The Ryman Tanger Glen Trl · Huntsville, AL 35749

$231,900

3 bd · 2.0 ba · 1,164 sqft · SingleFamily · 428 Days on market

Good condition $199/sqft · 18% below area Est $283k · 18% under $29/mo HOA · 2% of rent

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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 +15.0/15.0
• Cash flow +10.3/30.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Schools +3.4/10.0
• 1% rule +3.2/10.0
• DSCR +2.9/10.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Proposed Construction-PROPOSED CONSTRUCTION - 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. Community is conveniently 10 mins from Cliff Farms and Madison Hospital. REPRESENTATIVE IMAGES-ACTUAL FEATURES MAY VARY.

Key facts

• Welcoming entry area
• Laundry room
• Efficient layout

Tags

• EFFICIENT LAYOUT
• WELCOMING ENTRY AREA
• 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 $232k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $213k (8.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (18.0% below list).
• Recommended offer: $190k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 5.6% 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: Endeavor Elementary School (math 30% / reading 63%, grade D-, #159 of 627 statewide, top 26%, 628 students, 33% FRL); Monrovia Middle School (math 29% / reading 66%, grade C-, #32 of 257 statewide, top 12%, 1,003 students, 31% FRL); Sparkman High School (math 28% / reading 37%, grade F, #58 of 305 statewide, top 19%, 1,738 students, 37% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents flat; 790 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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

• It's been on market 428 days — a 12% lower offer ($204k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,257 (18.0% 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 428 days. Have you received any prior offers? Is the seller open to a 18% 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: 0.82% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.38%
• DSCR: 0.89
• GRM: 10.2

CMA / ARV

• ARV (median comp): $282,951
• List price: $231,900
• Delta: -18.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1128 Tanger Glen Trl NW	0.04mi	3/2.0	1,164 (0%)	0mo	$233,145	$200	98
1126 Tanger Glen Trl NW	0.04mi	3/2.0	1,164 (0%)	0mo	$244,095	$210	98
1101 Tanger Glen Trl	0.06mi	3/2.0	1,164 (0%)	8mo	$244,995	$210	91
1111 Tanger Glen Trl NW	0.13mi	3/2.0	1,164 (0%)	6mo	$264,145	$227	89
1000 Birkhall Blvd	0.05mi	3/2.0	1,164 (0%)	17mo	$240,770	$207	84
1116 Birkhall Blvd	0.12mi	3/2.0	1,164 (0%)	22mo	$255,500	$220	76
122 Sunlit Grove Dr	0.42mi	3/2.0	1,176 (+1%)	23mo	$400,000	$340	59
2517 Old Railroad Bed Rd	0.26mi	3/1.5	1,008 (-13%)	17mo	$220,000	$218	49

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 · 0.81% rent growth · sell at horizon

5-year hold

• IRR: -22.7%
• Equity multiple: 0.23×
• Total profit: $-49,823
• Equity at exit: $34,577

10-year hold

• IRR: -24.0%
• Equity multiple: -0.08×
• Total profit: $-69,853
• Equity at exit: $20,050

Cash invested: $64,932 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 5 active · 6 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $259,900 ($195/sqft)
• Median days on market: 59 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +24.8% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 35749

• Home prices YoY: -5.4%
• Rents YoY: 0.8%
• Active inventory: 790
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,903 medium
• Mortgage (P&I): −$1,216
• Tax est. 1.5%: −$290 /mo · $3,478/yr
• Insurance: −$97
• HOA: −$29
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $-129

Break-even live

Break-even rent $2,065

Max offer price $213,294

Occupancy floor —

Sensitivity live

Price	-10% $32	-5% $-48	+0% $-129	+5% $-209	+10% $-289
Rent	-10% $-279	-5% $-204	+0% $-129	+5% $-53	+10% $22
Rate	-1.0pp $-12	-0.5pp $-70	base $-129	+0.5pp $-189	+1.0pp $-250

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: $57,975
• Closing costs: $6,957
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17439 Morgan Dr Harvest, AL	3.0	2.0	1193	$1,550	$1.30	70d	1	0.40mi
100 Gibbon Dr Harvest, AL	3.0	2.0	1500	$1,625	$1.08	93d	1	0.84mi

Listing history 29 events

1. 2026-06-30
   days on market $231,900 Active 428 DOM
2. 2026-06-29
   days on market $231,900 Active 427 DOM
3. 2026-06-28
   days on market $231,900 Active 426 DOM
4. 2026-06-28
   days on market $231,900 Active 425 DOM
5. 2026-06-25
   days on market $231,900 Active 422 DOM
6. 2026-06-23
   days on market $231,900 Active 420 DOM
7. 2026-06-22
   days on market $231,900 Active 419 DOM
8. 2026-06-18
   days on market $231,900 Active 416 DOM
9. 2026-06-17
   days on market $231,900 Active 415 DOM
10. 2026-06-16
    days on market $231,900 Active 414 DOM
11. 2026-06-15
    days on market $231,900 Active 413 DOM
12. 2026-06-14
    days on market $231,900 Active 411 DOM
13. 2026-06-10
    days on market $231,900 Active 408 DOM
14. 2026-06-09
    days on market $231,900 Active 407 DOM
15. 2026-06-08
    days on market $231,900 Active 406 DOM
16. 2026-06-07
    days on market $231,900 Active 405 DOM
17. 2026-06-03
    days on market $231,900 Active 401 DOM
18. 2026-06-02
    days on market $231,900 Active 400 DOM
19. 2026-06-01
    days on market $231,900 Active 399 DOM
20. 2026-05-31
    days on market $231,900 Active 398 DOM
21. 2026-05-30
    days on market $231,900 Active 397 DOM
22. 2026-05-01
    price $231,900 570-char remark

    Show marketing remark (570 chars)

    Proposed Construction-PROPOSED CONSTRUCTION - 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. Community is conveniently 10 mins from Cliff Farms and Madison Hospital. REPRESENTATIVE IMAGES-ACTUAL FEATURES MAY VARY.

