The Harrington Plan · Huntsville, AL 35763

$334,900

4 bd · 2.5 ba · 2,565 sqft · SingleFamily · 69 Days on market

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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 +5.8/30.0
• Livability +4.1/5.0
• Schools +3.7/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• 1% rule +1.2/10.0
• DSCR +0.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

Key facts

• Breakfast nook
• Large center island
• Dining room

Tags

• SECOND-FLOOR OWNER'S SUITE
• OPEN-CONCEPT FAMILY ROOM
• BREAKFAST NOOK
• LARGE CENTER ISLAND
• DINING ROOM

🏗️ New construction. The $334,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $409,980.

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-818 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (12.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $255k (23.8% below list).
• Recommended offer: $255k (23.8% 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 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; 2 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 $3k of loan paydown is wiped out by about $12k 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 69 days — a 6% lower offer ($315k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $255,117 (23.8% 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 69 days. Have you received any prior offers? Is the seller open to a 24% 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: 0.62% ✗
• Cap rate: 3.90%
• Cash-on-cash: -8.55%
• DSCR: 0.62
• GRM: 13.4

CMA / ARV

• ARV (median comp): $409,980
• List price: $334,900
• Delta: -18.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Ada Dr SE	0.25mi	4/2.5	2,476 (-4%)	8mo	$489,900	$198	76
3018 Crystal Creek Dr	0.36mi	4/3.0	2,413 (-6%)	8mo	$437,000	$181	65
3025 Crystal Creek Dr	0.38mi	4/3.0	2,718 (+6%)	7mo	$485,000	$178	64
3002 Watchhill Dr	0.37mi	4/2.0	2,408 (-6%)	9mo	$389,000	$162	63
106 Simmons Dr	0.41mi	3/3.5 (-1)	2,462 (-4%)	2mo	$535,000	$217	63
3001 Crystal Creek Dr	0.24mi	3/2.5 (-1)	2,287 (-11%)	11mo	$395,000	$173	57
136 SE Catherine Dr	0.54mi	3/2.0 (-1)	2,370 (-8%)	8mo	$459,000	$194	49
3015 Chimney Cove Cir	0.53mi	4/4.0	2,861 (+12%)	4mo	$555,000	$194	46
259 Old Big Cove Rd	0.57mi	3/2.0 (-1)	2,251 (-12%)	10mo	$330,000	$147	38
133 Plainview Dr SE	0.66mi	3/2.0 (-1)	2,249 (-12%)	6mo	$340,000	$151	36
2508 Caldwell Park Ct	0.67mi	3/2.0 (-1)	2,194 (-14%)	5mo	$400,000	$182	34
126 SE Catherine Dr	0.60mi	3/3.0 (-1)	2,895 (+13%)	12mo	$395,000	$136	34

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: -30.8%
• Equity multiple: -0.02×
• Total profit: $-117,092
• Equity at exit: $61,129

10-year hold

• IRR: -31.0%
• Equity multiple: -0.42×
• Total profit: $-163,097
• Equity at exit: $35,448

Cash invested: $114,794 (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: 10.9×

Monthly cashflow live

• Estimated rent: $2,551 medium
• Mortgage (P&I): −$2,150
• Tax est. 1.5%: −$512 /mo · $6,150/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-818

Break-even live

Break-even rent $3,586

Max offer price $291,635

Occupancy floor —

Sensitivity live

Price	-10% $-535	-5% $-676	+0% $-818	+5% $-960	+10% $-1,101
Rent	-10% $-1,019	-5% $-919	+0% $-818	+5% $-717	+10% $-616
Rate	-1.0pp $-611	-0.5pp $-714	base $-818	+0.5pp $-924	+1.0pp $-1,032

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: $102,495
• Closing costs: $12,299
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
125 Camp Ground Rd Brownsboro, AL	4.0	2.0	2558	$2,500	$0.98	15d	1	0.52mi
3023 Peevey Creek Ln Owens Cross Roads, AL	3.0	2.0	1903	$2,400	$1.26	25d	1	1.24mi

Listing history 15 events

1. 2026-06-22
   days on market $334,900 Active 69 DOM
2. 2026-06-18
   days on market $334,900 Active 66 DOM
3. 2026-06-17
   days on market $334,900 Active 65 DOM
4. 2026-06-16
   days on market $334,900 Active 64 DOM
5. 2026-06-15
   days on market $334,900 Active 63 DOM
6. 2026-06-14
   days on market $334,900 Active 61 DOM
7. 2026-06-10
   days on market $334,900 Active 58 DOM
8. 2026-06-09
   days on market $334,900 Active 57 DOM
9. 2026-06-08
   days on market $334,900 Active 56 DOM
10. 2026-06-07
    days on market $334,900 Active 55 DOM
11. 2026-06-02
    days on market $334,900 Active 50 DOM
12. 2026-06-01
    days on market $334,900 Active 49 DOM
13. 2026-05-31
    days on market $334,900 Active 48 DOM
14. 2026-05-30
    days on market $334,900 Active 47 DOM
15. 2026-04-14
    listed $334,900 Active 453-char remark

    Show marketing remark (453 chars)

    Based on our top-selling plan, the Harrington delights with its massive second-floor owner's suite privately tucked away on the same level as its three additional bedrooms. The first floor impresses with an open concept family room, breakfast nook and large center island, plus a dining room that can be a living room, study or a 5th bedroom/bathroom. Explore your choices for the Harrington kitchen, using our Interactive Kitchen Designer Tool as well.

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 21 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,614
• − Mortgage interest: −$22,965
• − Property taxes: −$6,150
• − Insurance: −$2,050
• − Repairs & maintenance: −$2,449
• − Management: −$2,449
• − Depreciation: −$11,927
• Taxable loss: −$17,376
• Est. tax savings @ 24.0%: +$4,170
• After-tax cash flow: $-5,644/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

• 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

1 event — show timeline

• 2026-04-14 Listed $334,900 Zillow