107 Upland Cir · Huntsville, AL 35773

$260,000

3 bd · 1.0 ba · 1,755 sqft · SingleFamily public records · 61 Days on market

Built 2004 0.33 ac lot $148/sqft · 11% below area Est $291k · 11% 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).

• ARV discount +12.3/15.0
• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.5/10.0

Listing remarks

Lovely 3BR/2BA Home in the Carters Gin Subdivision. Open-Concept Home with Vaulted Ceilings. Large Private Master Bedroom with Huge Glamour Bath with Garden Tub and Large Closet. Stainless Appliances. Large Utility Room with attached pantry shelving. Double Car Garage. Fenced back yard. Large Corner Lot.

Key facts

• Open-concept home
• Glamour bath
• Large closet

Tags

• OPEN-CONCEPT HOME
• VAULTED CEILINGS
• PRIVATE MASTER BEDROOM
• GLAMOUR BATH
• GARDEN TUB
• LARGE CLOSET

Property features AI

Finance

• HOA & community: No homeowners association; Subdivision: Carters Gin

Exterior

• Parking: Two-car garage
• Utilities: Public sewer
• Home design: Single-family residence; One story; Built in 2004; Residential property
• Construction: Slab foundation
• Exterior features: Public water

Interior

• Kitchen: Range; Dishwasher; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central heating; Central cooling
• Interior features: 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $-476 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $176k (32.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (44.5% below list).
• Recommended offer: $144k (44.5% below list) — sets the bar for 1% rule.

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 Cross Roads Elementary School (math 14% / reading 48%, grade F, #360 of 627 statewide, top 58%, 1,035 students, 59% FRL); Sparkman Middle School (math 18% / reading 53%, grade F, #81 of 257 statewide, top 33%, 859 students, 60% FRL); Sparkman High School (math 28% / reading 37%, grade F, #58 of 305 statewide, top 19%, 1,738 students, 37% FRL) — zoned schools average 52% FRL vs 29% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 326 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,709 units permitted in Madison County in 2024 (1,186 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($2k loan paydown + $26k appreciation (10.0% local appreciation)).
• Madison County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, 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 61 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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: extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,262 (44.5% 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 61 days. Have you received any prior offers? Is the seller open to a 45% 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. 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?
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: 0.55% ✗
• Cap rate: 4.10%
• Cash-on-cash: -7.85%
• DSCR: 0.65
• GRM: 15.0

CMA / ARV

• ARV (median comp): $291,201
• List price: $260,000
• Delta: -10.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Old Eli Rd	0.27mi	3/2.0	1,711 (-2%)	2mo	$270,000	$158	78
281 Ginnery Row	0.17mi	4/2.0 (+1)	1,686 (-4%)	20mo	$300,000	$178	60
126 Bollweevil Ln	0.38mi	3/2.0	2,007 (+14%)	2mo	$293,999	$146	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.7%
• Equity multiple: 2.53×
• Total profit: $111,190
• Equity at exit: $234,229

10-year hold

• IRR: 17.4%
• Equity multiple: 5.82×
• Total profit: $351,104
• Equity at exit: $505,123

Cash invested: $72,800 (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 35773

• Home prices YoY: 28.8%
• Active inventory: 326
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $1,443 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$144 /mo · $1,728/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $-476

Break-even live

Break-even rent $2,045

Max offer price $175,894

Occupancy floor —

Sensitivity live

Price	-10% $-329	-5% $-403	+0% $-476	+5% $-550	+10% $-623
Rent	-10% $-590	-5% $-533	+0% $-476	+5% $-419	+10% $-362
Rate	-1.0pp $-345	-0.5pp $-410	base $-476	+0.5pp $-543	+1.0pp $-612

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
321 Counter Point Dr Harvest, AL	3.0	2.5	2200	$1,506	$0.68	45d	1	1.18mi
198 Cloverbrook Dr Harvest, AL	3.0	2.0	1397	$1,375	$0.98	25d	1	1.26mi

Listing history 17 events

1. 2026-06-22
   days on market $260,000 Active 61 DOM
2. 2026-06-18
   days on market $260,000 Active 58 DOM
3. 2026-06-17
   days on market $260,000 Active 57 DOM
4. 2026-06-16
   days on market $260,000 Active 56 DOM
5. 2026-06-15
   days on market $260,000 Active 55 DOM
6. 2026-06-14
   days on market $260,000 Active 53 DOM
7. 2026-06-10
   days on market $260,000 Active 50 DOM
8. 2026-06-09
   days on market $260,000 Active 49 DOM
9. 2026-06-08
   days on market $260,000 Active 48 DOM
10. 2026-06-07
    days on market $260,000 Active 47 DOM
11. 2026-06-02
    days on market $260,000 Active 42 DOM
12. 2026-06-01
    days on market $260,000 Active 41 DOM
13. 2026-05-31
    days on market $260,000 Active 40 DOM
14. 2026-05-30
    days on market $260,000 Active 39 DOM
15. 2026-04-21
    listed $260,000 Active 312-char remark
16. 2024-08-09
    historical $1,750
17. 2024-06-05
    listed $1,750

ⓘ 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: $1,728 · $144/mo
• Projected year-2 tax: $1,728 · $144/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥104°F today · 20 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% 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: $17,311
• − Mortgage interest: −$14,564
• − Property taxes: −$1,728
• − Insurance: −$1,300
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$7,564
• Taxable loss: −$10,614
• Est. tax savings @ 24.0%: +$2,547
• After-tax cash flow: $-3,166/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 — 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

• City population: 220,435
• Population (ZIP): 13,977

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 (72%)
• Race & ethnicity: White 72% Black 17% Hispanic / Latino 7% Two or more races 3% Asian 2%
• Hispanic origin (detail): Mexican 5%
• Common ancestry: Italian 3% Slovak 1% Serbian 1%
• Foreign-born: 2% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▲ 149.14%
• Current HPI: 666.8602
• Rent YoY: —
• Metro: —
• 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

+14757.1% since first listed

3 events — show timeline

• 2026-04-21 Listed $260,000 VMLS
• 2024-08-09 Rental Removed $1,750 RENTLY
• 2024-06-05 Listed for Rent $1,750 RENTLY

Property tax history

+15.4%/yr

Latest (2024): $1,728 · +111.8% YoY. Source: county tax records.