23. 2026-04-01
    price $230,900 570-char remark

    Show marketing remark (570 chars)

    Proposed Construction-PROPOSED CONSTRUCTION - 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. Community is conveniently 10 mins from Cliff Farms and Madison Hospital. REPRESENTATIVE IMAGES-ACTUAL FEATURES MAY VARY.

24. 2026-02-10
    price $229,900 570-char remark

    Show marketing remark (570 chars)

    Proposed Construction-PROPOSED CONSTRUCTION - 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. Community is conveniently 10 mins from Cliff Farms and Madison Hospital. REPRESENTATIVE IMAGES-ACTUAL FEATURES MAY VARY.

25. 2025-12-02
    price $237,900 570-char remark

    Show marketing remark (570 chars)

    Proposed Construction-PROPOSED CONSTRUCTION - 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. Community is conveniently 10 mins from Cliff Farms and Madison Hospital. REPRESENTATIVE IMAGES-ACTUAL FEATURES MAY VARY.

26. 2025-11-04
    price $236,900 570-char remark

    Show marketing remark (570 chars)

    Proposed Construction-PROPOSED CONSTRUCTION - 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. Community is conveniently 10 mins from Cliff Farms and Madison Hospital. REPRESENTATIVE IMAGES-ACTUAL FEATURES MAY VARY.

27. 2025-08-02
    price $234,900 570-char remark

    Show marketing remark (570 chars)

    Proposed Construction-PROPOSED CONSTRUCTION - 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. Community is conveniently 10 mins from Cliff Farms and Madison Hospital. REPRESENTATIVE IMAGES-ACTUAL FEATURES MAY VARY.

28. 2025-05-10
    price $233,900 570-char remark

    Show marketing remark (570 chars)

    Proposed Construction-PROPOSED CONSTRUCTION - 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. Community is conveniently 10 mins from Cliff Farms and Madison Hospital. REPRESENTATIVE IMAGES-ACTUAL FEATURES MAY VARY.

29. 2025-04-28
    listed $232,900 Active 570-char remark

    Show marketing remark (570 chars)

    Proposed Construction-PROPOSED CONSTRUCTION - 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. Community is conveniently 10 mins from Cliff Farms and Madison Hospital. REPRESENTATIVE IMAGES-ACTUAL FEATURES MAY VARY.

ⓘ 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 ≥104°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,831
• − Mortgage interest: −$12,990
• − Property taxes: −$3,478
• − Insurance: −$1,160
• − Repairs & maintenance: −$1,826
• − Management: −$1,826
• − HOA: −$348
• − Depreciation: −$6,746
• Taxable loss: −$5,544
• Est. tax savings @ 24.0%: +$1,331
• After-tax cash flow: $-212/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 · 6 photos

Good 80/100 None rehab

This home is in good condition with minimal repairs needed. It offers a good balance of curb appeal and interior functionality, making it a solid investment.

Value-add opportunities

• Both Painting interior walls — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and property value. ↑
• Resale Kitchen appliances — Upgrading to modern appliances can attract more buyers. ↑
• Resale Bathroom fixtures — Upgrading to modern fixtures can attract more buyers. ↑
• Resale Flooring in bathrooms — Upgrading to modern flooring can attract more buyers. ↑
• Both Lighting fixtures — Modern lighting can enhance the home's curb appeal and interior aesthetics. ↑
• Both HVAC system maintenance — A well-maintained HVAC system can improve comfort and energy efficiency. ↑
• Both Landscaping maintenance — Regular maintenance can keep the landscaping looking its best and add to curb appeal. ↑

F Composite school gradezoned avg 34/100

Zoned Schools

Elementary Monrovia Elementary School C AL #100/627 Nat'l #10,986/41,679 Middle Williams Middle School F AL #101/257 Nat'l #8,059/14,009 High Columbia High School F AL #220/305 Nat'l #15,534/17,239

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

A Composite livability gradescore 82/100

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

• Census place: Huntsville, AL
• County: Madison County · 392,086 people
• City population: 220,435
• Metro: Huntsville, AL
• Population (ZIP): 30,710
• Household income: $103,901
• Rent vs Own: 12.4% rent · 87.6% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 60% Black 29% Two or more races 7% Hispanic / Latino 4% Asian 2%
• Common ancestry: Italian 2% Slovak 1% Serbian 1%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 95% English-only · Spanish 3% Korean 1% Other Indo-European 1%

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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: ▼ -16.54%
• Current HPI: 291.1184
• Rent YoY: ▲ 0.81%
• Metro: Huntsville, AL
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

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Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-0.4% since first listed

8 events — show timeline

• 2026-05-01 Price Changed $231,900 VMLS
• 2026-04-01 Price Changed $230,900 VMLS
• 2026-02-10 Price Changed $229,900 VMLS
• 2025-12-02 Price Changed $237,900 VMLS
• 2025-11-04 Price Changed $236,900 VMLS
• 2025-08-02 Price Changed $234,900 VMLS
• 2025-05-10 Price Changed $233,900 VMLS
• 2025-04-28 Listed $232,900 VMLS