of the home, you'll find a family room filled with natural light and a kitchen with generous counter space. The owner's suite and laundry room are in the back of the home, and the plan features two additional bedrooms and a full bath. A bedroom can also be configured as a dining room or an office. PHOTOS ARE REPRESENTATIONS

ⓘ 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 ≥106°F today · 21 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $22,545
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,804
• − Management: −$1,804
• − HOA: −$396
• − Depreciation: −$7,243
• Taxable loss: −$7,629
• Est. tax savings @ 24.0%: +$1,831
• After-tax cash flow: $-1,404/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.

Condition & rehab AI · 3 photos

Excellent 100/100 None rehab

This under-construction home is in excellent condition with no visible repairs or maintenance needed. It offers a good layout and potential for value-adding updates to enhance its resale and rental appeal.

Value-add opportunities

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants.
• Resale Kitchen backsplash — A backsplash can add value and functionality to the kitchen space.
• Resale Bathroom updates — Updating bathrooms can improve the home's overall appeal and functionality.
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and energy efficiency for tenants.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Resale Kitchen backsplash — A backsplash can add value and functionality to the kitchen space. ↑
• Resale Bathroom updates — Updating bathrooms can improve the home's overall appeal and functionality. ↑
• Rental HVAC system maintenance — A well-maintained HVAC system ensures comfort and energy efficiency for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Huntsville

• Score: 82/100
• State rank: #3
• US rank: #1082

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Madison County · 380,832 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 19,819
• Household income: $123,497
• Rent vs Own: 7.5% rent · 92.5% own
• Severe rent burden: 73.0

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 (85%)
• Race & ethnicity: White 85% Two or more races 8% Hispanic / Latino 5% Black 2% Asian 2%
• Common ancestry: Italian 5% Slovak 2% Serbian 2%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Russian/Polish/Slavic 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: ▼ -10.43%
• Current HPI: 281.0561
• Rent YoY: ▲ 3.54%
• 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

-2.6% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $249,995 Zillow
• 2026-04-23 Price Changed $249,995 VMLS
• 2026-04-18 Relisted — Zillow
• 2026-04-18 Delisted — Zillow
• 2026-04-04 Listed $256,675 Zillow
• 2026-03-28 Listed $256,675 VMLS